Fraser Valley · neighbourhood guide
White Rock
A beach town on the border, with the sunniest weather in the region.
Overview
Living in White Rock
White Rock is a compact city on the bluff above Semiahmoo Bay: the pier and promenade below, Marine Drive's restaurants and a hillside of homes and condos with water views above. It shares a market with South Surrey, where most of the newer detached and townhome supply sits.
The essentials
What shapes the market here.
Housing stock
Condos and low-rise buildings along the hillside and uptown, ocean-view detached homes on the bluff, and older bungalows on larger lots. South Surrey next door adds newer townhomes and detached communities.
Transit
Bus connections to King George Station and Surrey Central; most residents drive. Highway 99 to Vancouver and the Peace Arch border crossing are minutes away.
Lifestyle
The pier, the beach and the promenade, Marine Drive cafés, Crescent Beach and Centennial Park nearby, and a strong retiree and downsizer community alongside young families.
Schools
Surrey Schools (SD36) serves White Rock. Catchments vary; confirm by address.
Real estate in White Rock
Working with Merv in White Rock.
Mervin Truong is a licensed real estate advisor with RE/MAX 2000 Realty and a member of Candid Real Estate Group, helping people buy, sell and invest in White Rock and across Greater Vancouver and the Fraser Valley. Every plan starts with how buyers are responding to comparable homes nearby.
Office
Mervin Truong Personal Real Estate Corporation
Candid Real Estate Group · RE/MAX 2000 Realty
15127 100 Ave #103
Surrey, BC V3R 0N9
Office 604-583-2000
Direct 778-885-9433
hello@mervintruong.ca
Market snapshot · September 2026
White Rock by the numbers.
Last month’s sales, listings and prices by home type, with thirteen months of context. Updated monthly from the board data.
South Surrey & White Rock
Detached houses · September 2026
Buyers have room to negotiate in South Surrey & White Rock. About 10 of every 100 listings sold, and homes sold 2% over asking on average.
10%
Buyers’ market
Sales ratio: sales as a share of active listings this month.
- Sale price
- $1,628,000
- No change vs Aug
- Price per sq ft
- $545
- ▼ 2% vs Aug
- Days on market
- 30
- ▼ 30% vs Aug
- Sale-to-list
- 102%
- ▲ 9% vs Aug
- Active listings
- 600
- ▲ 1% vs Aug
- Sales
- 60
- ▲ 25% vs Aug
View as table
| Month | Sale price | Detail |
|---|---|---|
| Sep 2025 | $1,625,000 | 41 sales · 640 listings |
| Oct 2025 | $1,787,500 | 58 sales · 601 listings |
| Nov 2025 | $1,750,000 | 55 sales · 552 listings |
| Dec 2025 | $1,789,000 | 34 sales · 417 listings |
| Jan 2026 | $1,791,250 | 32 sales · 473 listings |
| Feb 2026 | $1,732,500 | 36 sales · 515 listings |
| Mar 2026 | $1,690,500 | 52 sales · 552 listings |
| Apr 2026 | $1,845,000 | 72 sales · 629 listings |
| May 2026 | $1,682,500 | 60 sales · 655 listings |
| Jun 2026 | $1,685,000 | 71 sales · 636 listings |
| Jul 2026 | $1,645,000 | 61 sales · 620 listings |
| Aug 2026 | $1,623,523 | 48 sales · 595 listings |
| Sep 2026 | $1,628,000 | 60 sales · 600 listings |
View as table
| Month | Sales ratio | Detail |
|---|---|---|
| Sep 2025 | 6% | 41 sales of 640 listings |
| Oct 2025 | 10% | 58 sales of 601 listings |
| Nov 2025 | 10% | 55 sales of 552 listings |
| Dec 2025 | 8% | 34 sales of 417 listings |
| Jan 2026 | 7% | 32 sales of 473 listings |
| Feb 2026 | 7% | 36 sales of 515 listings |
| Mar 2026 | 9% | 52 sales of 552 listings |
| Apr 2026 | 11% | 72 sales of 629 listings |
| May 2026 | 9% | 60 sales of 655 listings |
| Jun 2026 | 11% | 71 sales of 636 listings |
| Jul 2026 | 10% | 61 sales of 620 listings |
| Aug 2026 | 8% | 48 sales of 595 listings |
| Sep 2026 | 10% | 60 sales of 600 listings |
By community
Most competitive: Pacific Douglas (15%) · Most choice: White Rock (7%)
| Community | Listings | Sales | Sales ratio |
|---|---|---|---|
| White Rock | 144 | 10 | 7% |
| Crescent Beach Ocean Park | 94 | 7 | 7% |
| King George Corridor | 85 | 8 | 9% |
| Elgin Chantrell | 74 | 10 | 14% |
| Grandview | 66 | 9 | 14% |
| Sunnyside Park | 46 | 3 | 7% |
| Morgan Creek | 45 | 5 | 11% |
| Pacific Douglas | 39 | 6 | 15% |
Competitive and choice readings need at least 10 listings; ratios above 100% mean last month’s sales exceeded this month’s listings.
Source: SnapStats® (snap-stats.com), compiled from Fraser Valley Real Estate Board and Greater Vancouver REALTORS® MLS® data captured October 1, 2026. Figures cover September 2026 versus the previous month. Accuracy and completeness are not guaranteed by the source; not intended to solicit properties already listed for sale.
FAQ
Questions buyers ask about White Rock.
It has long attracted downsizers for the climate and walkability, but families and remote workers have followed. The hillside condo market and the South Surrey townhome market behave differently; I read each one on its own.
Ocean views carry a measurable premium that varies by orientation and obstruction. Comparable sales on the same street are the only reliable guide.
To Surrey centre, yes; to Vancouver it is a drive. Many residents work locally, hybrid or from home.
About White Rock
Ask a specific question.
Which streets, which buildings, which schools, and what a realistic budget buys. I answer with current data.
Nearby guides