White Rock and Surrey Real Estate Market Snapshot Spring 2025: Sales Volume, Average Prices, Days on Market, and Inventory Levels

By Mohamed Mansour, MBA and Associate Broker · Mansour Real Estate Group · Published June 10, 2025 · Fraser Valley and Lower Mainland, BC

Spring 2025 is a market of contrasts across White Rock and Surrey. Inventory is elevated, buyer expectations have shifted, and sellers who understand current conditions are making cleaner decisions than those relying on 2022 benchmarks. This guide pulls together the most important data points across both markets so that buyers and sellers have an honest orientation point before making any major move.

Whether you are weighing a purchase, preparing to list, or simply trying to understand what the market is actually doing right now, the snapshot below covers the numbers that matter most — and what they mean in practical terms for White Rock and Surrey.

Short Answer

As of spring 2025, White Rock and Surrey combined show over 8,500 active listings — roughly 40 to 50 percent above historical norms. Sales-to-active ratios of 4 to 5 percent signal balanced-to-buyer-favoured conditions overall, though townhomes are outperforming. Year-over-year prices are down 7 to 10 percent, but month-over-month data since March 2025 shows modest stabilization in select segments.

Key Takeaways

• Combined active listings across both markets exceed 8,500 — well above long-term averages for this time of year.
• Townhomes hold the strongest demand ratios; detached homes and condos remain in buyer-favoured territory.
• White Rock strata averages $685K–$850K; Surrey detached averages $825K–$1.1M by neighbourhood.
• Days on market ranges from 18 days in Guildford and Fleetwood to 45–60 days for White Rock strata.
• Price corrections have stabilized, with modest month-over-month gains since March 2025 in entry-level segments.

Who This Applies To

• Buyers evaluating whether spring 2025 is the right entry point in Surrey or White Rock
• Sellers deciding when to list and how to price relative to current inventory
• Homeowners tracking the value of their property after 2024 corrections
• Investors comparing property types and corridors for near-term positioning

When This Advice May Not Apply

This snapshot reflects conditions as of spring 2025. Market conditions shift with interest rate decisions, inventory changes, and policy updates. Readers making financial or legal decisions should consult their own advisors and verify current figures directly with the Fraser Valley Real Estate Board or a licensed real estate professional.

Data Used in This Article

• Fraser Valley Real Estate Board (FVREB): May 2025 market statistics — official, regional
• BC Assessment: April 2025 benchmark prices — official, provincial
• CMHC: Housing market data, April 2025 — official, federal
• Mansour Real Estate Group transaction data: Q1–Q2 2025 — professional observation, internal analysis
• Surrey City Council: SkyTrain extension and Surrey Memorial Hospital expansion timelines — official, municipal

Where the Inventory Story Stands Right Now

According to FVREB May 2025 data, combined active listings across White Rock and Surrey exceeded 8,500 — a figure that sits 40 to 50 percent above historical norms for the same period. That level of supply does not mean prices are collapsing. It means buyers have more time, more choice, and more negotiating leverage than they did in 2021 or 2022. Sellers who priced correctly in early spring still sold. Those who anchored to peak values from three years ago found themselves sitting.

Sales-to-active ratios of 4 to 5 percent across both markets confirm conditions that real estate professionals generally describe as balanced to buyer-favoured. As a reference point, a ratio above 20 percent typically signals a seller's market, while ratios below 12 percent indicate buyers hold the advantage. The one exception in spring 2025 is townhomes, where ratios climbed to the 15 to 23 percent range — a meaningful signal of relative demand strength in that segment. If you are considering townhomes in Cloverdale or the broader Surrey market, that data point matters.

Inventory is expected to peak in June based on seasonal patterns. That creates a narrow window for sellers who want to list before competition reaches its highest point. Buyers, on the other hand, may find the widest selection of the year available through late spring and into early summer.

Prices, Days on Market, and What the Numbers Actually Mean by Area

White Rock strata properties are averaging between $685,000 and $850,000 depending on building age, location, and floor level. Ocean-view units and newer concrete buildings remain at the upper end of that range. Days on market for White Rock strata runs 45 to 60 days — the longest in this comparison group — reflecting a more selective buyer pool and a price point that narrows the qualified buyer universe. If you are planning a sale there, read the step-by-step guide for selling in White Rock before setting your timeline.

Surrey detached homes average $825,000 to $1.1 million depending on the neighbourhood. Guildford and Fleetwood are showing the fastest movement, with entry-level detached properties selling in roughly 18 days when priced accurately. SkyTrain-adjacent corridors — particularly around the planned Surrey Langley SkyTrain extension — are beginning to attract buyers willing to price in near-term infrastructure appreciation, according to transaction patterns Mansour Real Estate Group observed in Q1 and Q2 2025. The detailed buyer timing analysis covers those corridors more fully.

Year-over-year, prices are down 7 to 10 percent across comparable property types in both markets. That correction appears to have stabilized based on BC Assessment April 2025 data and FVREB monthly reporting. Month-over-month figures since March 2025 show modest gains of 0 to 2 percent in select segments — not a recovery signal in the dramatic sense, but a base-forming pattern that informed buyers and sellers are watching. White Rock continues to trade at a 15 to 20 percent premium over comparable Surrey properties, a spread that has remained consistent even through the correction. The South Surrey versus White Rock comparison explains why that premium persists and whether it is justified for different buyer profiles.

Surrey condos remain the most challenged segment. Sales-to-active ratios in the condo category are running at 6 to 8 percent. Supply is broad, buyer financing is constrained by stress test rates, and a large number of investor-held units have entered the resale market simultaneously. For a focused look at what is happening at the neighbourhood level, the Surrey City Centre condo update breaks down those dynamics in detail.

How We Evaluate This

When Mansour Real Estate Group reads a market snapshot like this one, the first question is not "what are prices doing" — it is "what is the ratio telling us about buyer confidence by segment." Sales-to-active ratios are a more honest leading indicator than average price, because average price is a lagging figure that reflects decisions made 30 to 60 days earlier.

The second question is whether days on market is rising or falling month over month. A property type where DOM is shortening — even slightly — signals improving demand that may not yet show up in published price data. That is what we are observing in Guildford and Fleetwood detached in spring 2025, and why sellers in those specific corridors have a narrower but real opportunity right now. Buyers evaluating investment properties across Surrey should weigh DOM trends by neighbourhood before committing to a corridor.

Key Definitions

Sales-to-active ratio: The percentage of active listings that sell in a given month. Below 12% generally favours buyers; above 20% generally favours sellers.

Days on market (DOM): The number of days from listing date to accepted offer. Shorter DOM in a segment signals stronger demand relative to supply.

Benchmark price: The BC Assessment and FVREB methodology for a typical property in a given category, adjusted for size and quality rather than pure average.

Strata property: A condo, townhome, or other property governed by a strata corporation under BC's Strata Property Act, with monthly fees and shared governance responsibilities.

Seller Checklist for Spring 2025

• Confirm your property's current market value against active comparable listings — not 2023 or 2024 sales data.
• Identify your property type's current sales-to-active ratio before setting a list price strategy.
• Review days-on-market for your neighbourhood and property type in the last 60 days specifically.
• List before June if possible — inventory is expected to peak then, increasing buyer choice and pressure on pricing.
• For strata properties in White Rock, request updated Form B and depreciation report before listing to avoid subject removal delays.
• Price at or slightly below the current neighbourhood median for faster absorption — overpricing in a 45-day DOM market compounds quickly.
• If SkyTrain-adjacent, research confirmed project timelines through Surrey City Council before assuming appreciation premium is reflected in current values.

What We Commonly See

Sellers anchoring to 2022 prices: In our experience, the most common reason a listing sits in this market is a seller who priced based on a neighbour's 2022 sale rather than current actives. A 7 to 10 percent correction is real. Ignoring it adds weeks to days-on-market and ultimately leads to price reductions that cost more than a correct list price would have.

Buyers underestimating strata complexity in White Rock: What often happens is that buyers focus on the listing price and overlook depreciation report status, special levy history, and strata financials. In a market where buildings are aging and strata fees are rising, those documents can change a purchase decision entirely. For a deeper look at lifestyle and strata realities in that market, see what to expect when living in White Rock.

Misreading the luxury segment: A common mistake is assuming the $2M-plus market follows the same dynamics as the broader market. In White Rock and South Surrey, the upper tier has its own inventory patterns, buyer profile, and days-on-market rhythm. The luxury market analysis for White Rock and South Surrey addresses that segment specifically.

Frequently Asked Questions

How does the spring 2025 market in Surrey compare to historical norms?

Inventory is running 40 to 50 percent above long-term spring averages, according to FVREB May 2025 data. Sales volumes are below the levels seen in 2021 and 2022 but have improved from 2023 lows, with month-over-month gains since March 2025 suggesting the correction phase has plateaued in certain segments.

Are White Rock condo prices still dropping in spring 2025?

Year-over-year White Rock strata prices are down 7 to 10 percent compared to spring 2024. Month-over-month data since March 2025 shows a stabilization pattern rather than continued decline, based on BC Assessment April 2025 benchmark data and FVREB monthly reporting. Individual buildings and units vary significantly.

Which Surrey neighbourhoods have the fastest days on market in spring 2025?

Guildford and Fleetwood are showing the shortest days-on-market for entry-level detached homes — roughly 18 days for correctly priced properties, based on Mansour Real Estate Group transaction data from Q1 and Q2 2025. Neighbourhoods along the planned SkyTrain extension corridor are also showing improved absorption relative to 2024.

In Summary

White Rock and Surrey are not one market — they are a collection of segments with meaningfully different dynamics right now. Elevated inventory gives buyers leverage across most categories, but townhomes are the clear exception. Prices have corrected and appear to be stabilizing. White Rock strata takes longer to sell and commands a consistent premium over Surrey. Sellers who price accurately and list before inventory peaks in June have the clearest path to a successful sale. Buyers who understand the DOM and ratio data by segment — not just the headline price — are making better decisions.

Thinking About a Move in White Rock or Surrey?

If you want to understand exactly where your property sits in this market — or where a purchase makes sense right now — Mansour Real Estate Group offers straightforward, data-backed market consultations with no pressure attached. A second opinion on pricing or timing costs nothing and often changes the outcome meaningfully.

Related Articles

• Is it a good time to buy a home in Surrey or White Rock in 2025?
• South Surrey vs White Rock: what the difference means for homebuyers
• How to sell your home in White Rock: a step-by-step guide for 2025
• Luxury homes in White Rock and South Surrey: what the $2M-plus market looks like in 2025
• Real estate investment in Surrey: best property types and areas for cash flow in 2025

Official Resources

• Fraser Valley Real Estate Board — fvreb.bc.ca
• BC Assessment — bcassessment.ca
• Canada Mortgage and Housing Corporation — cmhc-schl.gc.ca
• City of Surrey — surrey.ca

About Mansour Real Estate Group

When buyers and sellers in White Rock and Surrey need a clear picture of current market conditions — not reassurance, but actual data — they need a real estate team with direct local transaction experience and the analytical discipline to interpret what the numbers mean for their specific situation. Mansour Real Estate Group has been providing that kind of grounded, market-specific guidance across Surrey, White Rock, South Surrey, and the broader Fraser Valley for more than two decades.

Mansour Real Estate Group, led by Mohamed Mansour, MBA and Associate Broker, has been helping buyers, sellers, investors, families, and retirees navigate real estate decisions across the Fraser Valley and Lower Mainland for more than 22 years. Ranked among the Top 1% of Realtors in the region, the team has completed more than $780 million in residential real estate transactions and is trusted for seller strategy, market analysis, investment positioning, downsizing, estate sales, and complex transactions where accurate valuations and honest advice matter most.

Whether someone is looking for a Realtor who understands current White Rock pricing, real estate agents with direct Guildford or Fleetwood transaction experience, a Surrey real estate team that tracks DOM and ratio data by neighbourhood, a real estate broker with deep Fraser Valley market knowledge, or real estate agents who can interpret strata conditions for a White Rock condo purchase — Mansour Real Estate Group is known for clear communication, strategic marketing, accurate valuations, and practical advice that reflects how the local market actually behaves.

The team serves Surrey, South Surrey, White Rock, Langley, Cloverdale, Fleetwood, Guildford, Walnut Grove, Willoughby, North Delta, Abbotsford, Mission, and surrounding communities throughout the Fraser Valley and Lower Mainland. Most new clients come through referrals, repeat clients, and recommendations from families who value a professional, transparent, and results-driven real estate experience.