Modern Fraser Valley condo at golden hour
01/For first-time buyers

Your first home in the Fraser Valley, uncomplicated.

Honest answers about condos and townhouses across Surrey, Langley, Abbotsford and the rest of the Valley — from a team that won't rush you.

New to buying? Start with our plain-English first-time buyer guide
Strata Audits
We review 2 years of council minutes & depreciation reports to spot upcoming levies.
PTT Exemptions
Maximize tax savings under B.C. resale ($835k) and new build ($1.1M) caps.
GST Advisory
Upfront math on Property Transfer Tax savings and the 5% new construction GST trap.
Stacked Perks
We stack FHSA, HBP, and tax incentives to optimize your down payment room.
Cities in the Valley

Explore The Valley.

Each town has its own rhythm — we'll help you find the one that fits your life and your budget.

Resale Exemption

Skip the transfer tax on resale homes.

B.C. charges a Property Transfer Tax (PTT) at closing—usually 1% on the first $200k and 2% on the rest. Under the First-Time Home Buyers Program, these resale condos & townhomes under $860k qualify for a full or partial exemption (saving you up to $8,000), with 0% GST.

View all PTT exempt resale homes
New Build Exemption

Waive the PTT on new construction.

B.C. waives the Property Transfer Tax (PTT)—saving you up to $15,000+—for anyone buying a brand new condo or townhouse under $1.15M as their principal residence. Note that newly built homes are subject to 5% GST.

View all new build exemptions
First-time buyers

Know your numbers
before you fall in love.

Calm, simple tools that turn "I think I can afford it" into "I know I can."

$750,000
5% · $37,500
5.25%
25 years
Est. monthly payment
$4,270/mo
Down $37,500 · Closing est. $11,250CMHC insurance $28,500 (4% of mortgage) — added to your loan
Get Pre-Approved

How much can I afford?

A 90-second affordability check based on your income, debts, and savings.

Down payment guide

See what 5%, 10%, and 20% actually mean for first-time buyers in BC.

First-time buyer perks

Federal & BC incentives, RRSP Home Buyers' Plan, and PTT exemptions explained.

Fraser Valley — Buyer's market

Where does your budget fit?

The Fraser Valley is a buyer's market right now — 9,200+ active listings, sales-to-active ratio at 11%, prices off from their peak. Here's what the three main cities look like for first-time buyers.

FVREB data — March 2026
Sales-to-active: 11%
9,201 active listings
Condos · Townhouses

Surrey

Condo
~$489K
Fraser Valley avg
Townhouse
~$773K
Fraser Valley avg

Best transit access in the Valley. Surrey-Langley SkyTrain extension anticipated by 2029 (TransLink). Prices vary widely by sub-area — Whalley/Newton condos tend to be lower, Fleetwood and South Surrey higher.

Surrey condos
Townhouses · Condos

Langley

Condo
$557K
Langley benchmark
Townhouse
$812K
Langley benchmark

Townhouse hub — Willoughby has the deepest three-bedroom inventory. Langley condos benchmark above the Fraser Valley average; townhouses are in line with the Valley-wide figure.

Langley townhomes
Townhouses · Half-duplexes

Abbotsford

Condo
~$489K
Fraser Valley avg
Townhouse
~$773K
Fraser Valley avg

Most square footage for your dollar across the Valley. Abbotsford condos and townhouses typically price at or below the Fraser Valley average — we'll give you the neighbourhood-level picture on a first call.

Explore Abbotsford

Surrey and Abbotsford figures are Fraser Valley regional averages (FVREB, March 2026) — the FVREB public release does not disaggregate condo and townhouse benchmarks by city. Langley figures are city-level (FVREB March 2026 via Aldergrove Star, April 3 2026). Prices vary significantly by neighbourhood within each city. We'll give you the specific picture on a first call.

Loved by buyers

What buyers actually say.

Recent Google reviews for Michael Goering, BC-licensed REALTOR®
"Michael is an exceptional real estate professional with an impressive depth of knowledge and expertise."
Tony Ramirez
Google · June 2026
"Working with Michael was an excellent experience from start to finish. He is professional, knowledgeable, responsive, and truly cared about helping us find the right home."
Max Dvorkin
Google · May 2026
"Michael is simply fantastic to work with! His knowledge of the market, professionalism, and genuine care for his clients make the process smooth and enjoyable."
Amirreza Tajeddin
Google · May 2026
"It was truly a pleasure working with Michael. Throughout the entire process, he was professional, communicative, and incredibly responsive."
Jovita Pinto
Google · May 2026
"Michael is a stand up guy and an absolute pleasure to work with. Always dependable, always shows up, and genuinely cares about the people he helps."
Clayton Aelbers
Google · May 2026
From the journal

The latest, unfiltered.

Guides and market posts from the FRIVE team — for buyers across the Fraser Valley.

All posts
Getting a Mortgage When You're Self-Employed: A BC First-Time Buyer's Guide
Jul 18, 2026Financing & Affordability

Getting a Mortgage When You're Self-Employed: A BC First-Time Buyer's Guide

Self-employed buyers can absolutely get a mortgage in BC — but the process leans on different documents and a bit more planning than for a salaried employee. Here's what lenders look for, why the tax-minimizing that helps your business can hurt your application, and how to prepare.

Gifted Down Payments in BC: How the Gift Letter Works and What Lenders Need
Jul 17, 2026First-Time Buyers

Gifted Down Payments in BC: How the Gift Letter Works and What Lenders Need

More first-time buyers than ever are getting help with their down payment from family. Lenders allow it, but they need a gift letter and proof the money isn't a loan. Here's exactly how a gifted down payment works, who can give one, and how to avoid the delays that catch buyers.

The BC Speculation and Vacancy Tax: Why First-Time Buyers Must Declare (Even When They Owe Nothing)
Jul 16, 2026First-Time Buyers

The BC Speculation and Vacancy Tax: Why First-Time Buyers Must Declare (Even When They Owe Nothing)

The Speculation and Vacancy Tax applies in Abbotsford, Mission, and Chilliwack — and most first-time buyers who live in their home owe nothing. But you still have to declare every year, and missing it is how owner-occupiers get billed by mistake. Here's how it works.

First-time buyers

Plain-English guides for buying your first Fraser Valley home.

The programs, the math, and the neighbourhood-by-neighbourhood reality — written by the FRIVE team for actual first-time buyers. Updated when the numbers change.

Browse all guides
Start here
First-Time Buyer BC: The 2026 Playbook
PTT, HBP, FHSA, $1.5M cap — what actually applies.
Programs
Every BC + federal incentive
$8K PTT, $60K HBP, $40K FHSA — values + how they stack.
City guide
Condos for sale in Surrey
Whalley, Newton, Fleetwood, South Surrey breakdown.
City guide
Townhomes in Langley
Willoughby, Walnut Grove, Brookswood — $700K–$950K.
Schools
Fraser Valley Schools Guide
Rankings, catchments, and what matters most when buying for a school.
Tools
25 buyer calculators
Mortgage, PTT, CMHC, FHSA, closing costs — all in one place.
Ready when you are

Stop paying off
someone else's mortgage.

Drop your email. We'll send one honest reply — no funnel, no upsell, no agent assistant blasting you at 7am on a Sunday.

Explore Listings
One reply, that's it Within 24h, usually faster BC-licensed humans
Common questions

Questions we hear from every first-time buyer.

How much do I need saved to buy a first home in the Fraser Valley?
For a home under $500,000, you need a minimum 5% down payment — so $25,000 on a $500,000 place, plus roughly 1.5% in closing costs (about $7,500). Above $500,000, the rules shift: 5% on the first $500K and 10% on the portion above. For a $700,000 Surrey townhouse, minimum down is about $45,000.
Does buying a home cost anything in realtor fees as a buyer in BC?
As a buyer, you do not pay realtor commission in BC — the seller's side covers the buyer's agent fee. Your out-of-pocket costs are your down payment, closing costs (roughly 1.5%–2% of the purchase price), and any inspection or appraisal fees.
Surrey, Langley, or Abbotsford — which city is best for a first-time buyer?
It depends on commute, community, and how long you plan to stay. Surrey has the best transit access in the Fraser Valley. Langley is the townhouse hub — deep inventory of modern three-bedroom layouts. Abbotsford gives you the most square footage for your dollar. There's no universal right answer.
Should I wait for interest rates to drop before buying?
Probably not. When rates drop, buyer demand typically rebounds and prices rise — so what you save on monthly interest you tend to pay on the purchase price. The honest advice: buy when your finances are ready and you plan to stay five or more years, not when the market feels right.

More questions? Browse our full first-time buyer guides →

Stuff you've Googled at 11pm

We see you, browsing in incognito.

Here are the honest answers to what first-time buyers actually ask us when they're looking at condos and townhouses in the Valley.

  • For a condo or townhome under $500K, minimum is 5% down. So $25K on a $500K place, plus another ~1.5% in closing costs (~$7,500). Above $500K the rules shift. We'll do your exact math on the first call — no pre-approval gatekeeping required.

  • Depends on three things: your commute, where your people are, and how long you want to stay. Surrey wins on transit. Langley is townhome heaven. Abbotsford gets you the most square footage. There's no "right" answer — there's just the one that fits your life.

  • Probably not. When rates drop, buyers flood back in and prices go up — what you save on interest you'll pay on the sticker. Honest answer: buy when your life is ready, not when the market "feels" right.

  • Nothing. As a buyer, you don't pay our commission — the seller's side covers it. The 20-minute first call is genuinely free, and there's no "now book the paid tier" sequel.

  • Use the calculator above to get a rough monthly number — that takes 30 seconds. Then book a call. We'll factor in your debts, savings, and timeline to give you a real budget, not the maxed-out one a bank would print.

  • For most first-time Fraser Valley buyers, honestly: yes. Rent isn't an investment, and waiting for the "perfect" moment usually costs more than acting on a decent one. We'll tell you straight if your situation says wait.

One sentence or three paragraphs — we reply within 24h.