# Liz Penner | Langley Realtor > Specializing In Investment And Commercial Property Sales ## Posts - [Open House Luxury 2 bedroom Corner Condo in Cloverdale](https://lizpenner.com/just-listed-luxury-2-bedroom-corner-condo-in-cloverdale/): 201 – 16421 64 Ave.Luxury Condo in Cloverdale’sSaint Andrews by Northview Building Open House Saturday, October 25th from 1 – 3pm Bedrooms 2 + den Bathrooms 2 Price: $900,000 Resort-Style Living in One of Cloverdale’s Most Prestigious Communities   A Truly Unique and Private Home If you’ve been searching for something truly special—something that offers more than just square footage and location, this extraordinary home in St. Andrews at Northview might be exactly what you’ve been waiting for. This is not your typical condo. This one-of-a-kind end unit shares no walls with neighbors, offering exceptional privacy and a peaceful, detached-home […] - [Fraser Valley August Market Review](https://lizpenner.com/fraser-valley-august-market-review/): Declining prices and high inventory strengthen the buyer’s market heading into fall SURREY, BC – Fraser Valley home sales fell more than 20 per cent in August, but buyers who did get into the market were able to take advantage of favourable conditions, including abundant choice, softer prices and more time to make decisions. The Fraser Valley Real Estate Board recorded 931 sales on its Multiple Listing Service® (MLS®) in August, down 22 per cent from July and down 13 per cent year-over-year. August sales were 36 per cent below the 10-year average. The Fraser Valley buyer’s market remains strong with inventory levels holding relatively stable, down just two per […] - [The Never Changing Role of a Realtor](https://lizpenner.com/the-never-changing-role-of-a-realtor/): The Never-Changing Role of a Realtor There’s been a whole lot of change in the world we live in. Change in how we interact with each other—even the way we sneeze. You can’t sneeze into your hand anymore. I learned that the hard way with one sneeze and a roomful of strange looks. And yet, on a normal Sunday, I still instinctively bring my hand to my mouth when sneezing. But the changes don’t stop there. Building codes have changed—you can’t build a condo today without central air conditioning, upgraded electrical service, and more insulation. Parking isn’t always required anymore. […] - [SOLD! 1 Bedroom Plus Den Condo in Willoughby Heights](https://lizpenner.com/just-listed-1-bedroom-plus-den-condo-in-willoughby-heights/): 203 – 7920 206 St.Elevated Living in Willoughby HeightsThe Hive, Langley Bedrooms 1 + den Parking 2 spots Price: SOLD PRIVATE PATIO LIVING IN THE HEART OF WILLOUGHBY   A Rare Condo with Double the Extras If you’ve been searching for a home that offers more than just square footage—a place that combines style, security, and everyday convenience—this one-bedroom plus den in Hive 1 is the hidden gem you’ve been waiting for. Set on the second floor, this home isn’t your typical condo. With two full parking stalls and a massive walk-out patio that flows onto a secure promenade, it […] - [July 2025 Market Update for the FVREB](https://lizpenner.com/july-2025-market-update-for-the-fvreb/): Fraser Valley real estate sales activity levels off as market enters seasonal slowdown    SURREY, BC – Market conditions are ideal for Fraser Valley home buyers this summer, but the persistent gap between buyers’ and sellers’ price expectations continues to suppress sales.    The Fraser Valley Real Estate Board recorded 1,190 sales on its Multiple Listing Service® (MLS®) in July, down half a per cent from June and down three per cent year-over-year. July sales were 23 per cent below the 10-year average.   The supply of homes for sale dipped slightly in July, down two per cent from June to […] - [Fraser Valley stands out as One of BC's Strongest Markets](https://lizpenner.com/fraser-valley-stands-out-as-one-of-bcs-strongest-markets/): Fraser Valley Home Market Stands Out as One of BC’s Strongest 2025 Brokers Data Call: How the Fraser Valley Stacks Up Every year, the British Columbia Financial Services Authority (BCFSA) asks managing brokers across the province to take part in something called a “data call.” It’s essentially a province-wide check-in, where brokerages report real, on-the-ground sales numbers for a set time period. The goal is to give BCFSA a clearer picture of market activity, buyer behaviour, and how different regions compare, not based on predictions, but on actual transactions. The most recent call looked at firm residential sales from February 16 to March […] - [Just Sold! Aldergrove 3-bedroom, 3-bathroom house](https://lizpenner.com/just-listed-oasis-in-aldergrove-3-bedroom-3-bathroom-house/): 26636 30 Ave.Private and Luxurious2 Storey House in Aldergrove Bedrooms: 3 Bathrooms: 3 Status: SOLD Private Backyard Oasis on a Quiet Aldergrove Street   A Rare Detached Home with Room for Everything   If you’ve been searching for a home that offers more than just square footage—a place that combines space, privacy, and lasting comfort—this beautifully maintained 2-storey in Aldergrove might be exactly what you’ve been waiting for. Tucked away on a peaceful side street, this is not your typical suburban property. From the generous driveway that fits four vehicles to the oversized side yard—perfect for a trailer, boat, or […] - [It Was Never Just About Teaching](https://lizpenner.com/it-was-never-just-about-teaching/): It’s been over a year since I started teaching at BCIT, and just a few weeks since I pulled off my first class at the Fraser Valley Real Estate Board. When I first set out to become an instructor, I thought it would be a fun thing to do. I imagined standing in front of a classroom, sharing the knowledge I’d accumulated over the years. I pictured myself lecturing on topics I loved, cracking a few jokes, and watching eager minds soak it all in. But that’s not what happened. When I stepped into my first classroom, I found a […] - [Why Scarcity Isn’t Working in Today’s Real Estate Market—And What You Can Do About It](https://lizpenner.com/why-scarcity-isnt-working-in-todays-real-estate-market-and-what-you-can-do-about-it/): Scarcity is one of the most powerful tools in a marketer’s toolkit. Defined as the psychological response triggered when limited supply meets high demand, it taps into our natural fear of missing out. In real estate—especially in project marketing—scarcity is everywhere. Phrases like “Only two homes left!” or “Final release—act now!” are designed to create urgency and prompt quicker decisions. And make no mistake—when used authentically, scarcity works. It heightens perceived value, accelerates buyer timelines, and can drive meaningful results. But here’s the challenge: in today’s market, those scarcity cues aren’t landing the same way. Why? Because they don’t feel […] - [Everything Will be Okay](https://lizpenner.com/everything-will-be-okay/): Everything is Going to be Okay Everything is Going to Be Okay “This is the new normal.” Heard that lately? Ever notice how it arrives with a change you didn’t ask for, don’t want, and could easily live without? Over the past four years, we’ve lived through an unprecedented era of change. We’ve rethought nearly everything — how we study, how and where we work, how we spend our free time, even how the economy moves. We were locked inside our homes for the greater good, and just when we got used to that — we were kicked back out […] - [The WHY in Organizational Culture](https://lizpenner.com/the-why-in-organizational-culture/): The “WHY” in Organizational Culture I teach courses, which I love to do. In many of them, I teach that a positive organizational culture is a good thing. That’s not up for debate. We all know it’s good to be nice, better to be fair, and great to be kind. We also know we should eat our fibre and take our vitamins. These are not revolutionary truths. But being an instructor on this topic gave me a new challenge—explaining to a room full of people why a positive culture matters beyond the surface level “because it’s the right thing to do.” And […] - [Am I Qualified?](https://lizpenner.com/am-i-qualified/): Recently, while working on one of my projects, I was confronted with a fair and pointed question: Are you qualified to write this book? It’s a question that has lingered in my mind for a while, and after much reflection, I’ve finally arrived at an answer: It depends. If you’re looking for a book that offers a perfect solution to all your challenges, then no—I’m not qualified. No one is. But if you’re open to fresh perspectives and a new idea or two, then yes, I do have something to say that might make sense. The truth is, life is complex and […] - [SOLD - 108-9632 120A St. Surrey](https://lizpenner.com/just-listed-108-9632-120a-st-surrey/): 3 bedrooms (could be 4) 2 full bathrooms 1,698 SQ. FT. Price: $829,900 Chandlers Hill: Spacious 2-bedroom, 1-bathroom, 1,038 sq. ft. ground-floor end unit with no neighbors on one side, offering extra privacy. Enjoy a massive, private patio measuring 20’5 x 12’5 and serene tree views—perfect for entertaining, kids, and pets. Located in a secure, well-managed building with a gated exterior, this unit provides peace of mind along with the perks of ground-floor living. Features include a partially updated open floor plan with fresh paint, updated flooring, and two generously sized bedrooms. Building amenities include a workout room and sauna. […] - [Escaping the BC Home Flipping Tax: How to Avoid It by Purchasing a Presale](https://lizpenner.com/escaping-the-bc-home-flipping-tax-how-to-avoid-it-by-purchasing-a-presale/): Escaping the BC Home Flipping Tax: How to Avoid it by Purchasing a Presale With BC’s new home flipping tax coming into effect on January 1, 2025, many investors and homeowners are looking for ways to avoid the tax. One strategy? Presale properties. Here’s how you can take advantage of presales to sidestep the BC home flipping tax. What is a Presale Property? A presale property is a home that is purchased before it is built. Buyers often sign a contract to purchase a unit that will be completed several months or years later. This gives the buyer time to […] - [Provincial and Federal Home Flipping Taxes in BC: What You Need to Know](https://lizpenner.com/provincial-and-federal-home-flipping-taxes-in-bc-what-you-need-to-know/): Provincial and Federal Home Flipping Taxes in BC: What you Need to Know Real estate in British Columbia is facing new taxation rules aimed at curbing speculative property flipping. Both federaland provincial governments have introduced taxes that target short-term sales. Here’s what you need to know about these changes and how they could impact you. Federal Home Flipping Tax Effective Date: 2023 The federal government’s home flipping tax is designed to tax profits from properties sold within 12 months of purchase as business income. This means 100% of the profit is taxable, unlike capital gains where only a portion of […] - [Taxation on Different Types of Property Ownership in BC](https://lizpenner.com/taxation-on-different-types-of-property-ownership-in-bc/): Taxation on Different Types of Property Ownership in BC When dealing with property ownership and taxation in British Columbia, it’s important to distinguish between different types of properties and how capital gains and business income taxes apply to each. The taxation varies based on the property’s use, whether it’s a primary residence, an investment property, or a business property. 1. Primary Residence and Taxation A primary residence is the home where you live most of the time. If you sell your primary residence, you may be eligible for the Principal Residence Exemption (PRE), which allows you to avoid paying capital […] - [Understanding Canada’s New Mortgage Rules](https://lizpenner.com/understanding-canadas-new-mortgage-rules/): The New Mortgage Rules First-Time vs. Repeat Buyers In an effort to address housing affordability, particularly for younger Canadians, the Trudeau government has introduced new mortgage rules that will take effect in 2024. These changes focus on making homeownership more accessible, especially for first-time buyers, while promoting new home construction to increase housing supply. Let’s explore the key updates, how they impact first-time and repeat buyers, and what qualifies someone as a first-time buyer. Key Changes in Mortgage Rules for 2024 The most significant change in the mortgage rules is the introduction of a 30-year amortization period for first-time buyers […] - [Too Much Staff Turnover? Consider a Training Program!](https://lizpenner.com/too-much-staff-turnover-consider-a-training-program/): Too Much Staff Turnover? Consider a Training Program! I hold a BBA in Leadership and I’m studying for an MBA in change management. This area of study focuses on the social and financial dynamics of organizational culture. Turnover is well-studied in this field and an area of interest of mine. Staff turnover is a significant problem. It’s disruptive to operations, expensive, and it lowers staff morale. Even worse, it’s contagious. Ever notice that once a few people start quitting, it catches on? This is called turnover contagion, a phenomenon that starts with a few turnovers and then becomes the norm. […] - [A thought experiment on blog posting for SEO](https://lizpenner.com/elementor-10915/): A Thought Experiment on Blog Posting for SEO This week, I’ve been focused on writing blog posts using content silos for a realtor in the US. The goal is to create a steady stream of relevant content that aligns with Google’s EEAT algorithm, which stands for expertise, experience, authority, and trustworthiness. The algorithm prioritizes content from writers who demonstrate experience with the topic, expertise in the area, are seen as a go-to source, and of course, are trustworthy. In the past, I’ve experimented with blog posting for SEO, utilizing tools like Ahrefs and SurferSEO, but with little success. Despite speeding […] - [A THOUGHT EXPERIMENT ON THE CONSTRUCT OF TIME AND ITS RELATIONSHIP TO DEPRESSION](https://lizpenner.com/a-thought-experiment-on-the-construct-of-time-and-its-relationship-to-depression/): ON DEPRESSION AND HOPE A THOUGHT EXPERIMENT ON THE CONSTRUCT OF TIME AND ITS RELATIONSHIP TO DEPRESSION It’s summer now, and with the kids off school, neither Jordan nor I need to get up as early to get them ready for school. Naturally, this means we woke up even earlier and got into a discussion on the meaning of depression and hope. I should note that I am not feeling depressed; rather, I am married to a therapist who treats depression; which leaves me susceptible to such topical morning conversations. A theological discussion on the meaning of existence and the […] - [National Statistics](https://lizpenner.com/national-statistics/): National Statistics Canadian Housing Activity Sees Another Quiet Month in May What it Means For You Ottawa, ON June 17, 2024 – While May was another relatively uneventful month for many Canadian housing markets with national month-over-month home sales edging slightly lower and new listings moving only a little higher, the Bank of Canada’s recent rate drop will likely lead to increased activity moving forward. Home sales activity recorded over Canadian MLS® Systems dipped 0.6% between April and May 2024, remaining a little below the average of the last 10 years. (Chart A) Home prices are also largely sliding sideways. “May […] - [The Home Flipping Tax and What it Means For You](https://lizpenner.com/the-home-flipping-tax-and-what-it-means-for-you/): The Home Flipping Tax and What it Means For You 6 May 2024 The new B.C. home flipping tax takes effect January 1, 2025. Are you confused about what the tax means and how to advise your clients? We can help.  The most important thing to know is that you will need to inform your clients about the tax if they ask questions about selling a recent purchase. The BC home flipping tax webpage is your best source of information, and you can subscribe to the page to be notified about updates.  Here are some scenarios for the tax that may help. […] - [Irrevocable Direction Regarding Presentation of Offers](https://lizpenner.com/irrevocable-direction-regarding-presentation-of-offers/): Irrevocable Direction Regarding Presentation of Offers (IDRPO) The “Irrevocable Direction Regarding Presentation of Offers” (IDRPO) form came into effect on October 17, 2022. It replaces the former DRPO.    There are two default rules, which are outlined below. An IDRPO is only required if a seller wishes to depart from one or both of the default rules.     The first default rule is that all offers must be presented to a seller “without delay” (Rule 4.02 (a)(i) of the Rules of Cooperation).     However, if your seller wishes to depart from having offers presented without delay, REALTORS® must complete and have […] - [New Statuses for Realtor.ca and Paragon: Pending and Closed](https://lizpenner.com/new-statuses-for-realtor-ca-and-paragon-pending-and-closed/): New Statuses for Realtor.ca and Paragon: Pending and Close The introduction of three new Status values in Paragon®, will clarify the true status of a listing for members as well as buyers and sellers. The new statuses will help with your day-to-day home search and give you a better sense of where a sale is within the lifecycle of a transaction.  The new statuses include: “Active Under Contract” — This status indicates the listing is still being actively marketed, but there is a conditional deal on the property. This is an optional status, to be decided with your seller. “Pending” — Replacing the current “Sold” status, the new “Pending” status will be applied to […] - [Home Buyers Remain Cautious Amid Increasing Spring Listings](https://lizpenner.com/home-buyers-remain-cautious-amid-increasing-spring-listings/): Home Buyers Remain Cautious Amid Increasing Spring Listings Ottawa, ON May 15, 2024 – Canadian home sales dipped in April 2024 when compared to March, even as the number of properties available for sale rose to kick off the spring market. Home sales activity recorded over Canadian MLS® Systems fell 1.7% between March and April 2024, coming in a little below the average of the last 10 years. (Chart A) At the same time, the number of newly listed homes rose by 2.8% on a month-over-month basis. Slower sales amid more new listings resulted in a 6.5% jump in the overall […] - [Exploring the Upward Trend: Cloverdale Condo Market Conditions](https://lizpenner.com/exploring-the-upward-trend-cloverdale-condo-market-conditions/): Exploring the Upward Trend: Cloverdale Condo Market The condo market in Cloverdale is buzzing with activity, as recent statistics reveal an upward trend in prices and listings. Let’s delve into the numbers and gain insight into the current state of the market. Price Trends The market stats paint a picture of prosperity, with both average and median prices on the rise. Additionally, the Home Price Index (HPI) indicates a positive trajectory, reflecting the overall health of the market. Notably, the average price per square foot has seen a notable increase, climbing from $703 in March to $726 in April. Listing […] - [Fraser Valley April 2024 Monthly Statistics](https://lizpenner.com/fraser-valley-april-2024-monthly-statistics/): Modest increase in April home sales in the Fraser Valley takes lead from cooler spring weather SURREY, BC – Supply of available homes in the Fraser Valley market continued to build last month, however buyers remained relatively hesitant, leading to a cooler resale market in April. The Fraser Valley Real Estate Board recorded 1,471 transactions on its Multiple Listings Service® (MLS®) in April, up 5 per cent from March, but off by 5 per cent compared to April 2023. While sales were the third lowest recorded for an April in the last decade, inventory continues to build, reaching levels not […] - [Hypothetical Real Estate Class](https://lizpenner.com/hypothetical-real-estate-class/): Hypothetical Real Estate Class I recently completed a curriculum development class through VCC, which is one of the three classes required for a Train the Trainer Certificate. I’m taking these classes during my semester breaks from Carleton’s MBA program. The class required me to design a course outline, learning objectives, and a lesson plan. As an incurable real estate nerd, I chose to create a 30-hour course designed to provide practical skills to new and emerging real estate licensees.  In the practice of real estate, agents are required to evaluate homeowners’ residences, conduct accurate property valuations, and develop effective marketing […] - [Unpicking the 2024 Federal Budget](https://lizpenner.com/unpicking-the-2024-federal-budget/): Unpicking the 2024 Federal Budget The federal budget was announced on April 16th and there’s a lot in it that’s highly relevant to the real estate industry. Help with the cost of living is the budget’s primary focus, but nobody should be surprised there. Housing prices across the country have skyrocketed over the past few years, not just in Vancouver, but in other major cities as well. While I love seeing a robust list of actionable items, my question is, can it actually all be done? After all, the road to perdition is paved with good intentions. If you weren’t […] - [The Impact of Short-Term Rental Changes on the Overall Housing Market](https://lizpenner.com/the-impact-of-short-term-rental-changes-on-the-overall-housing-market/): The Impact of Short-Term Rental Changes on the Overall Housing Market The impact of short-term rental changes on the overall housing market is a complex issue influenced by various factors, ranging from government policies to market behaviors. Recent regulatory adjustments targeting short-term rental activities have stirred significant interest and concern among stakeholders, particularly in the real estate sector. This post explores key barriers to policy effectiveness and anticipates how these changes might shape real estate dynamics in the near future. There are many barriers to the effectiveness of this policy change: Rapid Change: The federal and provincial government has implemented […] - [The Adventure of the Truth](https://lizpenner.com/the-adventure-of-the-truth/): The Adventure of Truth Someone very wise recently told me that there are no new ideas to be had in this world. So today, I’ll ponder one of the oldest ideas known to humanity: truthfulness. For millennia, humans have waxed poetically about the essence of truth. It’s exhilarating to witness the evolution of such a complex and nuanced concept throughout the development of civilization, spanning from the greatest philosophers of history to the most commonplace daytime TV shows. In the Classical Era, Greek Stoic Philosophers defined truthfulness as a guiding principle in the quest for a good life. Modern teachings […] - [BREA Economics Mortgage Rate Forecast](https://lizpenner.com/brea-economics-mortgage-rate-forecast/): BCREA Economics Mortgage rate Forecast Highlights Canadian mortgage rates down sharply to start 2024.  The Canadian economy – no recession yet, but growth is very slow.  Waiting for the Bank of Canada to cut. Mortgage Rates In early October 2023, Canadian five-year bond yields peaked at a 17-year high of 4.42 per cent. Over the next four weeks, bond yields plummeted more than 100 basis points. The catalyst for the dramatic swing in the cost of borrowing seems to have occurred following better-than-expected inflation data in both the US and Canada, starting in the early fall and continuing to the end of […] - [Short-Term Rental Changes](https://lizpenner.com/short-term-rental-changes/): Everything You Wanted to Know About Short-Term Renatl Changes #571 In an effort to increase the supply of long-term residential housing, the BC Government has introduced the Short-Term Rental Accommodations Act) which will have substantive effects on many individual homeowners. In brief, the legislative changes include: Limiting short-term rentals to the host’s principal residence plus one secondary suite or accessory dwelling unit (ADU) in most major BC communities (populations of 10,000 or more or adjacent communities) effective on May 1, 2024. Empowering regional districts to license short-term rentals located outside municipalities. Data sharing from short-term rental platforms is required to monitor […] - [Shameless Self-Promotion](https://lizpenner.com/shameless-self-promotion/): Shameless Self-Promotion I’m taking a break from writing my book to engage in a bit of shameless self-promotion. As a salesperson, showcasing my own services is part of the craft. So, without further ado, here it goes…   I’ve been a top-selling agent in the Fraser Valley for nearly two decades, outselling 90% of my peers over the last ten years. My early career was marked by being the runner-up for Rookie of the Year through the FVREB. I’ve also ranked in the top 1% for one year, top 2% for two years, and top 5% for five years.   […] - [Fraser Valley March 2024 Monthly Statistics](https://lizpenner.com/fraser-valley-march-2024-monthly-statistics/): March home sales growth off last month’s pace, but supply still building in the Fraser Valley SURREY, BC – Home buyers in the Fraser Valley have more choice heading into the spring market with inventory levels for March at the highest they’ve been in the past five years. However, March sales were slower than anticipated with 1,395 transactions recorded on the Fraser Valley Real Estate Board’s Multiple Listings Service® (MLS®), a 13 per cent increase over February, but still 31 percent below the 10-year average. Sales were the second lowest recorded for a March in a decade. Active listings were 6,197, up by […] - [SOLD - 138-1360 Mitchell Street](https://lizpenner.com/just-listed-138-1360-mitchell-street/): SOLD! 138-1360 Mitchell Street 2,055 Square feet 4 Bedrooms 4 Bathrooms Double Garage Discover Luxury Living Redefined Welcome to Your Dream Home on Burke Mountain Dive into the epitome of luxury with our latest masterpiece—a stunning 4-bedroom, 4-bathroom townhome, exquisitely crafted by the renowned Polygon. Situated atop the serene Burke Mountain, this contemporary sanctuary perfectly marries the convenience of city living with the peaceful essence of country life. Seamless Connectivity Just 5km from Skytrain and Westcoast Express stations, your downtown commute or weekend adventures are within easy reach, blending urban accessibility with the tranquility of nature’s backdrop. A Backyard Oasis […] - [Coming Soon - 138-1360 Mitchell Street](https://lizpenner.com/138-1360-mitchell-street/): Coming Soon! 138-1360 Mitchell Street 1,950 Square feet 4 Bedrooms 4 Bathrooms Double Garage Discover a new standard of luxury living in this centrally located sanctuary, where modern convenience harmonizes effortlessly with the beauty of nature. Luxury living is redefined in this exquisite 4-bedroom, 4-bathroom exceptional townhome, masterfully crafted by Polygon. Nestled atop Burke Mountain, this contemporary residence offers a seamless blend of urban convenience and the tranquility of country living. Spend your weekends exploring atop breathtaking vistas, or easily commute downtown via the nearby Skytrain or Westcoast Express stations, both just 5km away. Embrace the idyllic country lifestyle within your private […] - [Fraser Valley February 2024 Monthly Statistics](https://lizpenner.com/fraser-valley-february-2024-monthly-statistics/): Sales, listings continue to pick up heading into spring SURREY, BC – Home sales in the Fraser Valley posted a second consecutive bump in February as new listings continue to rise and trend slightly above the 10-year seasonal average.  The Fraser Valley Real Estate Board recorded 1,235 transactions on its Multiple Listing Service® (MLS®) in February, a 32 per cent increase over January but still 21 per cent below the 10-year average for sales in the region. New listings increased to 2,797 in February, up 18 per cent from January and 4 per cent above the 10-year average. “There is somewhat of a buzz […] - [🎉 JUST SOLD! 🏡 Partington Creek Townhome by Polygon.](https://lizpenner.com/just-sold-partington-creek-townhome-by-polygon/): JUST SOLD 🎉 JUST SOLD! 🏡 Partington Creek Townhome by Polygon. I am thrilled to have had the opportunity to work with some exceptionally intelligent and loyal clients who have found themselves an excellent buy and a forever home in Polygon’s newest and most impressive community on Burke Mountain, Partington Creek. This townhome embodies the perfect pairing of connection to nature and modern convenience, nestled in the foothills of Burke Mountain while still being close to modern amenities. Living here enables our loyal repeat Polygon customers to craft an intentional lifestyle of balance. They’ll relish the freedom to explore the […] - [BC - Budget Update! Changes to Property Transfer Tax Exemptions](https://lizpenner.com/bc-budget-update-changes-to-property-transfer-tax-exemptions/): Just in- BC Government Announces Changes to Property Transfer Tax Exemptions The threshold for property transfer tax exemption for first-time home buyers has been lifted from properties worth half a million dollars to $835,000 as of April 1, 2024. Properties with a fair market value of less than $500,000 are completely tax-free. Newly constructed homes worth less than $1.1 million will also see a property transfer tax exemption on April 1, raising the threshold for the tax break from $750,000. The Budget estimates that the number of buyers eligible for the exemptions will double, to about 14,500 people each year, […] - [Sell My Home: Expert Tips for a Smooth Sale](https://lizpenner.com/sell-my-home-expert-tips/): Smooth Sale: Expert Tips to Sell My Home House Sale in Surrey – How to Sell your Home Fast and For Top Dollar When it comes to selling your home, there’s a lot more to it than just listing it on the market and waiting for offers to roll in. As a seasoned real estate professional, I understand the intricacies involved in getting the best price for your home. Let me walk you through the process and show you how I can help you maximize your home sale. Understanding the Area is Key First and foremost, understanding your neighborhood and […] - [Happy Valentines Day from One Very Determined Realtor](https://lizpenner.com/happy-valentines-day-from-one-very-determined-realtor/): Happy Valentine’s Day Happy Valentine’s from one very determined realtor! Are you celebrating Valentine’s Day this year? Have you found the perfect gift for your sweetheart? If not, I have just the thing in mind. Consider treating your loved one to a larger home or an investment property. Nothing says “I love you” more than a spacious kitchen or an ROI of 400%. If you found this write-up annoyingly persistent, well, that’s great! That’s kind of the point because I’m annoyingly persistent, too. Fueled by daily sales pitches, endless ideas, and an unwavering drive to get the job done, I […] - [Property Value](https://lizpenner.com/what-is-my-home-worth/): WANT TO KNOW WHAT YOUR HOME IS WORTH? I CAN HELP WITH THAT! I’m spending the next few weeks updating my client’s property valuations by email. If you are wondering what your home is worth, get in touch, and I’ll be happy to provide you with the latest home, either electronically or in person, valued at yours.   Property valueations is an area I excel at. With a BBA, a background in accounting, and training in investment property analysis, nobody is better prepared to provide you with an accurate and timely valuation of your largest investment, your home.    At […] - [Signs of stability in Fraser Valley housing market](https://lizpenner.com/signs-of-stability-in-fraser-valley-housing-market/): Signs of stability in Fraser Valley housing market The Fraser Valley Real Estate Board recorded 938 transactions on its Multiple Listing Service® (MLS®) in January, a 12 per cent increase over December and below the 10-year average for sales in the region.   At 2,368, new listings increased 151 per cent in January, rebounding strongly from the seasonal lull seen in December. This is the largest month-over-month percentage increase in new listings in five years.   “With January sales on the rise, we are seeing hopeful signs that optimism is returning to the market,” said Narinder Bains, Chair of the […] - [Invest Strategically in Real Estate](https://lizpenner.com/real-estate-investing/): Central Surrey Investment Property Profile In the midst of recent challenges in the real estate market, Central Surrey emerges as a beacon of opportunity. Despite the turbulence of the past year, characterized by high rates, decreased sales, and declining prices, Central Surrey remains amidst an inventory shortage scenario. The city’s trajectory indicates promising growth, with a projected influx of 107,000 residents by 2031, driven by significant developments such as the forthcoming UBC campus and burgeoning sectors like warehousing, academia, and office spaces. The anticipated construction of 25,000 condo units by 2029 aligns with the burgeoning population, suggesting a demand-supply equilibrium […] - [Coquitlam Top Floor Corner Unit Condo Sold](https://lizpenner.com/coquitlam-top-floor-corner-unit-condo-sold/): Top Floor Corner Unit Condo SoldCoquitlam2 Balconies and One Great View Parking: 1 Price: Affordable House Size: Spacious A few months ago, I assisted a delighted investor in acquiring the Port and Mill in Coquitlam. This investor, based out of town, relies on my expertise to guide her through investment decisions remotely. Facilitating the sales process, I personally visit show centers on her behalf, diligently capturing photos, managing contracts from a distance, and overseeing new home walk-throughs. Given that many of these units are sold on plan, the careful selection of the perfect unit requires time and attention. The additional […] - [Port and Mill Coquitlam - Ground floor 2 bedroom condo sold](https://lizpenner.com/port-and-mill-coquitlam-ground-floor-2-bedroom-condo-sold/): Ground Floor 2 Bed, 2 Bath CondoCoquitlam Condo built by StreetsideInvestment Property Parking: 1 Price: Affordable House Size: Spacious I aided a pleased investor in acquiring the Port and Mill in Coquitlam. Given that numerous units are sold based on plans, the meticulous selection of the ideal unit demands careful consideration. In this instance, I assisted an investor in expanding his portfolio of investments. While my usual working areas are in Langley and Surrey, we explored Coquitlam for this particular unit.Opting for a ground-floor unit, we selected one with a view of the impressive outdoor space, including a playground and […] - [Port and Mill by Streetside, 1 Bedroom Condo Sold](https://lizpenner.com/port-and-mill-by-streetside-1-bedroom-condo-sold/): 1 Bedroom Condo SoldCoquitlam Area – Close to SFUCourtyard View Parking: 1 Price: Affordable House Size: Spacious This gorgeous one-bedroom, one-bathroom unit in the Port and Mill was sold to an investor looking to rent to a single person or young couple. The plan was to find a quiet unit with a nice view that would hold its value. Bonus points for being close to SFU. The unit overlooks the amenity building and garden area. Also, check out the gorgeous lobby. Streetside created a high-end, family-friendly building that my investors are delighted with! Looking to create your investment strategy? I […] - [Willoughby Heights - 7920 206 Street Top Floor Condo Sold](https://lizpenner.com/willoughby-heights-7920-206-street-top-floor-condo-sold/): Top Floor Condo SoldWilloughby HeightsOne bedroom plus den with a view Parking: 1 Price: Affordable House Size: Spacious Earlier this month, my client and I conducted a walk-through of a top-floor 1-bedroom condo designated for use as a rental property. Despite our thorough research on the area and the expected view, the actual scenery surpassed our expectations. The unit offers a stunning view of a brand-new school, and the township has impressively completed the roundabout in the center.   Of course, I mustn’t overlook the fact that the unit itself is flawless! Looking to create your investment strategy? I can […] - [7920 206 Street Hive Condo Sold](https://lizpenner.com/7920-206-street-hive-condo-sold/): Hive Condo SoldWilloughy Heights1 bedroom plus den condo View: Gardens Price: Affordable House Size: Spacious Yesterday, my business partner and I conducted a walkthrough of a unit in the Hive, an investment we recently acquired. I must express my genuine satisfaction with the construction quality of the unit. It was a pleasant surprise to discover additional features that were not explicitly mentioned in the purchase agreement, such as the inclusion of an ice maker in the fridge and a griddle on the gas stove. The attention to detail and the inclusion of these extra touches truly exemplify a commitment to […] - [8091 Rideau Place - House for sale in Richmond](https://lizpenner.com/8091rideauplace/): 8091 Rideau PlaceJust Listed!3 level split on quiet cul-de-sac Lot Size: 6,767 SqFt Price: $1,662,800 House Size: 2,174 SqFt This 6767 sqft lot in Richmond’s sought-after Saunders area is situated on a quiet inner street within a desirable Cul-De-Sac. The property features a spacious living area, 3 bedrooms, 1 den, and 3 full bathrooms Enjoy a large backyard for gardening, relaxation, or entertainment. The double garage, side by side, provides ample space for cars or additional storage. Located in a friendly neighborhood, it’s a short walk to McNair High, McRoberts Sec., James Whiteside, and Walter Lee Elementary schools. Minutes away […] - [On Choosing People](https://lizpenner.com/choosing-you-people/): I will not prove you wrong, but if you allow me, I’ll prove you right. Life can be likened to a series of races with multiple finish lines. Some of these races result in victory, many end in ties, while many conclude with losses. Winning a race on your best day may seem straightforward when you’re in perfect health and equipped with all the necessary knowledge. Conversely, losing the same race on a bad day, lacking vital information, is equally effortless. Therefore, it’s essential to be mindful of who stands at these metaphorical finish lines. Each day, we all engage […] - [Langley Real Estate Listings and Recent Sales](https://lizpenner.com/langley-real-estate-listings-and-recent-sales/): Langley Real Estate Listings and Recent Sales The Township of Langley is one of BC’s fastest-growing municipalities with an abundance of parks, great schools, and a fantastic community of people to live with; Langley is becoming an ever more desirable place to live. As a lifetime Langley resident, I have had a lifelong love affair with this incredible town I call home. From the rolling hills, meandering streams, endless parks, and abundant bike trails, I find myself in constant awe of its beauty. While I understand many parts of BC are incredible, few places can compare. Despite its access to […] - [What is a Certificate of Occupancy?](https://lizpenner.com/certificate-of-occupancy/): What is a Certificate of Occupancy?   What is a Certificate of Occupancy? A Certificate of Occupancy is a legal document issued by your local municipality. The Certificate of Occupancy certifies that a structure is in substantial compliance with the currently adopted Municipal Code, local and national building codes and all zoning ordinances. When is a Certificate of Occupancy required? A Certificate of Occupancy is issued for all new construction, change in use or occupancy of an existing building/space, or any additions to existing commercial buildings. Fire-damaged properties also require full inspections and permits but will not be issued a […] - [Curious About Real Estate Sales in Willoughby Heights, BC?](https://lizpenner.com/willoughby-height-bc-real-estate-sales/): Willoughby Height, British Columbia, Real Estate Sales Willoughby Heights, one of the newest and fastest-growing communities of Langley, offers an impressive assortment of real estate, from condos to townhomes, row homes, and detached houses. Many of these properties are located within walking distance of nearby shopping, transit, and schools while offering quick access to the freeway for those that commute. If you are looking for a property in one of the best locations in Langley, then Willoughby Heights, Langley, BC is an excellent place to call home. Below is a market snapshot of the Willoughby Heights area showing the average […] - [What would you do if you knew you could not fail?](https://lizpenner.com/what-would-you-do-if-you-knew-you-could-not-fail/): What would you do if you knew you could not fail? Reading a book recently I came across a quote that asked the question. If I could do anything I knew I could not fail, I’d create a company that focuses on strategic growth through excellence. I would focus 100% of my efforts be on being an unstoppable force to providing the best possible service for my clients, associates and the community I serve. If I had no limits, then I’d become the change I’d like to see and I’d open a company that is forward thinking, service oriented and […] - [You are going to Fail](https://lizpenner.com/you-are-going-to-fail/): YOU ARE GOING TO FAIL, but you should try anyways and here’s why If you try anything new, scary or different then it’s entirely possible, if not likely, that you’ll fail. You may even fail miserably, awfully and tragically publicly. In spike of this, you should try anyways!    It is better to try and fail than to win the first time…. Let me explain.   Failure Provides Meaningful Feedback   If you try something new with an idea in mind that success only occurs if a narrowly set of defined results occur, then you will fail over and over […] - [Canadian Investor Profile](https://lizpenner.com/canadian-investor-profile/): Canadian Investor Profile More and more Canadians are making strategic in investments in real estate. With every growing housing shortages, rising rents and a zero vacancy rate there has never been a better time to purchase an investment property. In fact, most Canadians agree with this and according to a recent Royal LePage survey more than 1 in 4 Canadians plan to purchase an investment property in the next five years. Furthermore 51% of current investors and 23% of non investors are considering buying an investment property before 2028. Currently approximately 4.4 million Canadians currently own an investment property. Interestingly […] - [Assume The Best in People](https://lizpenner.com/assume-the-best-in-people/): Assume the Best in People A few years ago I challenged myself to become the best version of myself possible. This has been a never-ending and ever-changing journey. The first thing I learned was that change cannot happen all at once. It happens in small incremental steps and must be done one day at a time. Each day I wake up and do one thing that makes me just a tiny bit better than the day before.     One area I spend time exploring are points in my life where things didn’t go as planned. I spend time reflecting there, […] - [Fraser Valley Housing Market May 2023](https://lizpenner.com/fraser-valley-housing-market-may-2023/): Delayed Spring Activity Boosts Supply of Property Listings in the Fraser Valley   SURREY, BC – The Fraser Valley real estate market saw an injection of supply in May as new listings surged by more than 40 per cent over April. At 3,533, new listings were just below May 2022 levels (3,631) but slightly higher (2.7 per cent) than the ten-year average for the region. A welcome trend towards alleviating housing supply issues. “Typically we would see an influx of inventory earlier in the spring sales cycle,” said Narinder Bains, Chair of the Fraser Valley Real Estate Board. “The series of […] - [Surrey Population Growth Rate](https://lizpenner.com/surrey-population/): The future lives here: Surrey population growth rate outstrips Vancouver by almost double Years ago, Surrey changed its slogan from “City of Parks” to “The Future Lives Here”. Based on 2021 Census data compiled by real-estate marketing firm rennie, the future keeps on arriving in this rapidly growing city south of the Fraser River. A rennie briefing paper Thursday (February 10) shows that the population of Surrey grew by 9.7 percent from the last Census in 2016 to the last one in 2021. This rate outstrips the rate of population growth for the entire Metro Vancouver region, which was 7.3 […] - [Cash on Cash](https://lizpenner.com/cash-on-cash/): Cash on Cash Cash flow before taxes / Initial Equity Investment This ratio measures how much cash is earned in relation to how much cash was invested into the property. This measure determines the yield estimate for an investment purchased for annual income and not appreciation. The benefits of this ratio is that it is easy to use, and allows adjustments for vacancy, credit losses, operating expenses and financing. It does not consider risk, appreciation or income taxes. Looking to create your investment strategy? I can help with that. If you are looking to buy or sell, I can help. […] - [Capitalization Rate](https://lizpenner.com/capitalization-rate/):   Capitalization Rate Capitalization Rate = Net operating income / Price. Property Value = Net Operating Income / Market Capitalization Rate This measure is used to determine value in commercial real estate appraisal. It allows one to determine the price of a property by using diving the net operating income by the market capitalization rate. This measure is effective in that it brings vacancy and operating expenses into consideration. This measure does not consider future income and property value and ignores risk. Looking to create your investment strategy? I can help with that. If you are looking to buy or […] - [Gross Rent Multiplier](https://lizpenner.com/gross-rent-multiplier/): Gross Rent Multiplier Price / Potential Gross Income  This formula is used to quickly survey the market for opportunities where the price of the property is low in comparison to the potential rental income. The advantage of this formula is that it requires very little information to calculate. The disadvantage of this formula is that it ignores operating expenses, vacancy and risk. Looking to create your investment strategy? I can help with that. If you are looking to buy or sell, I can help. Get in touch today! Looking for a one-of-a-kind place to call home? Want reasonable terms on your […] - [Investment Ratios](https://lizpenner.com/investment-ratios/): Investment Ratio Investment ratios are used in real estate to determine if a property is price favorable in comparison to the competition. It allows one to survey the market for potential opportunities. Over the next few days I’ll share some common investment ratios used in real estate. Looking to create your investment strategy? I can help with that. If you are looking to buy or sell, I can help. Get in touch today! Looking for a one-of-a-kind place to call home? Want reasonable terms on your purchase agreement? Want expert guidance on the home purchase process? Get in touch today and […] - [Appraisal Approaches to Value](https://lizpenner.com/other-types-of-property-value/): Appraisal Approaches to Value There are three approaches appraisers and real estate professionals use to a value a property. Sales Comparison Approach This approach is the most commonly used approach in appraisal and sale of residential properties. The sales Comparison Approach uses sales prices as evidence of the value of similar properties. The price at which a particular property sells is the price determined by the interaction of supply and demand at the time of sale. To value a property under this method we use similar comparable sales and make pride adjustments based on condition, location and property attributes. The Cost […] - [Investment Value](https://lizpenner.com/investment-value/): Investment Value Investment value is the value of the expected benefits of a property to a specific user. This value is based on factors such as individual requirements, investment alternatives, tax rates and the ability to finance the property. Looking to create your investment strategy? I can help with that. If you are looking to buy or sell, I can help. Get in touch today! Looking for a one-of-a-kind place to call home? Want reasonable terms on your purchase agreement? Want expert guidance on the home purchase process? Get in touch today and let me help you find just the […] - [What is Market Value of a Property?](https://lizpenner.com/what-is-market-value-of-a-property/): What is Market Value of a Property?   Market Value of a property is the most profitable price that a property would bring in a competitive and open market.   This assumes the following:   Buyer and seller are motivated. Both parties are well informed or well advised and acting what they consider to be their best interests. A reasonable time is allowed for exposure to the open market. Payment is made either in US dollars or in comparable financial terms The price represents the normal consideration for the property sold, unaffected by special or creative financing or sales concessions […] - [Spring sales hold steady in Fraser Valley real estate market](https://lizpenner.com/april-2023-market-stats/): Spring sales hold steady in Fraser Valley real estate market   SURREY, BC – Despite persistent inventory shortfalls, housing sales in the Fraser Valley remained steady in April as buyers took advantage of the continued pause in interest rate hikes.   In April, the Fraser Valley Real Estate Board (FVREB) processed 1,554 sales on its Multiple Listing Service® (MLS®), virtually unchanged compared to March and a slight decrease of 5.1 per cent compared to April 2022.   “Buyers are continuing to find opportunities in the Fraser Valley, even in the face of lower inventories,” said Narinder Bains, Chair of the Fraser […] - [SOLD! 120320 Ditton Street Maple Ridge](https://lizpenner.com/sold-20320-ditton-street/): JUST SOLD! 20320 Ditton Street Maple Ridge   Bedrooms: 3 Bathroom: 1 Price: $995,000   This Southwest Maple Ridge rancher is an ideal forever home for the right individuals, and fortunately, I know just who they are. It’s a fully detached property that offers absolute privacy and independence, without the added costs or restrictions of a strata. Additionally, the home is situated in an upcoming neighborhood that is experiencing growth in population density, making this sizable lot even more valuable as time goes on.   If you’re thinking about selling your home, let’s talk. I’m here to help you get […] - [SOLD! 135-9012 WALNUT GROVE DRIVE](https://lizpenner.com/sold-135-9012-walnut-grove-drive/): JUST SOLD! 135-9012 Walnut Grove Drive Bedrooms: 4 Bathroom: 2 Price: $874,888   Exciting news! I just helped my clients sell their home for top dollar! It was a pleasure working with them and seeing their hard work pay off. If you’re thinking about selling your home, let’s talk. I’m here to help you get the best price for your property 😉   To the new owner, Congratulations 🎉 and cheers 🥂 to many happy memories in your new home!   Want to know more about this property? Click the link: https://lizpenner.com/listed-site-135-9012-walnut-grove-drive   If you are looking to buy or sell, […] - [Commercial Real Estate Terms Your Clients Should Know](https://lizpenner.com/real-estate-terms/): A REALTOR® specializing in commercial real estate helps buyers find the right building for their business.   Different types of commercial                                                      Types of commercial real estate properties include:                                                      buildings can include: industrial;                                    […] - [Homes for the People - Housing Action Plan, BC 2023](https://lizpenner.com/homes-for-the-people/): Homes for the People – Housing Action Plan, BC 2023   On April 3, Premier David Eby and Minister of Housing Ravi Kahlon released their housing action plan, “Homes For People.” While much of the plan involves many previously announced commitments and plans, there are also new areas of commitment for the provincial government. Below is a summary of new policies announced in the plan.   Housing Supply    There are three significant announcements impacting housing supply, outlined below.   Firstly, in the fall, the province will introduce legislation that will apply to many areas of the province and will […] - [Home Buyers Recession Period](https://lizpenner.com/home-buyers-recession-period/): The Home Buyer Rescission period gives home buyers the right to withdraw from a home purchase agreement within three business days after an offer is accepted. The home buyers rescission period, hbrp came into effect in January 2023. This legislation allows for a three-day cooling-off period where a buyer can back out of their residential real estate purchase at any time during this cooling-off period. This allows those who have written unconditional offers but maybe feel they have paid too high of a purchase price or who decided not to enter the real estate market time to back out of […] - [First Time Home Buyers Savings Account - Here is what you need to know](https://lizpenner.com/first-time-home-buyers/): First Time Home Buyers Savings Account – Here is what you need to know The First Time Home Buyers Savings Accounts are now available. Some institutions aren’t taking deposits for this type of account yet, while others are accepting deposits already. Under the program, first-time home buyers can save $40,000 tax-free towards their home purchase. The funds can be withdrawn tax-free towards the purchase of a property. Do I Qualify? In order to qualify you must be between the of 18-71 years old. You must be a first-time home buyer or have not owned a property in the preceding 4 […] - [Foreign Buyers Ban Updates!](https://lizpenner.com/foreign-buyers-ban-update/): Updates for Foreign Buyers Ban   The federal government has updated the foreign buyers ban, relaxing the rules. Below is a list of the updates from the foreign buyers ban.   Enable more work permit holders to purchase a home to live in while working in Canada.   The amendments allow those who hold a work permit or are authorized to work in Canada under the Immigration and Refugee Protection Regulations to purchase residential property. Work permit holders are eligible if they have 183 days or more of validity remaining on their work permit or work authorization at time of […] - [Underused Housing Tax - What you need to know!](https://lizpenner.com/underused-housing-tax/): Underused Housing Tax – in effect as of December 31st, 2022 – What you need to know A new tax has hit the streets and the pocketbooks of Canadians, and it goes by the name of UHT – Underused Housing Tax. If you own an investment property that is registered with land titles as partnership, corporation, or trust, then you must file a UHT return by the end of this month, April 30, 2023. If you own multiple properties, then you must file a return for each property owned. Failure to file a return could land you in hot water with a […] - [BC Lacking Enough Housing to Solve Supply Problem](https://lizpenner.com/bc-lacking-enough-housing-to-solve-supply-problem/): B.C.’s housing inventory lacking ‘right supply’ to resolve affordable housing crisis   According to a newly-released Union of BC Municipalities (UBCM) report, B.C.’s housing inventory is keeping up with population growth but lacking the “right supply” to resolve the affordable housing crisis.   The report shows that the province’s population grew 7.6 per cent while the number of dwellings grew 7.2 per cent between 2016 and 2021.   And in some cities like Kelowna, the number of dwellings exceeded local population growth.   “I certainly think it matches up with what we are seeing in our community and other communities elsewhere across the province,” […] - [Real Estate Team Rule Changes](https://lizpenner.com/real-estate-team-rule-changes/): Real Estate Team Rule Changes Nowadays, many realtors are working in groups and identifying themselves as teams. These teams are subject to various rules designed to protect your interests. As of April 1, 2023, the rules governing real estate teams in BC will change to allow for more transparency for the consumer. Here is what you need to know about Real Estate Teams in the Fraser Valley Real estate teams in BC (British Columbia) are groups of licensed real estate professionals who work together to provide a range of services related to buying, selling and managing real estate sles. These […] - [Walnut Grove Townhome Market Update 2023 - Hope is on the Horizon](https://lizpenner.com/walnut-grove-townhome-market-update/): Walnut Grove Townhome Market Update   Hope is here for Walnut Grove Townhome Owners!   The Walnut Grove townhome market is quite active right now. I just finished hosting two open houses at my listing at 9012 Walnut Grove Drive, and I was impressed by the traffic and response. People are back out, and they are buying!   The average price of a townhome in Walnut Grove peaked in April of 2022 at $992,548. The lowest point for the Walnut Grove townhome market in the past 12 months was in December, with an average sale price of $728,644, representing a […] - [Just Sold! 11-2075 Oak Meadows Drive](https://lizpenner.com/sold-11-2075-oak-meadows-drive/): JUST SOLD! 11-2075 Oak Meadows Drive Brand new townhome featuring private rooftop patio and double garage. [/vc_column_text][vc_column_text] Size 1,400 square feet Bedrooms: 2 plus den Bathrooms: 3 Price: $857,000 Projected Rent: $3,300 per month [/vc_column_text][vc_column_text] It was a pleasure helping my clients find this cash-flow-positive investment property. Not only are the units in this development beautifully constructed by @streetsidedevelopments, but the sales center went above and beyond to work with my buyers to ensure all of their questions were answered. My clients and I have been working together to craft an investment strategy to find a property that can be […] - [Just Listed! 135-9012 Walnut Grove Drive](https://lizpenner.com/blog-135-9012-walnut-grove-drive/):   Just Listed! 135-9012 Walnut Grove Drive Bedrooms: 4 Bathroom: 2 Price: $874,888  I am over the top excited to announce that unit 135 in exclusive Queen Anne Green, Walnut Grove is available for sale. No box is left unchecked in this luxury townhome. It has it all; complete privacy, a double garage, and a large yard. This end unit was lovingly renovated with an all-new kitchen, updated appliances, spa-like bathrooms, a new fireplace, new flooring, paint, and more. We are starting showings today and accepting offers as you write them. Get in touch today, and let’s get you settled […] - [Housing Market and Interest Rates](https://lizpenner.com/housing-market-and-interest-rates/): Housing Market and Interest Rates Interest rates hit housing prices quickly. Every part of BC saw price declines, with the more expensive areas getting hit harder. Sales across BC were down, with the lowest sales in about a decade. Home prices across BC saw home prices run up about 60-80% during the pandemic. This was most pronounced in the Fraser Valley, where housing was more affordable, and people sought more space. As the pandemic has unwound, the price trends are reversing.We are seeing stability with house prices flattening out. Inventory has hit a record low, which has helped BC’s prices […] - [Economic Forecast 2023](https://lizpenner.com/economic-forecast-2023/): Economic Forecast 2023   I had the pleasure of attending a BCREA presentation on the real estate market forecast for BC in 2023. Here’s what they had to say. Unemployment in Canada is at a record low, and economic data is strong. We see no signs of a recession coming yet, but we may see one later this year. If we do get a recession, it is expected to be short, lasting a year or less, and relatively minor.   There is cause for concern for a recession as economic history shows that we haven’t been able to bring down […] - [Federal Underused Housing Tax](https://lizpenner.com/federal-underused-housing-tax/): Federal Underused Housing Tax   We recently saw a bad on foreign ownership that took effect on January 1st of this year. The government of Canada hasn’t stopped there. As of January 1st, 2023, they are also implementing an underused housing tax that mostly applies to non-resident and non-Canadian owners.   As of January 1st, 2023, a 1% tax will apply to the following persons owing a residential property in Canada:   The tax applies to:   an individual who is not a Canadian citizen or permanent resident an individual who is a Canadian citizen or permanent resident and who […] - [JUST SOLD! Pre-sale Investment Condo in North Surrey](https://lizpenner.com/sold-pre-sale-investment-condo-in-north-surrey/): SOLD! Pre-sale Investment Condo in North Surrey | Liz Penner - [Central Surrey is the best place to invest in real estate in 2023](https://lizpenner.com/central-surrey-is-the-best-place-to-invest-in-real/): Central Surrey is the best place to invest in real estate in Canada - [February 6, 2023 - Monday Morning Update from Liz Penner, your Langley Realtor](https://lizpenner.com/industry-update-from-liz-penner-your-langley-realtor/): Industry Update from Liz Penner, your Top Selling Langley Realtor Industry Update from Liz Penner, your Langley Realtor Good morning from Langley, BC. Below is a brief rundown of market updates for Monday February 6th, 2023 BC Speculation and vacancy tax declarations are open and due by March 31st. Title fraud Title fraud has been surging in Toronto with almost 30 homes sold by fraudsters holding fake ID’s. While the issue is prevalent in Toronto, it hasn’t surged in BC in the same way. To date, 2 homes in Richmond have been sold by fraudsters since 2019. The perpetrators get […] - [2022 Top Selling Langley Realtor](https://lizpenner.com/top-selling-langley-realtor/): 2022 Royal LePage Award Winner – Liz Penner, Top Selling Langley Realtor 2022 was a wild year for me, which is why I was honoured to receive an email notifying me that I qualified for Royal LePage’s sales achievement award, ranking me in the top 25% agents in Canada (in terms of sales dollars). While I am humbled and grateful for this achievement that which I’m most grateful for is the amount of trust you, my incredible clients, placed in me by allowing me to facilitate one of your most important spending decisions.  As many of you may already know […] - [2023 Investment and Commercial Real Estate Market Update](https://lizpenner.com/2023-investment-and-commercial-real-estate-market-update/): Investment Property and Commercial Real Estate Update for Greater Vancouver and Fraser Valley areas including Langley and Surrey. Commercial Property Update For the Fraser Valley Residential Property Market Update for the Fraser Valley It’s no secret that property values and sales activity are down in the Fraser Valley residential market. Housing price trends continue to move downward with the average price of a home across all property types in the Fraser Valley at $930,000, down 27% from the market’s peak value of $1,282,979 in February of 2022. Detached housing prices have seen the largest declines, with townhomes trailing closely behind […] - [Fraser Valley Condo sale prices declined by 18.55% from the peak of the market](https://lizpenner.com/fraservalleycondosales/): Fraser Valley condo sales prices have declined by 18.55% in value from the peak of the market in February 2022. Currently Fraser Valley condos are selling for an average of 94.9% of list price, on the market for average of 33 days on market and selling for an average of $591 per square foot. The average condo in the Fraser Valley was $609,000 at the peak in February 2022 and currently the average condo is currently selling for $496,000, representing a decline in home value of 18.55%. Across all property types the decline has been sharper with the average price […] - [New Foreign Home Buyers Ban implemented on January 1st. What you need to know when buying Langley Real Estate](https://lizpenner.com/foreignhomebuyersbanlangleyrealestate/): On January 1, 2023, a foreign buyer ban was implemented, banning non-Canadians from purchasing a home in Canada for the next two years. This ban applies to properties across Canada, including Langley Real Estate. Check out my previous Blog Post on the Foreign buyer’s ban This legislation is brand new and has not been put before the courts yet. There are parts of it that are open to interpretation. The information being released is dynamic and is subject to change based on guidance released by the CHMC and court rulings. Who is subject to the ban:  The ban applies to […] - [Royal LePage Market Forecast](https://lizpenner.com/quarterly-market-forecast-for-canada-and-its-major-metropolitan-areas-including-greater-vancouver-for-the-4th-quarter-of-2023/): Market Forecast for Greater Vancouver Royal LePage just released its quarterly market forecast for Canada. The report was issued in a flipbook format, with deliciously satisfying paper rustling noises when you turn the pages.  Check out the link below to read the report on the Royal LePage market forecast. https://ebook.royallepagecorporate.ca/link/618324/ Just in case you were lying awake at night wondering what the housing market will be like in November of next year, below is what the report has to say about the market for Greater Vancouver in the 4th quarter  Greater Vancouver report Q4, 2023 In Greater Vancouver, the aggregate […] - [I work well with realtors!](https://lizpenner.com/i-work-well-with-realtors/): I heart realtors  Did you know that most of my friends are realtors? It’s been that way since I was licensed in 2006. All of the sudden realtors are everywhere in my life, at work, at my baby showers, talking to me during long drives on a bad day. They are in my life with their funny and ridiculous moves while laughing and my “out there” ideas.  No don’t get me wrong I am really excited about my regular friends too (you know who you are). But I also love my realtor’s posse. I like how they are always working […] - [Langley and Surrey Condo Owners Need to know about BC Strata Property Act Actionable Changes.](https://lizpenner.com/changesstratapropertyact/): Strata Property Act Changes that affect Langley and Surrey Condo owners On November 2, 2022, the BC Government ended rental and age restrictions for strata properties. Currently, all strata-held properties with age restrictions and/or rental restrictions must remove those restrictions from the bylaws as they can no longer be enforced.  Age Restrictions Communities are still allowed to have age restrictions of 55 years and up. This bylaw change is leaving adult-oriented communities with a difficult choice. Do they add a new age restriction, or do they allow the development to become family oriented? If they choose to enact a 55-plus […] - [Buying Fraser Valley Real Estate? Beware of the Foreign-Home Buyers Ban Coming into Effect on January 1st, 2023.](https://lizpenner.com/buying-in-the-fraser-valley/): Is this ban a good thing for buying Fraser Valley Real Estate? Some say no. Throughout the years Canada has become increasingly unwelcoming to foreign investment. As home prices rose, negative sentiment ensued, starting in 2016 with a foreign buyers tax of 15% and increasing to 20% in 2018. Now Canada is introducing a national 2-year ban on ownership of foreign property. While the ban may be narrowly aimed at investment in residential property, the international community may not interpret it this way. Others argue that this ban is overkill in attempting to calm a market that has already cooled […] - [These affect you! 2 great changes to the Rules of Co-Operation for BC Real Estate for Sale](https://lizpenner.com/rule-changes-that-will-affect-real-estate-for-sale-in-the-fraser-valley/): If you live or own property somewhere between Whistler to Hope in BC, then the changes to the rules of cooperation affect you. BC is home to over 25,000 licensed realtor members of the 8 Real Estate Boards operating in the province. One of the primary marketing tools used by agents in BC is Realtor.ca, which advertises properties uploaded to the Multiple Listing System (MLS) by the Real Estate Boards. These boards get together to create rules of Co-Operation that allow the members to work under one unified set of rules. The regulations affect the conduct you should expect from […] - [Beware of Changes - BC to Introduce 9 Changes to the Real Estate Rules](https://lizpenner.com/real-estate-rule-changes-coming-soon-to-bc-housing-for-sale/): Seven changes coming soon to the real estate rules in BC Real Estate Rule Changes If you live in BC or are invested in BC real estate, you’ve had a front seat to the unfolding of the drama that is BC’s ever-changing and currently unstable housing market. The BC and Fraser Valley markets went almost wholly unchecked throughout the pandemic, allowing them to burn red hot. At the market’s peak, sellers were enjoying upwards of 10 offers on their homes while buyers were stuck throwing down their last dollar and making unconditional bids on homes. Over the past few years, […] - [Sold Detached Townhome in Walnut Grove Langley BC](https://lizpenner.com/sold-detached-townhome-in-walnut-grove-langley-bc/): SOLD! 8846 216 Street Walnut Grove Langley, BC | Liz Penner - [Sold Townhome in Walnut Grove Langley BC](https://lizpenner.com/sold-townhome-in-walnut-grove-langley-bc/): SOLD! 11 8855 212 Street Walnut Grove Langley, BC | Liz Penner ## Pages - [Saved Elements](https://lizpenner.com/saved-elements/): Awards - [Strategic Property Marketing](https://lizpenner.com/strategic-property-marketing/): Audaciously Detail-Oriented With 20 years of industry experience in property sales, Liz is focused, dedicated, and capable of delivering outstanding results. Backed by innovative ideas, rigorous training, and a wealth of hands-on experience, we consistently generate impactful outcomes. Focused On RESULTS Focused on creating cutting-edge marketing programs that showcase a property’s best attributes. With a focus on results, a passion for innovation and a keen attention to detail Liz strives to create effective and impactful marketing campaigns that drive results. Floor Plans Floor plans are an essential component of real estate listings, allowing potential buyers to visualize the layout and […] - [New Construction](https://lizpenner.com/new-construction/): New Construction Fraser Valley New Construction Homes There’s something exciting about being the first to live in a brand-new home—modern layouts, energy-efficient features, and the chance to personalize your space. From master-planned communities to boutique developments, the Fraser Valley is full of new construction opportunities. I specialize in pre-sale properties and have years of experience helping buyers understand the ins and outs of purchasing a home before it’s built. I don’t just sell new homes—I also teach in the Home Builder Licensing Program, which means I understand the construction process from the inside out, including warranties, delivery timelines, and what […] - [Just SOLD! 138-1360 Mitchell Street](https://lizpenner.com/new-listing-138-1360-mitchell-street/): 1,950 Square feet 4 Bedrooms 4 Bathrooms Double Garage Discover a new standard of luxury living in this centrally located sanctuary, where modern convenience harmonizes effortlessly with the beauty of nature.  Luxury living redefined in this exquisite 4-bedroom, 4-bathroom exceptional townhome, masterfully crafted by Polygon. Nestled atop Burke Mountain, this contemporary residence offers a seamless blend of urban convenience and the tranquility of country living. Spend your weekends exploring traversing atop breathtaking vistas, or easily commute downtown via the nearby Skytrain or Westcoast Express stations, both just 5km away. Embrace the idyllic country lifestyle within your private main floor walk-out, […] - [HTML Sitemap](https://lizpenner.com/html-sitemap/) - [Your Luxury Strata Property Specialist](https://lizpenner.com/): Residential Property Search Working with home buyers and sellers in the Fraser Valley for two decades. Real estate is more than a transaction—it’s your life savings, your future and your next chapter. My job is to guide you through it with care, thoughtfulness, and skill. Whether you’re buying a home you’ll love—or selling one that’s full of memories—I’m here to make sure the process is clear, calm, and successful. You deserve support that’s steady, experienced, and fully invested in your outcome. Portfolio Featured Listings and Recent Sales Featured Properties Maximizing your Property’s Exposure Marketing that moves people—and homes For over […] - [Condo Search](https://lizpenner.com/fraser-valley-condos-for-sale/): Fraser Valley Condos for sale Fraser Valley Condos for Sale Condos are one of the most versatile property types in the Fraser Valley. Whether you’re a first-time buyer, downsizer, or investor, condos offer low-maintenance living, great locations, and access to amenities—all without the upkeep of a detached home. I’ve been working with strata properties for nearly 20 years, and I understand exactly how to guide buyers and sellers through the unique details of condo ownership. From reviewing strata documents and understanding depreciation reports to identifying well-managed buildings, I help clients make informed, confident decisions. Whether you’re looking for a brand-new […] - [Row Home Search](https://lizpenner.com/row-home-search/): Fraser Valley Row Homes for sale Row Homes in the Fraser Valley Row homes offer the perfect blend of affordability, space, and independence—without the rules and fees of a strata. These homes may look similar to townhomes, but they’re actually freehold, non-strata properties, which means you own the home and the land it sits on—no strata bylaws, no monthly maintenance fees, and full control over your property. For many buyers, row homes are an ideal middle ground: more privacy and autonomy than a condo or townhouse, but often more affordable than a detached house. They’re especially popular in growing Fraser […] - [House Search](https://lizpenner.com/fraser-valley-houses-for-sale/): Fraser Valley houses for sale Fraser Valley Detached Houses for Sale Detached homes in the Fraser Valley offer the space, privacy, and long-term value that many buyers are looking for. Whether you’re upsizing, relocating, or looking for a quieter lifestyle outside the city, there are incredible options throughout Langley, Surrey, Abbotsford, Mission, and beyond. I help buyers and sellers navigate the detached home market with confidence—whether it’s finding the right neighbourhood, evaluating property condition, or understanding resale potential. From modern builds to character homes on larger lots, I can guide you through every step. The detached home market can move […] - [Townhome Search](https://lizpenner.com/townhome-search/): Fraser Valley Townhomes for sale Fraser Valley Townhomes for Sale Townhomes are a smart choice for so many buyers—offering more space than a condo, less maintenance than a detached house, and often great locations close to schools, parks, and transit. Whether you’re buying your first home, upsizing, or downsizing, the Fraser Valley has a wide selection of townhomes to choose from. I specialize in both new construction and resale townhomes, and I’ve spent nearly two decades working with strata-held properties. From reviewing strata documents to navigating bylaws and depreciation reports, I know exactly what to look for—and how to guide […] - [Development Lands Search](https://lizpenner.com/fraser-valley-land-for-sale/): Fraser Valley Land for sale Fraser Valley Land for Sale Buying land in the Fraser Valley is about more than just square footage—it’s about vision and potential. Whether you’re dreaming of building a custom home, starting a hobby farm, or holding for future development, I can help you find the right piece of property to match your goals. From acreages in Mission and Chilliwack to prime infill lots in Langley and Surrey, land opportunities in the Fraser Valley come in all shapes and sizes. I stay on top of zoning, development trends, and neighborhood plans so you can make informed […] - [Acreage Property Search](https://lizpenner.com/acreage-property-search/): Fraser Valley Acreage and Development Land for sale Fraser Valley Acreage & Development Land for Sale Acreage and development land in the Fraser Valley offers tremendous opportunity—whether you’re planning a large-scale project, looking for a multi-generational property, or investing in future growth. These properties require careful consideration, and that’s where I come in. I work with clients who are serious about making strategic land purchases—everything from rural acreages with long-term potential to prime development sites in rapidly growing areas like Langley, Chilliwack, and Surrey. I stay current on Official Community Plans, zoning changes, and infrastructure updates so you’re not caught […] - [Residential Property Search](https://lizpenner.com/residential-property-search/): Fraser Valley Market Opportunities Your property is your most valuable asset, and you deserve an agent who is ALL IN and committed to get you top dollar for you property.With an intelligent approach to property valuation, a creative eye for marketing, and a conscientious attitude, Liz can get you top dollar for your property. Transparency is Key Availability is Essential Presenting a Property’s Full Potential Transparency is Key Since 2006, Liz has been proudly marketing properties for sale in the Fraser Valley, BC. Liz’s approach to the property sale process begins by focusing on the end goal. Liz performs comprehensive […] - [Real Estate News and Market Stats](https://lizpenner.com/blog/): All News Personal Real Estate Market Selling Plans Sold Strata Luxury Uncategorized Just Sold – Luxury Condo in Central Surrey • July 3, 2025 2506 – 13495 Central AveLuxury Condo in Central Surrey’sCivic Hotel Building Bedroom 2 Bathroom 2 Price: $695,888 Just Sold: 2506 – 13495 … It Was Never Just About Teaching • June 18, 2025 It’s been over a year since I started teaching at BCIT, and just a few weeks since I pulled off my first … Why Scarcity Isn’t Working in Today’s Real Estate Market—And What You Can Do About It • April 7, 2025 Scarcity […] - [South Surrey](https://lizpenner.com/white-rock-and-south-surrey-real-estate/): Welcome to White Rock and South Surrey—a place where coastal charm meets community spirit.  Whether you’re just getting curious about the area or already imagining yourself here, I’d love to help you explore what life could look like in this beautiful part of the Fraser Valley. From walkable seaside neighbourhoods to quiet, tree-lined streets, this is a region full of hidden gems—and I’m here to help you find the one that fits. Let’s Talk About Your Next Move. About the Area South Surrey and White Rock The city of Surrey British Columbia is the largest city in BC in terms […] - [Surrey](https://lizpenner.com/surreyrealestate/): About the Surrey Area The city of Surrey British Columbia is the largest city in BC in terms of land mass with over 32,000 hectares and is the second largest city in BC with 563,652 residents in 2022. In contrast Vancouver is the most populated city with over 2 million residents but has less than half the land mass of Vancouver with 11,255 hectares. The City of Surrey population grew by 9.7% from 2016 to 2021 and is expected to surpass Vancouver by 2030 in terms of population size. Surrey Amenities The City of Surrey offers the perfect combination of […] - [Cloverdale](https://lizpenner.com/cloverdale-real-estate/): About the Cloverdale Area Cloverdale, home to 9,813 households is a growing community located in the City of Surrey BC. Cloverdale draws a diverse mix of residents looking for a family friendly place that offers great schools, parks, recreation and easy access to the freeway. The community of Cloverdale offers an impressive array of amenities with community centres, parks and access to rapid transportation but more is to come. Construction is to begin on a 1.7 billion dollar hospital in downtown Cloverdale alongside the skytrain expansion into Surrey. Cloverdale will benefit 3 skytrain stops to be constructed along Fraser Highway. […] - [Walnut Grove](https://lizpenner.com/walnut-grove/): Walnut Grove Real Estate Neighbourhood Guide About Walnut Grove Walnut Grove is a quaint village-style community located in Langley, British Columbia best known for its expansive trail network that meanders underneath a canopy of old-growth forest bordering breathtaking ravines with babbling brooks. This community offers the perfect pairing of a small-town feel and accessibility to major urban centers. Surrounded by nature, the mornings treat you to the fresh scent of pine trees with a symphony of exotic birds creating melodic songs. If, after reading this, you are beginning to think this location is worthy of a hallmark movie, you are […] - [Willoughby Heights](https://lizpenner.com/willoughby-heights-real-estate/): About the Willoughby Heights Area Willoughby Heights is one Langley’s newest communities, emerging from a formerly rural area of acreages. This area is developing into a vibrant family focused place to live with convenient access for commuting by car and transit, while also close to the developing office district within the area. Willoughby Heights will soon be home to Langley’s first ever high buildings and is currently home to the tallest buildings Langley. This area has seen the development of excellent schools, pedestrian friendly roadways and neighborhood commercial that allows you to pickup the essentials quickly and easily. Willoughby Heights […] - [Langley Neighborhood](https://lizpenner.com/township-of-langley-real-estate-guide/): About the Township of Langley, British Columbia The township of Langley, BC is one of the fastest growing communities in BC, home to 137,399 people in 2021, up almost 15,000 people since 2016. Best known as a family friendly community, the township of Langley offers a wide variety of housing options, great schools, plenty of parks and easy access to the freeway and trasit. The township of Langley has a small feel while enjoying access to major urban centres such as Surrey, BC with a population of over 1,000,000 residents. Township of Langley Amenities   The Township of Langley spans […] - [Contact](https://lizpenner.com/contact-liz-penner-your-langley-realtor/): LIZ PENNER Contact info Sutton Premier Realty 15483 104 Ave. Surrey, BC V3R 1NR 604-376-3350   604-581-8400 info@lizpenner.com   Directions Got Feedback? I’d love to hear it!Share your experience with me and help my company grow. Leave a review Request a Call Contact Liz Penner : 604-376-3350 - [About](https://lizpenner.com/langley-real-estate-agent-liz-penner-your-langley-and-surrey-realtor/): 10 year Master Medallion Member Experienced Real estate is about more than just transactions—it’s about trust, timing, and helping people move forward with confidence. I’m a proud realtor with over 20 years of experience, and I consider it a privilege to support clients through some of the most important decisions of their lives. I love what I do, and I approach each purchase and sale with a deep sense of care, responsibility, and professionalism. Most of my work is focused in Surrey, Langley, and across the Fraser Valley—regions I know well, having lived in Langley my entire life. I’ve had […] - [Services](https://lizpenner.com/services-realestatevaluation/): With over twenty years of experience, I specialize in helping buyers and sellers navigate presale and resale strata homes across Langley and Surrey. I work closely with buyers to find homes that feel good to live in—where layout, location, and building quality support daily life with ease. For sellers, I create thoughtful, customized marketing campaigns that highlight what makes each home special and help it stand out in a competitive market. Every sale or purchase is part of a larger story, and I works to make that transition feel as smooth and supportive as possible. My role is to soften […] - [Featured listings](https://lizpenner.com/featured-listings/): Your Next Home Starts Here Browse available listings below—each one selected for its quality, lifestyle potential, and standout value in today’s market. Recent Home Sales From boutique condos to upscale townhomes, these past sales highlight a track record of success in Langley and Surrey’s most sought-after strata communities. Proven Results [comment]: # (Generated by Hostinger Tools Plugin)