Happy Thursday!

Feels like lately everyone’s talking about how much Cloverdale is changing… between the new arena, the fairgrounds plans, and everything else in the pipeline, it’s starting to feel like a different place than it did even a couple years ago.

So in this issue, I wanted to connect a few dots for you: what’s actually being built, how to think about where you fit in Surrey, and what’s really going on in the market right now behind the headlines.

Quick thing before you jump in: don’t skip the May events section at the top. There’s always a few good ones worth checking out.

Let’s get into it 👇🏻

— Scott

Table of Contents

• Top 10 Things to Do in Surrey, BC in May!

• Surrey BC’s Cloverdale is Changing Forever (Sport & Ice Complex Reno Plans)

• A Full Breakdown of Surrey BC in Just 19 Minutes (Map Tour)

• A HISTORIC Imbalance Is Happening in Surrey BC’s Real Estate Market

• Current Market Snapshots

Top 10 Things to Do in Surrey, BC in May!

May in Surrey has a little bit of everything: free outdoor events, community festivals, family stuff, and a couple of solid nights out.

I pulled 10 highlights that feel the most local and most worth the click.

If you want more options after this list, there are 70+ events in the link at the bottom.

See 70+ events in Surrey→

🏠 RARE End Unit Townhome in Willoughby/Langley, BC!

In case you missed it…

Surrey BC’s Cloverdale is Changing Forever (Sport & Ice Complex Reno Plans)

Most people drive past Cloverdale Fairgrounds without realizing what’s already open… and what’s coming next.

Driving the news: A $170 million multi-phase expansion at the Cloverdale Sport and Ice Complex is underway, with a third rink already under construction and full completion expected by 2027.

Details:

• Phase 1 delivered a 95,000 sq. ft. facility with two NHL-sized ice sheets, opened in fall 2025

• Phase 2 adds a third rink, 300+ seats, junior hockey space, and expanded parking

• Construction on the third rink began almost immediately after Phase 1 opened

• Target completion: fall 2027

• Total cost:

  • Phase 1: ~$132–133M (with ~$70M from the province)

  • Phase 2: ~$33–38.5M

Why it matters: This is the kind of project that quietly reshapes a community.

More ice time means more local programs, fewer families driving across the city, and more activity right here in Cloverdale.

For homeowners nearby, that kind of steady, year-round demand can support long-term property value growth and make the area more desirable to live in.

The big picture: I don’t see this as just an arena.

It’s part of a much bigger shift happening around Cloverdale, alongside the hospital plans, SkyTrain expansion, and the broader fairgrounds redevelopment.

Together, these projects are turning this area into a true destination while still protecting its historic identity.

Between the lines: Right now, demand already exceeds capacity. Minor hockey, skating programs, and leagues are all competing for ice time.

The third rink opens the door for more programs, more events, and even a junior team calling Cloverdale home. That brings a different kind of energy to the neighborhood.

What’s next: Construction is ongoing on the third rink, with completion expected in 2027.

At the same time, the city is planning a larger transformation of the fairgrounds, including new public spaces and entertainment options tied to the arena.

If you’d like to dive into the real scene and see how it will affect your daily life, just click here ⬇️

A Full Breakdown of Surrey BC in Just 19 Minutes (Map Tour)

Driving the news: Surrey is on track to become the largest city in British Columbia, but most buyers still misunderstand how different each area really is.

Details:

• Surrey sits between major constraints: mountains, ocean, U.S. border, and protected farmland

• Key zones:

  • North Surrey (urban, transit-connected)

  • Cloverdale (central, growing community hub)

  • South Surrey / White Rock (lifestyle + ocean access)

• Major employment growth in Campbell Heights Business Park

• Expanding SkyTrain line will connect Surrey to Langley

Why it matters: As Surrey grows, choosing the right neighborhood matters more than ever. This isn’t a one-size-fits-all market.

Picking the right pocket can mean shorter commutes, better lifestyle fit, and stronger long-term value, especially as new infrastructure continues to roll out across the city.

The big picture: I’ve been working in this market for over 20 years, and what stands out is how Surrey is evolving into a collection of distinct mini-markets.

You’re not just choosing “Surrey”, you’re choosing between very different lifestyles, price points, and daily routines depending on where you land.

Between the lines: A lot of buyers focus on price first. But the smarter move is starting with your commute and lifestyle.

Where you work, how often you travel, and what you want your weekends to look like, those factors usually matter more than the home itself over time.

What’s next: The SkyTrain expansion down Fraser Highway is a big one. It’s going to connect neighborhoods like Fleetwood, Clayton, and Cloverdale much more directly to the rest of Metro Vancouver, and that tends to shift demand quickly once it’s complete.

If you’re trying to figure out where you fit (whether that’s for lifestyle, commute, or long-term value) I’m happy to help you map that out.

See my full insight ⬇️

A HISTORIC Imbalance Is Happening in Surrey BC’s Real Estate Market

Now here’s the reality check.

Even if you pick the right neighborhood… the market you’re stepping into today looks very different than it did just a couple of years ago.

Driving the news: Surrey and the Fraser Valley have officially shifted into a buyer’s market, with one of the lowest sales-to-active listings ratios in years.

Details:

• Sales-to-active listings ratio: ~11% (below 12% = buyer’s market)

• Over 9,000 active listings across the Fraser Valley

• Inventory is ~50% above the 10-year seasonal average

• Detached homes: ~40 days to sell on average

• 80%+ of homes are selling below asking price

• Bidding wars have largely disappeared

Why it matters: For buyers, this is the kind of window that hasn’t been available in years: more choice, more negotiating power, and time to make decisions.

For sellers, it means pricing and strategy matter more than ever, especially in a market where buyers are no longer rushing.

The big picture: I’ve been in this market for over two decades, and what stands out right now is the shift in pace.

Two years ago, homes were selling in days. Today, buyers are taking their time.

They’re still looking (showings are happening) but the urgency just isn’t there.

Between the lines: This isn’t just a “slow market.” It’s a split market.

Well-priced homes in the right areas are still selling. Overpriced listings are sitting, sometimes for months.

That gap between outcomes is wider than I’ve ever seen.

What’s next: Spring will be the turning point.

If buyers step in over the next couple of months, we could see parts of the market stabilize, or even tighten again.

But right now, the advantage clearly sits with buyers.

The bottom line: This market is all about positioning. Whether you’re buying or selling, your outcome depends on understanding exactly where you stand, and acting accordingly.

If you’re trying to figure out your next move, I can walk you through what I’m seeing in real time across my own listings. No guesswork, just straight answers.

Watch my full insight ⬇️

Current Market Snapshots:

That’s all for today, I hope you have an amazing week!

If there’s ever anything you need:

• a custom market or home value report

• a home services list for a reliable contractor or services professional

• feedback or a professional opinion on a home project

Just let me know! We’re here to help with all your home needs.

Talk soon,

Scott with the Moe Team