If you’ve noticed more duplexes and multi-unit homes appearing in neighbourhoods that were once made up primarily of single-family houses, you’re not imagining it.

Across many communities in South Surrey, and White Rock, the way properties are being developed is changing — and there are a few key reasons why.

The Economics of Building Have Shifted

Just a few years ago, it was common for developers to purchase an older home on a large lot, tear it down, and build a new single-family house.

But the numbers no longer work the way they once did.

Let’s look at a simplified example.

Imagine a developer purchased a property in 2023 for $1.5 million.

If they built a 3,100 sq. ft. home with a secondary suite at a basic builder-grade cost of about $350 per square foot, construction alone would cost approximately:

3,100 sq ft × $350 = $1,085,000

That brings the total investment to roughly:

$1,500,000 (land)
+ $1,085,000 (construction)
= $2,585,000

And that’s before factoring in additional costs such as:

• Financing and interest

• Demolition

• Permits and development fees

• Landscaping and servicing

• Realtor commissions and marketing

Yet many similar homes in 2026 are selling for around $2,150,000.

In this scenario, the developer would be facing a significant loss.

When the numbers don’t work, builders adjust — and that’s exactly what we’re seeing happen.

One Lot Is Now Becoming Four Homes

Instead of building one large home, many developers are now purchasing the same 7,000–8,000 sq. ft. lots and redeveloping them differently.

Under newer housing policies, a single lot can often accommodate up to four homes, such as:

• A duplex (two principal homes), plus

• Two detached garden suites

• A duplex (two principal homes), plus suites

That means where one family home once stood, there can now be four separate residences.

From a development perspective, this allows the builder to distribute costs across multiple homes, making the project financially viable again.

Provincial Legislation Is Encouraging This Change

Another major factor behind this shift is new housing legislation from the Province of British Columbia.

In late 2023, the province introduced Small-Scale Multi-Unit Housing (SSMUH) legislation designed to increase housing supply in established neighbourhoods.

Municipalities were required to update their zoning bylaws to allow more housing options on single-family lots, and many — including the City of Surrey and City of White Rock — implemented these changes in July 2024.

Depending on the location of the property, the new rules allow:

• Up to four units on most single-family lots, or

• Up to six units on lots located within designated Frequent Bus Stop Areas

These changes are intended to gently increase density without requiring large condominium buildings in established neighbourhoods.

What This Means for Homeowners

For homeowners, these changes can raise a lot of questions:

• Will my neighbour’s property be redeveloped?

• What can actually be built on nearby lots?

• Does this increase the value of my property?

The answer depends on several factors, including:

• Lot size and zoning

• Proximity to transit

• Setbacks and height limits

• Parking and servicing requirements

While the rules allow more housing options, not every property will be redeveloped, and any project must still go through a detailed approval process.

A Changing Neighbourhood Landscape

The character of many neighbourhoods will continue to evolve over the coming years.

What we are seeing is not necessarily high-density development, but rather a gradual shift toward “missing middle” housing — duplexes, garden suites, and small multi-unit homes that fit within existing communities.

For many municipalities, this is one way to address housing shortages while still maintaining the overall feel of residential neighbourhoods.

As someone who works closely with homeowners throughout South Surrey and White Rock, I’m often asked what these new housing rules mean for individual properties and neighbourhoods.

Every lot is different, and factors like zoning, transit proximity, servicing, and setbacks all play a role in what can actually be built.

If you’re ever curious about what could potentially be developed on your property or nearby lots, I’m always happy to help review the possibilities.

One of the things I’ve added to my monthly newsletter is a simple, manageable home to-do list—and it’s quickly become one of my favourite tools to share with homeowners.

Why? Because keeping up with the little things around your home as you go is far less stressful (and far more effective) than scrambling to fix everything when you’re suddenly preparing to sell.

A well-cared-for home doesn’t just show better—it inspects better. When routine maintenance is handled consistently, there are fewer surprises during a buyer’s home inspection. And in today’s market, where buyers are very much in the driver’s seat, the last thing you want is to give them extra reasons to hesitate, renegotiate, or walk away altogether.

Loose handles, minor leaks, aging caulking, or deferred maintenance might seem small—but buyers notice. More importantly, inspections notice.

Staying on top of home maintenance protects your investment, preserves your home’s value, and puts you in a stronger position when it’s time to sell—whether that’s months or years down the road.

If selling is even a future consideration, think of maintenance as preparation, not pressure. My goal is always to help you feel confident, informed, and ahead of the curve.

Be sure to check out my monthly to-do list in the newsletter, and as always, follow along for practical, real-world tips designed to make homeownership—and future moves—feel a whole lot easier.

If you’re not already receiving my newsletter and would like access to the monthly home to-do list, feel free to reach out to me directly and I’ll get you added. You can also sign up anytime through the home page of my website—it’s quick and easy.

If you’ve already opened your BC Assessment notice, you’re not alone if you felt a bit surprised — or even shocked — by the numbers. Many homeowners across the Lower Mainland are seeing noticeable drops in assessed values this year.

Here’s some helpful context to understand what those numbers mean — and just as importantly, what they don’t mean.

What We’re Seeing Locally

Based on BC Assessment data:

• Surrey

  • Detached homes: ⬇️ approximately 6%

  • Townhomes & condos: ⬇️ approximately 5%

• White Rock

  • Detached homes: ⬇️ approximately 9%

  • Townhomes & condos: ⬇️ approximately 6%

These declines reflect the market slowdown we experienced through much of 2024 — but there’s an important timing factor many homeowners don’t realize.

Assessments Are Already Outdated When You Receive Them

BC Assessments are based on property values as of July 1 of the previous year. That means the assessment you receive in the mail is already about six months old by the time you see it.

Markets change — sometimes quickly — and the value of your home today may be very different from what’s reflected on your assessment notice.

How BC Assessments Are Determined

Your assessment is calculated using recent sales of similar homes in your neighbourhood, along with general property characteristics like:

• Lot size

• Age of the home

• Square footage

• Zoning

What assessments do not account for:

• Renovations you’ve completed

• A new kitchen or bathroom

• New roof, windows, or fencing

• Interior upgrades or overall condition

So if you’ve invested money and care into improving your home, that added value often isn’t reflected in your BC Assessment.

Assessment Value vs. Market Value — Not the Same Thing

This is where working with a REALTOR really matters.

A BC Assessment is a mass-produced estimate based on historical data.
A market valuation, on the other hand, is tailored specifically to your home and reflects:

• Current market conditions

• Recent, relevant comparable sales

• Your home’s condition, layout, upgrades, and location

• Buyer demand right now

If you’re considering selling, refinancing, or simply want clarity, a professional market valuation will give you a far more accurate picture of what your home could realistically sell for today.

Thinking of Disputing Your Assessment?

If you believe your assessment is inaccurate, you have the right to appeal — but timing is critical.

📅 The deadline to dispute your 2026 BC Assessment is January 31, 2026.

Before disputing, it’s wise to review comparable sales and understand whether your assessment is truly out of line with similar properties.

Will Lower Assessments Mean Lower Property Taxes?

Not necessarily.

Property taxes are based on mill rates, not just assessed value. Municipalities still need to fund services, infrastructure, and community programs — and those budgets don’t disappear when home values decline.

In many cases, even if your assessed value goes down, your property taxes may stay the same or even increase depending on municipal budget needs and how your home compares to others in your area.

Final Thoughts

Your BC Assessment is a useful reference point — but it’s only one piece of the puzzle. If you want to understand what your home is truly worth in today’s market, or if you’re unsure whether your assessment is accurate, I’m always happy to help.

A clear, current valuation can bring peace of mind — and help you make informed decisions moving forward.

If you’d like a complimentary market valuation or have questions about your assessment, feel free to reach out.

As a Seniors Real Estate Specialist (SRES®), one of the most common conversations I have with clients is about when to start preparing for a future move. Many know they will eventually need to “downsize” or—what I prefer to call—“rightsize,” but they feel uncertain about where to begin. And that uncertainty can make the entire idea feel overwhelming.

The truth is: everyone has different motivations and timelines, and there is no single “perfect” moment to start. Some people plan to tour retirement communities one day. Others plan to declutter one day. Some say they’ll wait until they officially retire, or until the yard work becomes too much, or until they simply “feel ready.”

But life doesn’t always wait for us to be ready.

It’s Okay to Need Support

Admitting that you may need help—whether it’s with home maintenance, finances, mobility, or decision-making—isn’t always easy. Many of us have spent a lifetime being independent and capable. So recognizing that certain tasks have become harder can feel emotional.

That’s why waiting until a health issue or crisis forces a move often makes the process significantly more stressful. Having a plan in place before a major change happens gives you more control, more confidence, and far more peace of mind.

Why Plan Ahead?

Planning early allows you to:

• Make decisions at your own pace

• Explore options without pressure

• Understand what you truly want

• Avoid rushed or reactive choices

• Prepare financially and logistically

• Involve family members before it becomes urgent

Even if you’re not ready to move yet, being proactive creates a smoother path when the time does come.

Where to Start: Practical Steps for Being Proactive

Here are some meaningful ways to begin preparing for the future—even if you don’t plan to move right away:

1. Get a Current Market Evaluation

Understanding the value of your home helps you plan financially. It gives you clarity on what you can afford, what options are realistic, and what timing might make the most sense.

2. Begin Light Decluttering

You don’t need to overhaul your home overnight. Start with one drawer, one shelf, or one closet. These small steps make a huge difference over time.

3. Tour Retirement or Adult Lifestyle Communities

Touring now—without any commitment—gives you a feel for amenities, costs, and waitlists. When you do need to make a move, you’ll already know what feels like the right fit.

4. Review Home Maintenance Needs

Make a list of tasks you struggle with or simply no longer enjoy doing. Consider hiring help for seasonal maintenance or repairs. This keeps your home safe and well-maintained while reducing stress.

5. Talk to Your Family or Trusted Advisors

Open conversations early help avoid misunderstandings later. Share your wishes, concerns, and priorities.

6. Consult Your Financial Planner or Accountant

Understanding the financial implications of selling, buying, renting, or moving into a retirement community is essential.

7. Explore Housing Options That Support Aging in Place

This could include rancher-style homes, condos with elevators, communities with care services, or neighborhoods with walkability and amenities.

8. Keep an Updated Personal Plan

This might include medical directives, legal documents, or simply a “move plan” outlining your preferences. Having information organized makes everything easier.

Small Steps Today, Big Peace of Mind Tomorrow

The goal isn’t to rush you into making a move before you’re ready. Instead, it’s about empowering you with knowledge, resources, and a plan—so that if circumstances change, you’re not overwhelmed.

Being proactive gives you choice. It gives you freedom. And it ensures that when the time comes to rightsize your home—and your life—you’ll feel prepared, supported, and confident.

If you or someone you know would like help evaluating your home, exploring options, or simply starting the conversation, I’m here as a resource whenever you need it.