Last updated: September 2026 (using July 2026 FVREB Surrey data)
The Surrey Market Right Now
Surrey is the second-largest city in BC by population and one of the most diverse real estate markets in the Lower Mainland. As of July 2026, the composite benchmark price across Central and North Surrey sits at approximately $845,000, with detached homes at $1,370,000, townhouses at $765,000, and condos at $482,000. Prices are down roughly 8% year-over-year across all property types, putting the market firmly in buyer territory with sales-to-active ratios around 11%.
Surrey covers dramatically different sub-markets. Whalley and Surrey City Centre are the high-density SkyTrain-connected urban core with condos and towers under construction. Fleetwood, Newton, and Guildford are established family neighbourhoods. Fraser Heights and Panorama Ridge lead the upscale detached market. Sullivan Station is one of the newest family subdivisions. Rural pockets like Port Kells still have acreages. With the SkyTrain Expo Line extension to Langley Centre under construction and expected 2028, Surrey's transit-connected neighbourhoods (Whalley, Guildford, Fleetwood) are quietly appreciating despite the broader market correction.
Surrey Market Stats (July 2026)
Detached Homes
$1.37M
Benchmark price
Down 8% YoY, buyer-favoured
Townhouses
$765K
Benchmark price
Family-driven, softening
Condos
$482K
Benchmark price
Deepest correction, entry pricing
Composite Benchmark
$845K
All property types
Sales-to-active ~11% · Buyer's market
Key indicators:
- Composite Benchmark Price: ~$845,000 (Surrey-specific)
- Detached Benchmark: $1,370,000
- Townhouse Benchmark: $765,000
- Condo Benchmark: $482,000
- Sales-to-Active Ratio: ~11% (buyer's market, balanced is 15-20%)
- YoY Change: Down ~8% across all property types
- Population: ~570,000 (BC's second-largest city)
- SkyTrain Expansion: Expo Line extension to Langley Centre under construction, expected 2028
Data sourced from Fraser Valley Real Estate Board (FVREB) July 2026 Statistics Package.
What's Actually Happening Behind the Numbers
Surrey detached is where the biggest correction has hit. Prices down 8% YoY has finally given buyers the leverage they lost in 2020-2022. Well-priced detached in Fleetwood, Newton, and Cedar Hills are moving in 30 to 45 days. Sellers who anchor to 2022 peaks are watching listings sit 90+ days. Fraser Heights and Panorama Ridge remain the premium detached pockets, with executive family homes commanding real premiums for lot size and school catchment.
Whalley and Surrey City Centre are their own story. The SkyTrain-connected downtown has continued to attract young professional buyers and investors despite the broader market softness. New tower completions have added supply, keeping condo pricing accessible under $500K benchmark, but long-term appreciation prospects tied to SkyTrain expansion and SFU Surrey growth remain strong. Guildford is following a similar pattern with condo development around Guildford Town Centre.
Townhouses continue to be the workhorse of Surrey's family market. Sullivan Station, Fleetwood, and East Newton have consistent family-buyer demand at $700K to $900K. The softening has been more measured here than in detached because entry-level family buyers are still active. Rural and industrial-adjacent pockets like Port Kells and parts of Bridgeview trade on their own dynamics involving lot size and industrial-zoning proximity.
Selling in Surrey? Here's What to Know
This is a buyer-favoured market. Homes priced at or slightly below comparable recent sales are moving in 30 to 45 days. Homes priced 5 to 10% above comparables are sitting 90+ days and reducing anyway. Staging, professional photography, and move-in-ready condition all matter more than they did two years ago because buyers have real choices.
On a $1.37M Surrey detached, traditional commissions can take significant equity off your closing. With One Percent Realty, you keep that money in your pocket. See your specific savings:
Calculate My Commission Savings →
Explore Surrey Neighbourhoods
Surrey covers 15 official MLS sub-areas across Central and North Surrey. Each has its own character, price point, and buyer profile. Tap any neighbourhood below for the detailed guide (South Surrey and White Rock have a separate guide):
Frequently Asked Questions
What's the average home price in Surrey?
As of July 2026, the composite benchmark price across Central and North Surrey sits at approximately $845,000. Detached homes benchmark at $1,370,000, townhouses at $765,000, and condos at $482,000. Prices are down roughly 8% year-over-year across all property types.
Is Surrey a buyer's or seller's market in 2026?
Buyer-favoured. Sales-to-active ratios sit around 11%, well below the 15-20% range that indicates a balanced market. Buyers finally have real selection and pricing leverage. Well-priced homes still move in 30 to 45 days, but sellers have less pricing power than they've had in years.
Which Surrey neighbourhood is best for families?
Fraser Heights and Panorama Ridge lead for upscale family detached with top schools and larger lots. Fleetwood Tynehead, East Newton, and Sullivan Station are strong mid-range family neighbourhoods with newer construction. Cedar Hills and Bear Creek Green Timbers offer established family living at accessible pricing.
What about Surrey City Centre and Whalley?
Whalley (Surrey City Centre) is the SkyTrain-connected urban core with high-density condo towers, SFU Surrey, and Central City mall. It's the fastest-densifying part of Surrey with continued tower completions. Condos here start under $450K, making it one of the most accessible transit-connected ownership pockets in Metro Vancouver.
How does the SkyTrain expansion affect Surrey?
The Expo Line extension from King George Station to Langley Centre is under construction, expected 2028. It runs through Whalley, Guildford, and Fleetwood, with new stations at 152 Street, Green Timbers, Bear Creek, 166 Street, and 184 Street. Properties near future stations are quietly appreciating despite the broader market correction.
How much can I save selling with One Percent Realty in Surrey?
Savings scale with your home's price. On a $1.37M Surrey detached, sellers often keep tens of thousands of dollars in equity that would otherwise go to commission. Use the calculator above to run your specific numbers.
Last updated: July 2026.
