Langley and Langley City are growing up. There is still a nice mix of wide open spaces and residential areas in Langley, but it is getting a little cramped in places at the same time. It’s crazy to think about what has happened in Langley in the last 25 years where communities like Walnut Grove hardly even existed.

All that said, if you are looking for some places to visit in Langley, here are 10 of our fave’s…

1_ Fort Langley

Fort Langley deserves an article all to itself. Which, come to think of it we have already written. We love Fort Langley so much we’ll give them it a shout once again.

For better or for worse (It depends on who you ask, especially some of the locals) Fort Langley has turned into a destination spot for coffee, shopping, spirits, and beer, learning about history, and leisurely stroll along the Fraser River.

2_ Krause Berry Farms & Estate Winery

Krause Berry FarmsKrause Berry Farms & Estate Winery invites you to visit them year-round. They have a home garden market, estate winery, waffle bar, bakery, and summer and fall you-pick fields. It’s a family-owned and operated farm located on 200 acres in Langley, BC. Krause Berry Farms has been serving the community since 1974 and it is one of the Fraser Valley‘s most popular places for picking berries and other fruits and vegetables.

Regarding the winery, they say, “Enjoy personal wine tastings at the bar, wine by the glass or bottle, flights, mimosas, mulled wine, and local beer on tap.” To eat they have farm-style Nachos and roasted corn pizza. They also have mulled wine kits for the holiday season to give as gifts to friends and family.


3_ Aldor Acres

Aldor Acres Christmas TreesAlder Acres is owned and run by the Anderson family. They are farmers in the Glen Valley which is located 5 km east of Fort Langley. Their main crop is pumpkins and in 1988 they started selling pumpkins on the honor system. It eventually became a big hit, and today families go and visit the fall pumpkin patch and frame market on a yearly basis.

Alder Acres is also known for its Christmas trees too. At Christmas time they offer Christmas trees for sale, they have farm animals to view, and sometimes pet and a Christmas farm market.


4_ Chaberton Estate Winery and Bacchus Bistro

Chaberton Estate WineryThey say, “The history of Chaberton Estate Winery dates back to 1975 when founders, Claude and Inge Violet sold their winery and vineyard in France and decided to start their next chapter in the ‘New World’”. After visiting locations all over North America the Violets chose their Langely location. After doing extensive research they decided that the terroir in South Langley was similar to that some of that of the best wineries in northern France making it an ideal location to grow cool-weather grapes. Today,  the Chaberton Estate Winery produces over 50,000 cases of wine a year made from grapes grown in their own vineyard and also in the Okanagan and Similkameen valleys.

In addition to the winery, is the very highly rated Baccus Bistro which the Vancouver Sun rated as one of the top three El fresco dining restaurants in Vancouver. We have eaten there a few times and we highly recommend it!


5_ Fraser Valley Cider Company

Fraser Valley Cider CompanyThey say, “In 2015 we built the cidery, and with the help of friends we planted an orchard of 1800 trees. With over 25 different varieties of English and French cider apples, our aim is to grow the types of apples that make the highest quality cider. Now we’re in our sixth season of operation and what a journey! We’ve poured a lot of cider, had some fabulous parties in the tent, and made lots of new friends along the way. Each year we increase production (and still can’t keep up!) and each year we add something different to the cidery experience. The days are long but we’re living our dream and we wouldn’t want to be anywhere else.”


6_ Glenn Valley Stables

Experience horseback riding down beautiful country trails, less than one hour from downtown Vancouver, with Langley’s #1 trail riding company, Glen Valley Stables Horseback Trail Rides.  Let our highly experienced guides take you on a trail ride to remember in Campbell Valley Park, one of Metro Vancouver’s most spectacular parks, on one of our beautiful and well-broke horses.

Our one to two-hour rides are safe and fun – you’ll have the time of your life!

7_ Wendel’s Bookstore & Cafe

Wendel's Bookstore and Cafe

They say, “As a local bookstore and cafe that serves coffee, breakfast, lunch, dinner, and dessert in Fort Langley, we are proud to support local farmers and producers. Together, we create great-tasting food, free from preservatives.” As Fort Langley continues to evolve, Wendel’s continues to be one of the most recognized retail locations in the area.


8_ Glass House Estate Winery

Glass House Winery

They say, “Glass House Estate Winery is a family-owned vineyard and boutique winery producing hand-selected, single vineyard, low yield artisan wine located in beautiful South Langley along the Campbell Valley Wine Route. The winemaking process focuses on a minimalistic approach, using only free-run juices and showcasing each varietal’s best characteristics. Glass House Estate Winery is managed and operated by The Joseph Richard Group who is proud to be building on the founder’s legacy of carefully crafted wines while introducing a bespoke menu of curated wine-pairing-dishes.”


9_ Penzer Action Park

At this creative park with a variety of obstacles, adventurers can hone their parkour abilities. Both younger children and more seasoned parkour lovers will find areas of the action park to their liking. Additionally, it contains a skatepark, a bike skills park, and an outdoor basketball arena.

10_ Township 7 Vineyards and Winery

Township 7

Last but not least on our list is township seven Vineyards and winery. Township seven is one of our favourite places to visit in Langley mostly because they make great wines! Township seven always has interesting seasonal events going on like the recent wine-stomping event for charity and their upcoming holiday Open House at both their Langley and Narmata Bench locations.


Main Photo – Photo by Beth Macdonald on Unsplash
📸 Photos – Please email for credit or removal. No copyright infringement intended.

It wasn’t very long ago that we were all locked down and going out to eat at a restaurant wasn’t even a possibility. Thank goodness that those days seem to be behind us now. If you’re looking for a NEW place to eat in the Fraser Valley, here are some possibilities…

1_ Konz Pizza – Surrey

Konz Pizza

Konz Pizza makes pizzas, pasta, salad, and ice cream.
Address: 102 – 18811 72nd Avenue, Surrey
Address: 110 – 14818 60th Avenue, Surrey

2_ Captains Oven Pizza – Langley

Captains Oven Pizza

The pizza restaurant recently announced on its Instagram page that it is planning to open a new store in Willowbrook Shopping Centre, but it has not yet specified an anticipated opening date.

3_ Old Yale Brewing Abbotsford

Old Yale Brewing

The Old Yale Brewery and Tasting room with headquarters in Chilliwack have announced plans to establish a 220-seat restaurant and brewery in the heart of Abbotsford.
Address: Downtown Abbotsford

4_ Chubbs


Chubbs, a brand-new restaurant serving “game-changing” comfort food, will soon be opening in Metro Vancouver. The restaurant will be debuting in Surrey at The Shops at Morgan Crossing, Unit F118 – 15775 Croydon Drive.
Address: The Shops at Morgan Crossing, Unit F118 – 15775 Croydon Drive, Surrey

5_ Sweet Revenge Cafe & Bakery

Sweet Revenge Cafe

Get ready, Surrey, a new place for hand-crafted sweets is on the way. Soon, Sweet Revenge Bakery & Cafe will debut at 6-19567 64th Avenue in Surrey.
Address: 6-19567 64th Avenue, Surrey

6_ Pelicana Chicken (Multiple Locations)

Pelicana Restaraunt

Last October, Pelicana Chicken launched its first branch in British Columbia in Burnaby, and the company has plans for further locations. Foodies were enthused about the chain’s high-end Korean fried chicken, so this announcement will undoubtedly generate buzz.
* Port Coquitlam – 206-2748 Lougheed Highway, Port Coquitlam
* Surrey – #102-16016 Fraser Highway, Surrey

7_ Four Winds Southlands

Four Winds Brewing Company

An important project is being worked on by one of British Columbia’s most well-known craft breweries. Four Winds Brewing Co. will soon open a new store, restaurant, and destination patio in the Lower Mainland.
Address: 6313 Market Avenue, Delta

Stay tuned for more openings around the Fraser Valley!

📸 Photos – Please email for credit or removal. No copyright infringement intended.

November is here and Christmas is right around the corner. In November there will be Remembrance Day events and we’ll begin to see Christmas-themed events. As always, enjoy!

Abbotsford November Events

Cascadia Remembers: Sacrifice for FreedomCascadia Remembers: Sacrifice for Freedom

Cascadia Wind Ensemble’s first concert of the 22/23 season is our highly anticipated annual Remembrance concert. “Cascadia Remembers: Sacrifice for Freedom” is a musical tribute to our veterans, including our popular Sunset / Remembrance ceremony and featuring traditional and contemporary musical selections, interspersed with presentations of poems by Spoken Word Artist Shelley Picard.

Tickets are available at the door, at King’s Music and at
DATED and TIME: Sun, Nov 6 2022, 3 – 5 pm
VENUE: Matsqui Centennial Auditorium

Abbotsford Remembrance Day Ceremony

Join us at Thunderbird Memorial Square on Friday, November 11, 2022, as we come together to pay tribute to, honour and remember the sacrifices and contributions of those who have proudly and courageously served our country in war, conflict, and in peacekeeping.
DATE AND TIME: Fri, Nov 11 2022, 10:30 – 11 am
VENUE: Thunderbird Memorial Square – 32388 Veterans Way, Abbotsford, BC V2T 0B3

Toys 4 Tots Christmas Breakfast Toys for Tots

You’re invited to one of Abbotsford’s Christmas traditions! Join us in celebrating the 10th Annual Toys for Tots Christmas Breakfast. This spirited event is hosted by the Clarion Hotel & Conference Centre; benefiting the Abbotsford Christmas Bureau. This is a fun and festive event that works around your busy Christmas schedule.
DATE AND TIME: Sun, Nov 27 2022, 11 am – 2 pm
VENUE: Clarion Hotel & Conference Centre, 36035 North Parallel Road

Langley November Events

World Under-17 Hockey ChallengeWorld Under 17 Hockey Challenge

From November 3rd to 12th, Hockey’s Best are coming to Langley and Delta for the World Under-17 Hockey Challenge. Twenty-three action-packed games will be played at the Langley Events Centre and Sungod Arena. Single-game tickets and multi-game tickets are available for the World Under-17 Challenge. Tickets start as low as $15 and are available online See WEBSITE

Glamorama – Charity Shopping Night Glamorama – Charity Shopping Night

Kick off your holiday shopping with their 7th Annual (and practically FAMOUS) Charity Shopping Night – Holiday Glamorama.

This year’s event includes:
– Wine tasting from 20+ wineries with $0.25 tastings
– Exclusive promotions from your favourite retailers
– $20K + in dazzling, curated prizes
– Delish appetizers and hors d’oeuvres
– Highlighted holiday fashion
– A visit from the big man in red
– & so much more!

DATE: November 19, 2022
TIME: 7:00 pm to 10:00 pm
VENUE: Willowbrook Shopping Centre, Fraser Highway, Langley, BC, Canada

Langley GlowChristmas Glow Langley

Canada’s Largest Christmas Event Returns Bigger Than Ever.
Experience the Magic of Over a Million Lights as Glow Langley Brings the Holiday Season to Life

What has become the most anticipated holiday event of the season is returning bigger and brighter on 20 acres as Glow Langley launches on November 23rd. Early bird tickets are on sale, offering a 40% discount.

Guests will experience a family-friendly outdoor Christmas festival with towering light gardens and magical landscapes all under the magic of more than a million lights. Attractions include a kids scavenger hunt, food trucks, a holiday train ride, pictures with Santa, a meet and greet with princesses and a warmed tent space with live performances and delicious holiday beverages.

Guests will wander through a sea of giant ornaments, magical trees and cascading lights while kids also enjoy the variety of attractions designed just for them, including a holiday-themed kids’ playground.

DATE: November 23 – December 30, 2022
TIME: 5:00 pm to 10:00 pm
VENUE: 6690 216 Street, Langley, BC, Canada
Photo @glowlangley

The Paperboys TrioPaperboys (Trio)

Bez welcomes The Paperboys (trio) to the up close and personal listening room vibe in Langley, BC. Celebrating their 25th anniversary year, Vancouver Canadian musician Tom Landa is looking back on the legacy of his much-loved folk rock band The Paperboys. For a quarter century, The Paperboys have been touring the world and lighting up stages with their freewheeling blend of influences from Celtic and bluegrass, to Mexican son jarocho, brass bands, and Canadian roots. They have been called everything from Cajun slamgrass to worldbeat, they’ve received a Juno award (Canadian Grammy), plus two Juno nominations, two West Coast Music Awards, released nine albums, and now we’re so pleased to have them make their Bez debut.

DATE: November 18, 2022
TIME: 8:00 pm to 9:00 pm
VENUE: Bez Arts Hub, 64 Avenue, Langley, BC, Canada

Surrey November Events

Bear Creek Lights

Bear Creek Lights

Pre-book your tickets for the 10th annual Bear Creek Lights.
Stroll the 1km illuminated walking loop at your own pace with friends and family.
Dates: November 4 to November 18, 2022 (closed Remembrance Day on November 11)
Hours: 4:30 – 9:30 pm. Entry times are available every 30 minutes
Cost: Free. Tickets are required for entry.

Vancouver International South Asian Film Festival Red Carpet GalaVancouver International South Asian Film Festival Red Carpet Gala

Don’t miss the opening night of the biggest South Asian Film Festival in Canada.
VISAFF, the biggest South Asian Film Festival in Canada, is a forward-thinking storytelling festival and we have been supporting work that goes beyond the Bollywood screen for many years. Year after year, the Festival pursues new ways to support artists and introduce more people to original, authentic South Asian storytelling

The theme for this year is Unity in Diversity. This year we will focus on the importance of unity in a diverse world through innovative and inclusive programming and participation.

Date & Time – November 10, 2022, 6:00 pm – 9:00 pm
Address – Surrey City Hall, 13450–104 Avenue
Tickets & Pricing – $125
See –

Remembrance Day Ceremonies

Join your community for Remembrance Day ceremonies happening across Surrey.
On November 11, several events will be taking place across Surrey in honour of Remembrance Day.
Arrive early to find parking, or consider walking, biking, or taking transit. Events will take place rain or shine. View scheduled road closures.
Date & Time – November 11, 2022 10:30am – 12:00pm
Tickets & Pricing – Free
Join your community for Remembrance Day ceremonies happening at the following locations:

  • Centre Cemetery, 16671 Old McLellan Road, City of Surrey, Cemetery Services
  • Veterans Square, 17710 – 56A Avenue, Royal Canadian Legion, Cloverdale Branch #6
  • Whalley Legion, 13633 Grosvenor Rd., Royal Canadian Legion, Whalley Branch #229

📸 Photos – Please email for credit or removal. No copyright infringement intended.

One of the hashtags we like to follow on Instagram is #fraservalley.  Based on our observations of this hashtag, thousands of pictures are taken in the Fraser Valley and are being uploaded to social media every day on platforms like Instagram, Facebook, and TikTok . The photos range from beautiful views above the valley to pictures along creeks and rivers in the valley below. 

As we regularly do,  we thought we would take a look at Instagram for some inspiration and suggest where you might want to go in the Fraser Valley to take and upload photos that inspire you and your friends.

Based on Instagram’s algorithm and our totally random way of doing things, here are some spots that are trending right now…

Pitt-Addington Marsh
Photo: Rod Janz

1. Pitt-Addington Marsh

The Pitt-Addington Marsh and the surrounding area have some spectacular views of Golden Ears and the nearby mountains. The park is located on the north side of Pitt Meadows. Great Narrows is the gateway to the surrounding Pitt-Addington Marsh Wildlife Management Area. South of this area is the Pitt River Regional Greenway. The trails in this area have cafés and amenities, scenic waterfront views of the mountains, farmland, and nature. It’s a great place to walk, cycle, and do birdwatching. If you watch carefully, you’ll see seals, muskrats, osprey, hawks, ducks, and more!

The Pitt River Greenway is a dyke that was originally built to protect the agricultural lands in the area. On the website, it says, “the word ‘Pitt’ is of Dutch origin from the term “pitt polder” meaning converted wetlands and is related to the Dutch dyke building company and Dutch farming community of this area in the mid-1900s.”

Bridal Falls

2. Bridal Veil Falls Provincial Park

Photo @shotsnclicks*

You are probably familiar with Bridal Falls if you live in the Fraser Valley. If not,  Bridal Falls is located east of Chilliwack. The park is surrounded by mountains and visitors can enjoy picnicking hiking and viewing the spectacular Bridal Veil Falls. The falls tumble 60 m creating a veil-like effect.

Kilby Historic Site & Campground

3. Kilby Historic Site & Campground

Photo: @kilbyhistoricsite*

The Kilby Historic Site and Campground is a nonprofit historical site that is dedicated to the preservation of history. They invite you to come to experience their 1906 General Store, chat with costume interpreters, and wander the farm.

They say, “Step back in time and enjoy a leisurely tour of the Kilby Historic Site with its magnificent 1906 General Store Museum. Visitors will view a fascinating gallery of product packaging dating back to the 1920s and 1930s. Don’t miss the intriguing artifacts in the heritage Post Office and Manchester House Hotel; both were an integral part of the Harrison Mills community at the turn of the twentieth century.”


The 5 Acres Flower Farm4. The 5 Acres Flower Farm

Photo: @fiveacresflowerfarm*

The 5 Acres Flower Farm run by the McAllister family regularly comes up in our Instagram feed with beautiful pictures of peonies, dahlias, roses, tulips, concerts, and other fun events.

The Five Acres Flower Farm is a small family farm located in Abbotsford, BC in the Fraser Valley. They offer private and public workshops throughout the summer and autumn in their own flower field. They “specialize in carefully curated and sustainably grown cat flowers and specialty dahlias and bouquets and arrangements to order.”

Chaberton Estate Winery

5. Fraser Valley Wineries

Photo: @chabertonestatewinery*

This is actually a shout-out to all of the great Fraser Valley wineries as places to take pictures and taste incredible BC wines. There’s nothing more picturesque than a winery and Fraser Valley has some outstanding places to visit. The Chaberton Estate Winery and Bacchus Bistro is certainly one of them.

Bacchus Bistro was rated by the Vancouver Sun as one of the top three al-fresco dining restaurants in Vancouver. They serve authentic French bistro cuisines prepared with local ingredients with a West Coast flair. Bacchus Bistro overlooks 55 acres of Vineyard making their seasonal patio a great place to enjoy fine dining, 100% BC wines, and seasonal cuisines. For fine dining in Langley, the Bacchus bistro is one of the best.

_ _ _ _ _

📸 Photos – Please email for credit or removal. No copyright infringement intended.

Maybe by the time you read this, the weather will probably have changed but as I write this it feels like summer in October here in the Fraser Valley of British Columbia. Continue reading below to see a list of October experiences, Fraser Valley events, and pumpkin patches that you can visit with your friends family, and guests to the Valley.

Oktoberfest 2022

Looking for a special event like Oktoberfest 2022 in the Fraser Valley? How about Oktoberfest Vancouver? On top of it being time for Oktoberfest, it is also BC Craft Beer Month! Check out these lower mainland Oktoberfest events…

Oktoberfest fraser Valley

Hoptoberfest at Camp Beer Co | 19664 64 Avenue, Langley
They say, “Hoptoberfest is here. Camp Beer co is hosting a one-of-a-kind event celebrating BC’s best pale ales, strong ales, IPAs, and more. From hazy to crystal clear, amber to gold, we’ve invited select breweries from around BC to honour the magic of hops. There will be live music, great food, and a chance to crown BC’s best.”

Oktoberfest at BREWHALL | 97 East 2nd Ave. Vancouver, BC, V5T 1B3
October 5 @ 11:00 am – 11:00 pm
They say, Join us from now until Oct 10 for daily food and drink features including soft baked pretzels, currywurst, schnitzel sandwiches, and Oktoberfests along with Paulaner Hefe-Weissbier, BREWHALL Köl Story Bro Kölsch, and Prost Helles Lager, and other rotating German-style beers.⁠”

Oktoberfest at Mountainview Brewing | 390 Old Hope Princeton Way, Hope
Mountain View brewing in Hope, BC will hold an Oktoberfest event on October 14. There will be an Octoberators live concert starting at 7 PM and five German beers and schnitzel. There are also prizes for the best dressed, so pull out your Oktoberfest costume, enjoy the coast mountains and look out your car window at the mighty Fraser River as you head up the Fraser Canyon on Highway 1, Fraser Highway, or Highway 7 and join them!

There will be an Oktoberfest event in Maple Ridge on October 8, 2022, at the Ranch Pub and Grill. This event is presented by some local area Rotary clubs. Your Ticket purchase of $30 per person or $50 per couple includes a beer stein and a choice of one of three German-influenced beers on tap. The party starts at 3 PM with live entertainment from traditional Oktoberfest bands.

And let’s not forget Thanksgiving! Why not head on up to Harrison Hot Springs to the…

Kilby Historic Site Thanksgiving Day Weekend | Kilby Historic Site 215 Kilby Road
They say, “Stroll through our beautiful grounds and experience the Harvest traditions of an early rural community. Enjoy our apple press demonstration and our impressive Thanksgiving Dinner. A meal truly to be thankful for…turkey with all the trimmings. Reserve your seat for this traditional Kilby feast.”

pumpkin Patch

It’s that time of year again. Time to head out to the pumpkin patch and pick out a pumpkin or two. One of our favorites is the…

Aldor Acres Pumpkin Patch | Aldor Acres Family Farm, 84 Avenue, Langley.
Open from September 24 – October 31, 2022, 9:00 am to 6:00 pm

Also, check out…

Maan Farms | 790 McKenzie Road, Abbotsford
Maan Farms offers A pumpkin patch, haunted corn maze, pedal go-kart racetrack, zip line, playgrounds, and a petting zoo! all of these attractions are open during the month of October. See their website for more.

Here are some events of note from the October events calendar…

Myles of Smiles Open Mic
Date: Thursday, October 6, 2022
Time: Veggie Bob’s Kitchen Cafe, Glover Road, Langley Township, BC
Event Details:
Weekly every Thursday a host musician will lead off with a few songs beginning at 6 pm, followed by anyone who shows up to perform. Both emerging and established, young and older musicians share the intimate stage while networking, connecting, and enjoying an evening out, complete with home cooking and conversation.

Fort Langley Night Market
Date: Friday, October 7, 2022
Time: 5.00 PM – 10.00 PM
Venue: Pop Up Park, Langley Township, BC
Event Details:
Fort Langley Night Market is a community gathering and free event to bring people together in an outdoor space like no other with play areas, vendors, music, food, beer & wine.
Every Friday (weather dependent) June 17th – October 7th, 5-10 pm at the corner of Glover Rd and Mary Ave.

Fort Langley Village Farmers Market
Date: Saturday, October 15, 2022
Time: 9.00 AM – 3.00 PM
Venue: United Churches of Langley – St. Andrew’s Chapel, Glover Road, Langley, BC
Event Details:
The Fort Langley Village Farmers’ Market is an authentic B.C. Farmers’ Market and features Local Organic Farms and Certified Safe BC Prepared Food Vendors bringing in fresh local produce, field greens, vegetables, fruits, fresh baked bread & pastries, fruit pies, fresh baked cookies, organic honey, local craft beers, varietal BC wines & Spirits, tasty prepared sauces & salad dressings, BC Fruit jams and pickles, all made with BC grown produce from our local Fort Langley & Langley Township, Fraser Valley, Similkameen, Okanagan & Creston Valley Farms.

Looking for more? See prior posts below.

_ _ _ _ _

📸 Photos – Please email for credit or removal. No copyright infringement intended.


Here is a transcript of this conversation. It has only been lightly edited.

Rod Janz: Welcome to the Fraser Valley Lifestyle Podcast. My guest today is Mike Wilson. Mike’s actually the publisher of Fraser Valley Lifestyle. It’s one of the services that he offers to his clients and so yeah, We’ll be chatting about the state of the real estate market here in the Fraser Valley, British Columbia. I’m sure it’s a question that you get so often. What’s going on in the market? What’s happening with home prices? Are we finally going to see a balanced market? So many questions!

Mike Wilson: Yeah. The best way to talk about it is to publish and be your own guest. That’s the best way to do this. Anyways, Rod, I appreciate your time. Yeah. You had a little headliner there. You were gonna run.

Rod Janz: Exactly. I was, I was doing some of my own research about what’s going on in the market and wondering what’s going on. Are we in a more balanced state? What’s happening with property sales? Is the number of real estate listings up or down? And I came across this, article by the Fraser Valley Real Estate Board that quotes the president of the fvreb Sandra Benz. Of course, they are always publishing statistics, and their recent headline is, “The Fraser Valley housing market signals further settling as sales continue to stall in response to interest rates.”

And I’m just wondering what you thought about that as we, as we were talking about beforehand.

Interpreting the headlines

Mike Wilson: Yeah. You know, it’s interesting cuz there are headlines like that and then there are other headlines that say that you know, we’re gonna have a five per cent decrease compared to last month. And then there’s another headline that says there’s a 20% decline in values. And you know, everybody’s a prognosticator when they get into these kinds of things. Inevitably we have a settling after a hypermarket, and this past market was beyond the typical extreme markets that we’d seen.

History of my history in the business, which is, you know, I’m a fairly new realtor of 34 or five years, so, you know, I, I’ve seen a couple of these cycles. But it’s interesting because the conversations inevitably are very similar and, you know, there’s always a new generation that comes through. Whether it be a buyer or a seller, or realtors or professionals, it’s always a new generation that comes through and it’s a bit of a shock to them when we see these kinds of changes and interest rate hikes, but it’s, it’s really not a shocking development in real estate.

You have your ups and your downs, like any business, stocks, or whatever the business is. Sometimes you’re in the ebb and sometimes you’re in the flow. You know, the statistical aspect of. Subject to bean counters moving around you. You can manipulate numbers if you like. I think the general consensus is pretty obvious out there.

Supply and Demand

We had a Fraser Valley market where we were we didn’t have enough supply of single-family homes and real estate in other categories for quite some time. And so the demand was way, way outstripping that supply, which was creating an increase in pricing. And the pace of the market and the fear of possible further hikes in price were such that people were making decisions quicker and quicker without a lot of due diligence and not necessarily finding the perfect home either.

So it got a little bit dangerous in some respects. People were buying a new home really on the spur of the moment, and not necessarily the right property for them on the foot of the car. Price gains were happening super fast. So that is one of the challenges that we had. That marketplace and price growth and with the swing, it feels very, very large this swing because we, we stopped that. Now you can write an offer on a property that’s subject to financing, subject to inspections, you know, subject to a number of things which you couldn’t do in the other market. And so it makes that swing feel even more pronounced. And numbers statistically wise, you’re seeing, you know, pretty substantial changes. So for the same time last year, we would’ve had about 1500 listings with about a thousand or 1100 sales. So, you know, a good portion of those listings were being taken up last September.

Now you’re getting into a similar number or more listings, and you’re getting down in the four or 500 range as far as sales. So you can see the absorption is dropped. Mm. So now a person asks to take a look at that and say, Well, how does that affect me individually and what are my needs? And so there’s always gonna be people that are investing for speculative reasons.

There are also people moving for lifestyle reasons, and then their growth of family, those sorts of things. There are some great opportunities out there that weren’t available to the buyer six months ago because of the highs of recent months. Opportunities like being able to actually use several homes that may suit your needs are opportunities of being able to actually make a negotiation, doing a negotiation with a seller rather than just simply agreeing to what the seller’s requests or requirements were.

And also shopping around as far as finance goes. So finance. For a period of time there, when we were selling all these homes in the supermarket, the brokerages and the banks were looking at a necessity of two to three weeks to do financing. And so we’ve changed that. It’s back to about 48 hours. So your financing ability is a lot smoother now than it was during these hypermarkets and you will start to get greater value for your real estate investment as a buyer as prices decrease.

The negatives of the current market and how to deal with them

I guess the negative to the market if you’re gonna look at it right now, as a buyer, the concern is the interest rates have risen, which is a, it’s a fact. There’s no question that they’ve risen. So the actual stress test level has gotten higher. If you’re not sure what the stress test is, that’s a great opportunity for either you and your realtor or a real estate professional or your mortgage broker or your bank and discuss it.

So it’s a little bit more involved than just what we’re doing right now. But in essence, it’s the qualifying mark. For a mortgage for a buyer. So tho that rate has gone up, which makes it a little bit more challenging for some people to qualify. It also affects how much a person might qualify for, and so that has to be considered. But on the flip side of that is that from six months ago, you may be looking at a fvreb single-family home, for example, that may be three or $400,000 less, obviously, depending on the type of property and the type of valuation, but some substantial drops in. Those drops in price are better or they’re more advantageous than paying a little bit higher interest rate.

So we know that the interest rate you’re gonna get on your mortgage is going to be for a term, which could be anywhere from six months to five years to 10 years. And in that period of time, you’re gonna see some adjustments on those rates. So those could come back down at some point where your affordability gets better. But what will definitely happen is you’re gonna see as a cycle solidifies, you’re gonna start to see property values get firm again, and you’re gonna start to see some gradual increases. So, great opportunity for people that have not been in the market or people that are looking for an additional property that was maybe too expensive before.

So there is some great opportunity out there. It’s just a matter of having the finances in comparison to the purchase price and having that perspective of what, how much am I saving on the purchase that may outweigh what you’re paying a little bit extra in the interest rates. I’m obviously biased about this, but real estate agents and mortgage brokers can definitely help with this so make sure you talk to one and create a plan.

We inevitably go through a reevaluation period when we see the market change and people really reevaluate what their needs are. And that’s a pretty important thing. Again, you need to be working with a real estate professional to help you identify the timing of your next move.

Creating A Game Plan is Essential

There are lots of things to be considered and lots of detailed information to be gathered and used in your listings as a seller and to consider as a buyer. Lots of things to be considered in a game plan so that you can move forward in such a way where you’re not overburdened, but you are put in a place where you’re living the lifestyle that you’d like to live and within your needs. So that’s what the real estate professionals can do to help you as far as that part of the plan.

And brokers obviously for financing are a great help as far as affordability. So, so stopping there, just going back to the conversation within the real estate profession, you know, inevitably when we see a change in the market, we have lots of conversation about what’s going on in the market, new listings, and all the different property types. A good portion of real estate professionals will help you find solutions, and a portion of real estate professionals will be more looking at what the negatives are. So you need to find yourself a real estate agent that believes in solutions and opportunities for single family homes and all other categories of real estate, and I think that will help that buyer and seller. To move into the market where we are right now, I need to say we’re just in a transitional period of time, but that doesn’t last for long in our real estate industry out in BC anyways.

Rod Janz: Yeah. And that’s what I’ve always appreciated about you is you’re really good at coming up with a plan, and, and sometimes you’ve even said to your clients, this isn’t the time for you to buy or sell.


Mike Wilson: Yeah. I mean, it’s a challenge for all of us. We’re just people. So there’s a challenge that happens when we see a transitional market as a person. You know, we go through that period of not mourning, but we go through that period of real indecision and feeling very. You know, taken aback by what’s happening in the market. But I think experience helps some agents, and I’m not alone, but I think experience helps us to sort of go, Okay, but our job right now is to find solutions. So what are the solutions? And we’re not here to fabricate a solution. What we’re just here to do is help you take advantage of it and, and know what’s gonna work for you. But there are times when it’s best for people not to make a move. I hate to say that because it puts me out of business, but the reality is sometimes it’s not the right time and you need to know that too. I think, again, what your real estate professional can help you to identify, is this the right time? Is my motivation for the right reasons? And in this marketplace, does it make sense or do I, does it make sense for me too.

Housing Prices

Rod Janz: You went and looked at a fvreb apartment or condo development recently and I think it was, it’s a great example of what’s going on in the market. Why don’t you just tell people what’s happening there? It really is the epitome of what’s, what’s happening.

Mike Wilson: Sure. Well, of course, developments when you’re speaking about, is a development in the White Rock area, and they had a reception, so over the inflated market period of. You know, anything that was being developed was being snapped up pretty quickly. But there’s al always that turning point where a development doesn’t get snapped up in time, and then the market softens and they have to become a little more aggressive in their marketing. So I, I just happened to visit a project locally that’s in the White Rock area, a beautiful development, and they didn’t quite get all their units sold, So now they’re having to make some adjustments, and some of those new projects, if you’re in the market for.

They may not do a major rollback on pricing because they wanna maintain their prices for anybody that’s purchased in the building. What they do instead of dropping prices is that’ll do promotions in a lot of cases. You know, whether it’s a decorating promotion or whether it’s a, you know, A number of options or promotions they have, and that allows them to maintain the integrity of their pricing rather than having to say they drop their prices. But inevitably, at the end of the day, these are promotions that make those units more appealing. Sometimes the GST will now be included in the purchase price. Sometimes as they say it may be a package. So we’re seeing that now. And we’re gonna continue to see that. The other thing we’re gonna see is less development in speed, I guess speed would be not the right way to put it, but developers are gonna take a breath. They’re not gonna rush to develop some of the land. The ones that are developing and are at a point of nowhere not turning it off or no shutting it down. No, they’re gonna have to just adjust their pricing. So again, great opportunity for a buyer to come in on some of these projects.

And they may pay a hundred thousand dollars or $200,000 less than they would’ve paid six months ago if the market had kept going. So, I’m throwing around a number. You know, we’re certainly seeing certain sectors of the market that are maintaining their price a little more, but we’re seeing some areas of the market where there’s a pretty substantial adjustment and price and what you can get for your real estate dollar.

And you know, it’s interesting too, the median price or the benchmark price for a home. And Langley is a great example of the Brookwood Langley area. You, your pricing right now sits at about $1.5 million for a home, and that means condos. Their medium price is sitting at over $850,000. So it’s a, it’s interesting the numbers, how astronomical they are, even from 10 to 15 years ago. And it’ll continue. You know, I’ve, since I’ve been in the. Sort of on a 10-year average, you see property values double and you know, with the growing population and certainly with the popularity of bc, you know that’s not gonna be ending in the foreseeable decades.

The big winners…

Rod Janz: I have a relative that I was just talking to who lives in the Cloverdale area, who bought a townhome for around $350,000. This was 10 or 15 years ago. Yeah. And one was just listed in there for 1.2 million. A townhome,

Mike Wilson: Well, you know, one of the big winners in the marketplace that escalates as it did is for a buyer who’s been in the market on a, with a property for several years. Obviously, this is a great example of Cloverdale, the other buyer that really benefits from the big bump in values is that buyer that got in on the marketplace with a very minimal down payment. So we’re, we’re gonna say 5%. So, you know, throwing out a hypothetical, a person that maybe bought a condo for four and five down, well, with that condo went up to $600,000. That extra hundred and $50,000 or increase in value becomes an equity stake for them. It’s all equity at that point. So that’s where you see a lot of those people being able to make that move to the next level. And that was one of the benefits of this market is that people that you know, maybe had 10 or $15,000 down on the condo instantly, they had $215,000 down. So there were some real benefits to that. It doesn’t eliminate qualifications based on your work. You still have to qualify for the payments, but you’re now going to your next property with a pretty substantial down payment. And that was one of the big benefits of this market for a lot of that first-time buyer group. They were able to jump up to the next level and invest in a townhouse or a house. So good opportunity again, bonus, to have that equity growth for sure.

Back to Interest Rates

Rod Janz: I just want to go back to, and, and maybe we can close with this unless you have something else to share, but I mean, interest rates aren’t terrible, you know, comparatively, we, we’ve been used to them being so low, but they’re still, you know, compared to what geezers like us are used to. For a long time. For a long time, there was a long stretch where you were. Be 4, 5, 6, 7%,

Mike Wilson: Yeah. It’s very, very interesting. You know, again, the young, the young generation that’s come into the marketplace, you know, they can’t fathom that we would’ve paid 15 or 16%. Yeah, so back in those days you paid, you bought a home based on how much paid for the home. Now you buy a home on the basis of how much your monthly mortgage cost. So it’s a real change in the mentality. But if you go back to it, it is interesting how it’s reversed itself. If you go back to the days when you paid 15% or 20%, Well, if you paid, if you bought a home for $300,000, you still paid a huge amount of money. Now that home has gone up to $600,000 and your interest rates are less, but sort of the numbers have sort of leveled off where you didn’t pay as much for the house back then, but you paid a huge interest rate. Now you’re paying way less interest rate, but you’re paying a huge amount for the house. So again, it’s an interesting way. To move the beans around, but you’re absolutely right. One of the dangers for today’s marketplace is that with the interest rates if they did actually escalate to a number in the higher numbers, higher single digits a lot of people that got into the marketplace would struggle with those numbers because we do have a society that tends to leverage their money on a payment plan. So there is some concern about that.

If people are concerned about interest rates, putting them in a position where they can’t afford to hold onto their home at some point my suggestion, again, first and foremost, talk to your broker, but it’s wise to look at the longer term locked-in rates. At that point, you could potentially put yourself in a position where you may get a longer-term rate that may be a little bit higher rate now, but it may be an affordable number if you gamble on the interest rates and they go too. It may become unaffordable for you or for you to maintain your home. So you’re gonna have to balance that. Again, a good broker or bank will be able to give you an idea, and you have to look at your own finances. What’s your debt load and how much can you afford to keep paying on your mortgage? So lots of, again, these are, these are why you have professionals that are out there that can help you with sort of looking at your plan and saying what makes the most sense for you and your family or yourself and take advantage of that. Take advantage. The brokers that are available, they’re, they’re worth your weight in gold in helping you answer those questions. Realtors are, we are worth our weight in gold if we’re, if we’re given an opportunity to sit down with you and talk about your motivations and, and what the market’s doing. So there’s some really good professional help out there and people need to open up to allowing those people to come in and choosing someone that they can trust and then working with them.

_ _ _ _ _

You Are Important to Me

I want to make sure you know how much I value you as a client. My primary source
of new business is referrals from people who already know and respect me, and I want
to build my business by working with great people like you. My goal is that you will be
so impressed that you can’t wait to tell your friends and family about me and the
fantastic service you received.

Oh, by the way®… I’d be delighted
to help your friends and family, too.

Whenever one of your friends or family
members are looking to buy or sell a home,
I’d be happy to help.

Warmest Regards,

p. 604-538-2125

_ _ _ _ _

Photo by Spacejoy on Unsplash

The Fraser Valley is located in British Columbia, Canada along the US Border to the south and beside the coast mountains to the north (map). With the mighty Fraser River streaming through the valley, New Westminster, acres of farmland, visitors, and residents can find endless opportunities to explore nature and visit local restaurants, bistros, wineries, and craft breweries, The Fraser Valley is a great place to visit and explore!

Fraser Valley British Columbia

One of the questions we often ask our readers is, “are you looking for something to do?” If you are looking for something to in in the lower mainland of the Fraser Valley, here are some of the area’s main attractions…

Golden Ears Provincial Park – “As one of the largest parks in the province, Golden Ears Provincial Park is one of the largest parks in the province and has numerous recreational opportunities. There is an extensive system of trails that provide an excellent opportunity for hiking and horseback riding. On Alouette Lake, you can go swimming, windsurfing, water-skiing, canoeing, boating, and fishing.” The park also has three large campgrounds.1

Golden Ears

Harrison Hot Springs is a famous resort town in the Fraser Valley claiming natural mineral hot springs, a sandy beach, and a gorgeous lake for water activities. “On a clear day, Harrison Hot Springs is breathtaking, with views of massive granite ridges, a majestic lake surrounded by trees and hills, and long sandy beaches. The lake is one of the biggest in the lower mainland. The town is about a 90-minute drive east of Vancouver and a half-hour drive northeast of Chilliwack.” 2

Bridal Veil Falls Provincial Park is located east of Chilliwack. The park is a scenic day-use area with a picnic area for families. The main attraction of course is a 60-meter waterfall that cascades down the rocks that is just a short walk from the parking and. picnic area. “The name of the park comes from the waterfall as its smooth rock is said to create a “veil-like” effect from the falling water” 3

Cultus Lake Water Park

Cultus Lake and the surrounding area are one of the jewels of the Fraser Valley. Cultus Lake is 100 km east of Vancouver, “With 640 acres of park, conservation areas, trails, camping, fun activities and beaches with beautiful refreshing water… it is highly popular with visitors and residents alike.” During the summer you can get ice cream, play sand volleyball and there are even ball fields in the area. And don’t forget to visit the popular Cultus Lake Waterpark 4

The Othello Tunnels were built in the early 1900s when the Canadian Pacific Railway decided a route was necessary to link the Kootenay Region with the BC coast by rail. “There are spectacular viewing opportunities available on the trail, through the tunnels, and on the bridges. Located near the town of Hope there are lots of places for viewing, walking, fishing, and picnicking.5

We invite you to come to visit and explore some of the Fraser Valley’s top attractions and there’s plenty more to see and do! Heck, why not have a family reunion here, or attend a special event like a hockey game at the Abbotsford Event Centre or Langley Event Centre?

Looking for something fun to do in Fort Langley? See Seven Fun Things To Do In Fort Langley


Main Photo Credit: @alouetteparks and @susanmarquis
Dog (photo taken in Golden Ears Provincial Park) @lilo_lovebug
Water Slide
📸 Photos – Please email for credit or removal. No copyright infringement intended.

online shopping scam

Online shopping can be easy and fun. But unfortunately, there are many scammers who want to steal your identity and your money. The information below provides tips on ways you can protect your personal information and your finances when shopping online.

online shopping scams

There are plenty of examples of people being defrauded through online shopping scams. Back in August 2021, for example, two Abbotsford businesses were out $100K each in an email scam.  Fraudsters used addresses similar to the legitimate company to request e-transfers to pay invoices. Back in 2020, it was reported that Facebook shopping scams were at an all-time high with losses of $117 million in just the first six months of that year.

online shopping scams
Use these tips to help you to identify and protect yourself from fraud.

Verify the Website

Only shop on secure websites with good reputations. Check for the small, locked padlock icon in the address bar. The address should start with https://.

Check the spelling of the URL. Scammers use similar spellings to fool you into thinking that you are on the true site.

Do an online search on the seller. Use the seller’s name and the word “scam” to vet them before sending money.

online shopping scams

Manage Risk

Don’t shop online using public Wi-Fi. Public Wi-Fi is not secure and increases your chance of being hacked.

Use a credit card. That way if you get scammed, you can dispute the charges.

Check out as a guest if possible. Your data won’t be retained by the company.

Online Shopping Scams

Trust Your Instincts

Beware of deals that seem too good to be true.

Be vigilant when websites or social media ads link to an unfamiliar website. Look for typos and missing contact information. Other red flags are poorly written or missing sections such as About Us, Privacy Policy, or Terms and Conditions.

If something doesn’t feel right, walk away.

Report scams right away to your bank and the Canadian Anti-Fraud Centre.

© 2022 Buffini & Company. All Rights Reserved. RMMK SEPTEMBER EREPORT C

_ _ _ _ _

FV Lifestyle is provided by Fraser Valley Realtor, Mike Wilson From Mike… Oh, by the way®… if you know of someone who would appreciate the level of service I provide, please call me with their name and contact information at 604-889-7653.

Fall is about to arrive and so is the busy season for events! See below for some of our Fraser Valley event picks for September 2022…
Fort Langley Movie NightMovie Night in Fort Langley

DATE: September 17, 2022, 7:30 pm
VENUE: Glover Mary Church, Fort Langley
WEBSITE: Facebook Page

Valley West Stampede

DATE: September 2-5, 2022
VENUE: Langley Riders Society, 208 Street, Langley Township, BC, Canada
Photo Credit

Community Maker’s Market

DATE: September 4, 2022
TIME: 12:00 pm to 4:00 pm
VENUE: Artful Dodger Pub and Liquor Store, 200 Street, Langley, BC, Canada

Fort Langley Night marketFort Langley Night Market

DATE: September 2 – October 7th, 2022
TIME: 5:00 pm to 10:00 pm
VENUE: Pop Up Park, Langley Township, BC, Canada

Langley Good Times Cruise-InLangley Good Times Cruise-In

DATE: September 10, 2022
TIME: 9:00 am to 5:00 pm
VENUE: Aldergrove, Langley Township, BC, Canada

SaFarmi Stroll & Corn Maze

SaFarmi Stroll & Corn Maze

DATE: September 18, 2022
TIME: 11:00 am to 3:00 pm
VENUE: Eagle Acres Dairy & Pumpkin Patch, 240 Street, Langley, BC, Canada

Campbell Valley Wine Run

Campbell Valley Wine Run

DATE: September 25, 2022
TIME: 9:00 am to 2:00 pm
VENUE: Pacific Riding for Developing Abilities, 208 Street, Langley Township, BC, Canada

White Rock Market

White Rock Farmers’ Market

DATE: Sun, Sep 4, 5 PM
VENUE: 1425 Johnston Rd, White Rock, BC, Canada
PHOTO: @farmersmarketwhiterock

5 Corners Festival- Andrea Jin, Gina Harms, and More!5 Corners Festival- Andrea Jin, Gina Harms, and More!

DATE: Fri, Sep 9, 7:00 – 8:30 PM
VENUE: Islands Cafe – 1237 Johnston Rd, White Rock, BC, Canada

The Glades Woodland Garden Fall OpeningsThe Glades Woodland Garden Fall Openings

DATE: September 3, 2022 10:00am – September 4, 2022 4:00pm and September 10 & 11, September 17 & 18, September 24 & 25, October 1 & 2
VENUE: 457 – 172 Street, Surrey BC

Peace Arch Hospice Society Hollywood Hoedown

Peace Arch Hospice Society Hollywood Hoedown

DATE: September 17, 2022 6:00pm – 10:00pm
VENUE: Hazelmere Golf & Tennis Club, 18150 – 8th Avenue, Surrey

Surry Events –
Langley Events –
Photos – No copyright infringement intended. Please email for credit or removal.

Langley Real Estate

From Realtor Mike Wilson,

A message to my friends and clients…

I’m committed to serving you.

Working by referral is the commitment I have made to provide my clients with
unsurpassed service whenever they need me. This includes building long-term
relationships with my great clients.

Here Are Some Ways I Can Serve You:

Trade and Service People When you need referrals to competent trade and service professionals you can trust such as lenders,
legal professionals, handymen, roofers, etc., just give me a call. I’m happy to help.


Want up-to-date information about the local housing market?
I make it a point to stay on top of key trends and local market statistics.


Interested in knowing your property’s resale value and suggestions for upgrades
that will increase its value? I’ll be your trusted advisor for all things
related to the value of your home.

You Are Important to Me

I want to make sure you know how much I value you as a client. My primary source
of new business is referrals from people who already know and respect me, and I want
to build my business by working with great people like you. My goal is that you will be
so impressed that you can’t wait to tell your friends and family about me and the
fantastic service you received.

Oh, by the way®… I’d be delighted
to help your friends and family, too.

Whenever one of your friends or family
members is looking to buy or sell a home,
I’d be happy to help.

Warmest Regards,

p. 604-538-2125