Happy Thursday!

Feels like lately everyone’s talking about how fast things are changing around Surrey… new builds going up, more people moving in, and parts of the city starting to feel a little different than they did even a couple years ago.

So in this month’s newsletter, I wanted to break that down in a real way: what it’s actually like living here right now, where the growth is heading, and how to think about picking the right neighborhood if you’re considering a move.

We’ll cover the trade-offs, the opportunity, and what I’d be paying attention to if I was buying today.

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

Let’s get into it 👇🏻

— Scott

Table of Contents

• Top 10 Things to Do in Surrey, BC This Month

• Tour a $1.5M Home on A MASSIVE 6,000 Sqft Lot in Surrey, BC

• In case you missed it…

• The WORST Part of Living in Surrey BC (Unfiltered Truth)

• 5 Reasons Why Surrey BC Will THRIVE Over The Next 10 Years

• AVOID Moving to the Wrong Area of Surrey BC

• Current Market Snapshots

Top 10 Things to Do in Surrey, BC This Month

Spring in Surrey is stacking up fast.

Between food trucks, live shows, a huge parade, and Earth Day at Civic Plaza, you could easily fill your whole calendar without leaving the city.

Here are 10 worth bookmarking:

🏠 Tour a $1.5M Home on A MASSIVE 6,000 Sqft Lot in Surrey, BC

Step inside a $1,499,900 spacious family home in West Cloverdale, Surrey!

In case you missed it…

The WORST Part of Living in Surrey BC (Unfiltered Truth)

If you’re thinking about moving to Surrey, here’s the truth most people won’t tell you. 

I’ve lived here for over 20 years, and while there’s a lot to love, there are also trade-offs you need to understand before making a move.

Driving the news: Surrey is growing fast, and that growth is creating real challenges in traffic, transit, schools, and daily life.

Details:

• Commutes are getting longer due to constant construction and road upgrades across the city.

• A “quick” 20-minute drive can easily turn into 45 minutes depending on the day.

• Only about 27% of residents have access to frequent public transit, compared to roughly 90% in Vancouver.

• Bus routes are often overcrowded, especially during rush hour.

• Schools are under pressure, with thousands of students in portable classrooms.

• Healthcare is feeling the strain, with long wait times at Surrey Memorial Hospital.

At the same time, all of this is happening because of growth, not decline.

Why it matters: This growth is a positive sign for the local area. More people choosing Surrey means stronger demand for housing, new infrastructure investment, and long-term property value growth.

For families and homeowners, that creates more opportunity to build equity and settle into a community that continues to expand and improve.

The big picture: Surrey is transforming in real time.

The city needs about 27,000 new homes by 2029 to keep up with demand. That kind of expansion brings short-term friction, but it also signals long-term momentum.

Major projects like the Surrey-to-Langley SkyTrain extension and a new hospital are already underway, setting the stage for better transit and services in the years ahead.

Between the lines: If you’re coming from Vancouver, Surrey can feel like a step back in convenience, especially without a car.

But that trade-off is intentional.

You’re giving up nightlife and density for space, quieter neighborhoods, and a more family-focused lifestyle. Bigger homes, more parking, and access to nature become part of your daily routine.

And one thing that surprises people: the food scene here is strong. Some of the best Indian and Indo-Chinese cuisine in Canada is right here.

What’s next: Relief is coming, just not overnight.

• The SkyTrain expansion is expected by 2029

• New school capacity is being added between 2026–2027

• A new hospital is set to open in 2030

If you move now, you’re living through the transition. If you wait, you’ll likely pay more once infrastructure catches up.

The bottom line: Surrey isn’t for everyone, and that’s the point.

If you need predictable commutes, dense city energy, and top-tier transit today, this may not be the right fit.

But if you want space, strong long-term value, great food, and a community built for families, it’s hard to beat.

From my perspective, after all these years, everything I need is already here. And if I had to start over, I’d still choose Surrey.

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

5 Reasons Why Surrey BC Will THRIVE Over The Next 10 Years

If the first question is “What are the trade-offs of living in Surrey?” — the next one is even bigger: “Why are so many people still moving here?”

What’s happening now isn’t random, it’s setting up the city to become the largest in B.C. within the next few years.

Driving the news: Surrey is on track to surpass Vancouver in population, and the growth behind that shift is already underway.

Details:

• Surrey’s population is already over 735,000 as of 2026

• Around 100,000 people moved here between 2021 and 2025

• The city could reach 1 million residents by 2042

• Surrey has nearly three times the land area of Vancouver

• Over 24,000 businesses are operating locally — and growing

This isn’t just population growth, it’s a full economic build-out.

The big picture: Surrey is shifting from a commuter suburb into a self-sustaining city.

There’s real momentum behind that shift:

• Industrial space to support business expansion

• A new medical school opening in 2026

• Major employers and healthcare systems already based here

By the numbers:

• 3.8% annual population growth

• 2,500 hectares of industrial land

• ~29% of Metro Vancouver’s vacant industrial land

• $6 billion SkyTrain expansion

• $2.88 billion new hospital and cancer center

• 10,000-seat arena and entertainment district underway

Between the lines: The biggest advantage Surrey has is something simple: space.

Vancouver is built out. Surrey isn’t.

That’s what allows:

• New communities like Fleetwood and Clayton to grow around transit

• Areas like Guildford to evolve into major urban hubs

• Long-term planning like the Surrey 2050 strategy to actually happen

What’s next: Major projects are already in motion and expected to land before the end of the decade:

• SkyTrain expansion by 2029

• New hospital opening around 2030

• Continued development of multiple town centers

• Ongoing job and business growth

At the same time, the real estate market has softened.

Prices are down roughly 7–9% year-over-year, with some segments back near 2021 levels.

The bottom line: Here’s how I see it.

You’ve got a city:

• Growing toward 1 million people

• Adding jobs and infrastructure

• Still offering entry prices below recent peaks

That combination doesn’t come around often.

I’m not expecting overnight price jumps, real growth usually builds over time. But if you’re looking at the long term, this is the window where you’re getting in before everything fully shows up in the numbers.

And that’s really the opportunity right now.

See my full insight ⬇️

AVOID Moving to the Wrong Area of
Surrey BC

If the opportunity in Surrey is real, the next question becomes simple: where exactly should you buy?

Because here’s what I see all the time after years working in this market: people don’t choose a bad area… they choose the wrong one for their lifestyle.

Driving the news: With 20+ neighborhoods across Surrey and nearby areas, choosing the right one comes down to matching your priorities, not just your budget.

Details:

• Surrey City Centre currently offers the most negotiating power for condo buyers

• Condo prices there are down close to 20% from 2022 peaks

• Around 467 apartments are currently available in that area

• Townhomes in Clayton/Cloverdale: ~$700K–$900K

• Condos in those areas: ~$400K–$500K

• White Rock sits at a premium:

  • Condos: high $600Ks+

  • Townhomes: $900Ks+

  • Detached: ~$1.7M+

Different neighborhoods serve very different lifestyles, and price points reflect that.

Why it matters: For buyers in this area, picking the right neighborhood can make a major difference in day-to-day life and long-term value.

When you align your purchase with your lifestyle — whether that’s convenience, space, or transit — you’re more likely to stay longer, enjoy the area, and benefit from future growth.

The big picture: There’s no “best” neighborhood, only the best fit.

Here’s how I break it down:

• First-time buyers: Surrey City Centre, Clayton, Cloverdale, Willoughby

• Space and privacy: Elgin Chantrell, Brookswood

• Walkability and amenities: Grandview Heights, Willoughby

• Transit-focused buyers: Fleetwood, Clayton, areas along Fraser Highway

Between the lines: Most buyers think they have to compromise: price vs. location.

Right now, that’s not always true.

With softer condo prices and more inventory, buyers are getting access to areas and negotiation opportunities that weren’t available a few years ago.

But lifestyle fit still matters more than anything:

• Want privacy? Avoid dense subdivisions

• Want walkability? Avoid rural pockets

• Want transit? Stay near future corridors

You can’t fix a mismatch after you buy.

The bottom line: Surrey gives you options, but that’s also where people get it wrong.

The goal isn’t just to buy property. It’s to choose a neighborhood that fits how you actually live.

From what I’ve seen, the people who get the most out of this market are the ones who:

• Know their priorities

• Understand the trade-offs

• And position themselves ahead of future growth

Get that right, and everything else becomes a lot easier.

Watch my full insight with every neighborhood explained ⬇️

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