Murphy Real Estate Group : Our Blog : Latest Blog Posts

New property listed in Walnut Grove, Langley

Wed, 11 Mar 2026 09:08:39 GMT

I have listed a new property at 9655 206a Street in Langley. See details here

Tucked away on a quiet cul de sac in Derby Hills, this 3 bed, 3 bath rancher with loft offers a rare sense of calm just minutes from it all. The open concept main floor is built for gathering, featuring wide plank flooring, California shutters and a beautifully updated kitchen with floor to ceiling cabinetry, quartz counters, a generous island and Wolf gas cooktop. The primary retreat includes a spa inspired ensuite and walk in closet. Upstairs offers a games room with wet bar and additional bedroom for guests or home office. The covered deck with skylights and outdoor fireplace extends living space year round. A/C enhances comfort throughout, while the large lot provides RV parking, an extra wide driveway and wired workshop, all just moments from Derby Reach, trails, parks and shops.

Selling a Home After a Loved One Passes Away in BC

Tue, 10 Mar 2026 18:33:13 GMT

A Personal, Supportive Guide to Estate Sales and Probate

Losing a loved one changes everything. On top of grief, families are often faced with decisions they never expected to make, including what to do with a home.

I understand this process not only as a Realtor, but personally. After losing my Dad in 2023, my husband and I had to navigate the probate process ourselves. Even with experience and support, it was overwhelming. The paperwork, timelines, legal steps, and emotional weight all collided at once.

Even for the most capable, organized seller, this process can feel daunting when you are also carrying the depth of grief.

Grief and Real Estate Do Not Follow a Timeline

One of the biggest misconceptions around estate sales is that things need to move quickly. In reality, this process unfolds in stages, many of which are outside your control.

Families are often juggling:

Emotional loss and exhaustion
Legal and financial responsibilities
Questions around probate and authority
The care and upkeep of a home
Pressure from well meaning people offering advice

This is why having a clear plan and patient guidance matters.

Understanding Probate and Why Legal Advice Is Essential

Probate is the legal process that confirms the will and grants authority to the executor to manage and distribute the estate, including selling real estate.

Here is what is important to know:

In many cases, probate must be granted before a sale can complete
A property can be listed before probate is granted, using a seller’s clause
Timelines must be clearly discussed with your lawyer before moving forward
Seeking legal advice early is key to avoiding delays or complications

Every estate is different. Clear direction from your lawyer ensures the real estate plan aligns with legal requirements.

Who Has the Authority to Sell

Only the executor or administrator of the estate has legal authority to sell the property. If there are multiple executors, all parties must agree on pricing, terms, and conditions.

My role is to help keep this process organized and transparent so nothing is missed, especially during an emotionally overwhelming time.

How We Support Estate Sales Differently

Estate sales require far more than market knowledge. They require patience, empathy, and practical support.

We help by:

Creating a clear, step by step plan aligned with probate timelines
Advising on which improvements are worth doing, if any
Helping coordinate and prioritize tasks so nothing feels overwhelming
Assisting with household items and preparation details
Acting as an extra set of eyes so important details are not missed

This process is hard enough. We try to take on as much of the heavy lifting as possible so families can focus on what matters most.

Preparing an Estate Home for Sale

Every estate property is different. Some homes are move in ready, while others need attention before going to market.

Together, we create a plan that considers:

The condition of the home
Budget and appetite for improvements
Market expectations and buyer behaviour
Timing around probate and legal direction

The goal is not perfection. It is to protect value while keeping stress to a minimum.

Why Strategy and Patience Matter

Estate sales are not typical transactions. Emotions run deep, decisions are layered, and timelines may shift.

A thoughtful strategy provides:

Stability during uncertainty
Clear communication among decision makers
A realistic approach to pricing and preparation
Flexibility when circumstances change

When handled with care, the process feels more manageable.

A Final Thought

There is no right way to grieve, and there is no perfect timeline for selling a home after loss. What matters most is that you feel supported, informed, and never rushed.

If you are navigating an estate sale or probate in Langley or the Fraser Valley and have questions, even if selling feels far off, I am always here for a patient, no pressure conversation. I understand how heavy this process can feel, and you do not have to carry it alone. Jen

Selling a Home During Divorce or Separation in BC

Mon, 09 Feb 2026 06:51:44 GMT

A Patient, Clear Approach During a Difficult Life Transition

Divorce or separation is one of the most emotionally challenging transitions a person can experience. When a home is involved, the decisions can feel even heavier. Finances, timing, communication, and emotions are often all happening at once.

If you are considering selling a home during a divorce or separation in BC, it is important to know that you have options. Just as important, you deserve guidance that is patient, clear, and respectful of what you are going through.

This is where how you are supported matters.

Start With Understanding, Not Pressure

One of the biggest differences in how I work with separating couples is that I never rush the process. This is not a typical real estate transaction, and it should not be treated like one.

Before any decisions are made, I focus on helping you understand:

Your options with the family home
How timing and market conditions may impact value
What makes sense financially and emotionally
How communication and representation will be handled

Many people feel pressure to sell quickly just to move forward. In reality, slowing down and creating a thoughtful plan often leads to better outcomes for everyone involved.

Common Real Estate Options During Divorce or Separation

Every situation is unique, but these are the most common scenarios I help clients navigate.

Selling the home and dividing the proceeds
This is often the cleanest option when neither party wishes to keep the property. Pricing strategy, preparation, and agreement on terms are essential to avoid unnecessary conflict.

One party buying out the other
In this case, the home may not be listed publicly. Establishing fair market value is still critical so both parties feel confident in the outcome.

Waiting to sell
Some couples choose to wait until legal agreements are finalized or until market conditions are more favourable. When done intentionally, this can be a very practical decision.

There is no one size fits all answer. The right path depends on your circumstances and your comfort level.

Representation Options and How Communication Works

This is an area where clarity is especially important.

You have the option to:

Have individual representation, where each party works with their own Realtor, or
Work with one Realtor together, if the situation is amicable and both parties are comfortable

If you choose to work with me together, transparency and documentation are essential.

Here is how that process works:

All terms and conditions must be agreed upon by both parties
All decisions and changes are documented clearly
Communication is typically handled via email or group chat if both parties are comfortable
I can communicate with each party individually, however both parties must be made aware of all material changes and be in agreement before moving forward

This approach protects everyone involved and helps prevent misunderstandings.

How I Do Things Differently as Your Realtor

Selling a home during a divorce or separation requires more than market knowledge. It requires patience, emotional awareness, and clear communication.

My approach is different because:

I prioritize calm, pressure free conversations
I take the time to explain options clearly, without pushing decisions
I focus on protecting both parties interests
I understand that emotions and timelines may shift
I treat this as a life transition, not just a transaction

My role is to be a steady, neutral guide who helps you move forward with clarity, not stress.

Why Strategy Matters in a Separation Sale

Selling during a separation involves additional layers that need to be handled carefully.

A thoughtful strategy considers:

Current market conditions and buyer behaviour
Preparation that maximizes value without unnecessary spending
Flexibility if circumstances or timelines change
Clear agreement on pricing, terms, and expectations

The goal is stability during a time that often feels uncertain.

A Supportive Final Thought

There is no perfect timeline and no single right decision. The best choice is the one that feels aligned with where you are right now.

If you are navigating a divorce or separation and have questions about selling your home in Langley or the Fraser Valley, even if you are not ready to take action, I am always here for a patient, no pressure conversation. Sometimes simply understanding your options can make everything feel a little more manageable.

Jen Murphy | Murphy Real Estate Group

778-882-5478 | info@murphyreg.ca | Stonehaus Realty

New property listed in Langley City, Langley

Fri, 30 Jan 2026 09:08:44 GMT

I have listed a new property at 104 20177 54a Avenue in Langley. See details here

Step inside and fall in love. This bright 2 bed, 2 bath corner suite has been thoughtfully upgraded. The kitchen shines with expansive quartz counters, a custom coffee bar with floating shelves and bar fridge, sleek white shaker cabinets with soft close doors and under mount lighting, plus stainless appliances including a 4 door fridge. Oak laminate flooring and custom lighting carries through the home for a warm, elevated feel. The open living and dining space is perfect for relaxing by the gas fireplace or stepping onto your sunny south facing balcony. Enjoy views of mature trees from every room. Both bathrooms feature quartz counters and deep soaker tubs. Full size laundry adds convenience. Bonus extra street parking for your second car and a short distance to the future SkyTrain.

Why Some Homes in Langley Sell Quickly and Others Sit in 2026

Wed, 28 Jan 2026 20:03:37 GMT

In today’s Langley and Fraser Valley real estate market, it is not uncommon to see two seemingly similar homes perform very differently. Same neighbourhood. Similar size. Comparable price range. One sells quickly while the other lingers.

In 2026, this gap has become more noticeable. Buyers have more choice, more information, and more time to decide. Homes are still selling, but only when the right elements come together.

Here is what we consistently see separating the homes that move from the ones that sit.

Pricing matters, but positioning matters more

Price is always important, but buyers do not respond to price alone. They respond to value.

Most buyers in Langley and across the Fraser Valley are comparing homes carefully. They are looking at recent neighbourhood sales, active listings, and overall presentation. The question they are asking is not whether a home is fairly priced, but whether it feels like the best option among the ones they have seen.

Homes that are priced in line with current market data and positioned clearly for the right buyer tend to generate interest early. Homes that are priced optimistically or positioned without a clear strategy often lose momentum before they ever gain traction.

Condition plays a larger role in a more balanced market

As the market has shifted, buyer expectations have shifted with it.

Many buyers today are balancing higher living costs and full schedules. As a result, move in ready homes consistently stand out. This does not mean everything must be brand new, but it does mean the home should feel cared for, clean, and easy to settle into.

Fresh paint, updated lighting, well maintained finishes, and tidy outdoor spaces all contribute to a stronger first impression. These are often the small details that buyers notice immediately. When we prepare a home for sale, we help our clients identify and address these items ahead of time, whether that means coordinating minor repairs, touch ups, or simple improvements that allow the home to show at its best.

Homes that require noticeable updates can still sell, but buyers expect the price to reflect the time, effort, and cost involved.

First impressions are formed online

Before a showing is ever booked, most buyers have already made an initial decision.

Online presentation plays a critical role in today’s market. Buyers scroll photos, watch videos, and compare listings long before stepping inside a home. If the online experience does not clearly communicate the layout, flow, and standout features, buyers often move on.

Strong visuals are no longer a nice extra. They are essential.

Video storytelling changes how buyers connect with a home

This is where we consistently see a real difference in our listings.

When buyers follow up after viewing one of our homes, they often mention the video. Many tell us it helped them understand the home before they ever booked a showing. Not just the layout, but how the space feels and how it might fit their lifestyle.

Photos capture moments. Video captures flow.

Through video, buyers can see how rooms connect, where natural light comes in, and how the home lives from one space to the next. The most effective videos go beyond a simple walk through. They tell the story of the home, highlight the features that matter most, and explain what makes the property special.

By the time buyers arrive in person, they already feel oriented and comfortable. That familiarity leads to more confident showings, better conversations, and stronger interest.

Timing and expectations still matter

Days on market mean something different in 2026 than they did in previous years.

Some homes sell quickly because everything aligns. Pricing, condition, presentation, and expectations all reflect today’s market. Others sit because one or two of those elements are slightly off.

In many cases, small adjustments made early have a far greater impact than large changes made later. Momentum matters, especially in a market where buyers are deliberate.

Why some homes sell and others sit

It is rarely about luck.

Homes that sell well in Langley and across the Fraser Valley are typically priced with current data, presented thoughtfully online, and positioned with a clear understanding of today’s buyer.

If you have been watching the market and wondering how these factors apply to your own home or neighbourhood, a location specific market snapshot can be incredibly helpful. We are always happy to walk through the numbers, recent activity, and what it means for your situation, whether a move is coming up soon or is still just a consideration.

Reach out anytime at 778-882-5478 or info@murphyreg.ca.

Jen Murphy

Stonehaus Realty

Is Now a Good Time to Sell in Langley? What Today’s Buyers Are Actually Looking For

Tue, 20 Jan 2026 16:55:20 GMT

Langley homeowners are asking if now is the right time to sell. Here’s what’s changed in 2026 and how today’s buyers are approaching pricing, condition, and value.

New property listed in Willoughby Heights, Langley

Tue, 20 Jan 2026 09:08:45 GMT

I have listed a new property at 22 20875 80 Avenue in Langley. See details here

Welcome to Pepperwood by Polygon! This spacious 3 bed plus office or potential 4th bedroom townhome offers one of the largest layouts in the complex, with 3 baths and a functional floor plan. Freshly painted throughout, the bright main floor features an open concept design perfect for everyday living. Upstairs includes three generous bedrooms, while the lower level provides a versatile office or guest space. The beautifully renovated kitchen showcases shaker cabinetry, quartz counters, pull out drawers, pot filler, SS appliances, and exceptional storage. Added fireplace built ins bring warmth and style to the living area. Ideally located steps from the clubhouse with outdoor pool, hot tub, hockey rink, gym,& playground. Central location close to schools, trails, shopping, and amenities.

New property listed in Langley City, Langley

Thu, 15 Jan 2026 09:07:06 GMT

I have listed a new property at 19691 49 Avenue in Langley. See details here

Set on a private 15,000+ sq ft fully fenced lot, this versatile 5-bedroom, 3-bath Langley home offers exceptional space and flexibility. Ideal for car enthusiasts or hobbyists, the property features a double garage, multiple workshops, ample storage, and parking for 10+ vehicles. Inside, enjoy light-filled living areas, a natural gas fireplace, and a refreshed kitchen. The primary retreat boasts vaulted ceilings, an ensuite, generous closet space, and French doors leading to expansive sundecks. Outdoors, the serene yard us framed by mature cedar hedges and includes a large pond and storage sheds. A 2-bedroom suite provides excellent options for extended family or rental income. Peaceful and private, yet minutes to everyday amenities.

Fraser Valley & Langley Real Estate Update: What’s Really Happening in 2026

Mon, 12 Jan 2026 22:45:02 GMT

Wondering what’s really happening in the Fraser Valley and Langley real estate market in 2026? A clear, local breakdown for buyers and sellers navigating today’s conditions.

New property listed in Langley City, Langley

Thu, 04 Dec 2025 09:05:22 GMT

I have listed a new property at 104 20177 54a Avenue in Langley. See details here

5 Hidden Costs Empty Nesters Don't Expect When Downsizing in Langley BC

Mon, 15 Sep 2025 20:37:28 GMT

You've done the math. The kids are gone, the mortgage is almost paid off, and that big family home feels too quiet and too much work. Downsizing in the Fraser Valley makes perfect sense on paper. You'll pocket the equity, reduce your expenses, and finally have that maintenance-free lifestyle you've been dreaming about.

But here's what most empty nesters don't see coming when downsizing in Langley and the Fraser Valley: downsizing often costs more upfront than they expect. After helping dozens of Fraser Valley families navigate this transition, I've seen the same surprise expenses catch people off guard again and again.

Please note: All costs mentioned in this article are estimates and can vary significantly based on individual circumstances, property types, and market conditions.

Don't let these hidden downsizing costs derail your dreams. Here are the five expenses most Fraser Valley empty nesters don't budget for:

1. Storage and Decluttering Costs ($2,000 - $8,000)

The Reality: Moving from a 3,500 square foot family home to a 1,500 square foot townhouse in Langley or Abbotsford means tough decisions about your belongings. That antique dining set that seats 12? Your collection of holiday decorations accumulated over 30 years? They won't all fit.

What It Costs:

Professional organizer: $50-$100+ /hour (20-40 hours typical)
Storage unit rental: $150-$400/month for 6-12 months
Estate sale company: 25-40% commission on items sold
Donation pickup services or Junk removal: $100-$300++

Smart Move: Start decluttering 6 months before listing. Sell valuable items individually rather than through estate sales to maximize returns.

2. Home Modifications for Aging in Place ($3,000 - $15,000)

The Reality: That perfect Langley townhouse or White Rock condo might need updates to work for your changing needs. Even if you're healthy and active now, smart Fraser Valley empty nesters plan ahead.

What It Costs:

Grab bars and bathroom safety features: $500-$2,000
Stair railings or ramps: $1,500-$5,000
Lever-style door handles and faucets: $300-$800
Improved lighting throughout: $1,000-$3,000
Walk-in shower conversion: $3,000-$8,000

Smart Move: Look for properties that already have these features, or have a strong negotiator on your side to help get you a great deal on the property.

3. Strata Fees and Special Assessments (Ongoing + Surprises)

The Reality: Many Fraser Valley empty nesters choose townhouses or condos for the maintenance-free lifestyle. But "maintenance-free" doesn't mean cost-free.

What It Costs:

Monthly strata fees: $350-$600+ depending on amenities
Special assessments for major repairs: $1,000-$25,000+ per unit
Strata insurance deductibles: $25,000-$50,000+ for water damage claims

Smart Move: Always review the strata's financial statements and meeting minutes for at least two years. Look for upcoming major expenses like roof replacements or building envelope repairs.

4. Bridge Financing and Timing Costs ($5,000 - $20,000)

The Reality: In Langley's competitive market, you often need to buy before you sell. Or your sale closes before your purchase, leaving you temporarily homeless.

What It Costs:

Bridge loan interest can be costly (Discuss with your Mortgage Broker/Bank).
Temporary accommodation: $2,500+/month for furnished rentals in the Fraser Valley
Multiple moving costs: $1,500-$4,000+ per move
Storage during transition: $200-$500/month

Smart Move: Work with an agent who understands timing strategies and can negotiate favorable possession dates to ease the stress.

5. Lifestyle Setup Costs ($3,000 - $12,000)

The Reality: Your new smaller space needs new solutions. That old furniture doesn't fit, you need different appliances, and your utilities setup changes completely.

What It Costs:

Right-sized furniture: $5,000-$10,000+
New appliances for smaller space: $2,000-$6,000
Utility connections and deposits: $300-$800
Internet, cable, and security system setup: $500-$1,500
Window treatments for different layouts: $1,000-$3,000

Smart Move: Measure your new space carefully and shop for furniture before you move. Consider selling existing items to fund new purchases.

The Bottom Line

These five hidden costs can add $13,000 to $68,000+ to your downsizing budget. That doesn't mean you shouldn't downsize. It means you should plan for the real costs, not just the dream.

Here's how to protect yourself:

Budget an extra 15-20% beyond your expected costs. If you think downsizing will cost $50,000, plan for $60,000-$65,000.

Start planning 6 months before you want to move. This gives you time to declutter gradually, research Fraser Valley neighborhoods, and save for transition costs.

Work with a Fraser Valley agent who specializes in downsizing. We know which properties have the features you need and which strata corporations are well-managed.

Get everything in writing. From strata documents to home inspection reports, documentation protects you from expensive surprises.

Ready to Downsize Smartly in the Fraser Valley?

Downsizing in Langley, Abbotsford, White Rock, or anywhere in the Fraser Valley can be one of the best financial decisions you make as an empty nester. But only if you go in with eyes wide open.

At Murphy Real Estate Group, we've helped countless Fraser Valley families navigate the downsizing process without breaking their budget. We know the local market, the best age-friendly communities, and exactly which questions to ask before you buy.

Ready to explore your downsizing options in the Fraser Valley? Contact us for a free consultation. We'll help you create a realistic timeline and budget for your Langley or Fraser Valley downsizing journey.

Call us at 778-882-5478 or email info@murphyreg.ca to schedule your complimentary downsizing consultation and learn how we can help.

Thinking of downsizing in Langley or the Fraser Valley but not sure where to start? email us for our free "Fraser Valley Downsizing Checklist" - a step-by-step guide to planning your move without the expensive surprises.

New property listed in Willoughby Heights, Langley

Thu, 11 Sep 2025 09:03:48 GMT

I have listed a new property at 25 20159 68 Avenue in Langley. See details here

Welcome to Vantage! This end-unit townhouse offers 1,600+ sq ft across three levels with 4 bedrooms and 3 full bathrooms. The main floor has 9’ ceilings, updated laminate flooring, and oversized windows for natural light. The custom kitchen showcases expanded cabinetry, quartz counters, sleek appliances, abundant storage, a breakfast bar, and access to a balcony patio for morning coffee or evening BBQs. Upstairs are 3 bedrooms including a primary with walk-in closet and ensuite, plus a second full bath and laundry. The lower level adds a 4th bedroom or rec room, full bath, and walkout to a fenced yard with updated deck. Extras include a cozy fireplace, Level 2 EV charger, covered outdoor space, and a prime location near top schools, Costco, Save-On, Walmart, and more. Two pets allowed.

New property listed in Langley City, Langley

Wed, 10 Sep 2025 09:03:51 GMT

I have listed a new property at 20529 45a Avenue in Langley. See details here

Welcome to Mossey Estates! Set on a private 9,500+ sq ft lot with great curb appeal, this home offers 4 bedrooms including a spacious primary with W/I closet and 2 renovated bathrooms. A large foyer opens to soaring 16-ft vaulted ceilings in the living and dining area, complete with a built-in bar, sleek electric fireplace, and French doors to the deck. The updated kitchen has new cabinetry, quartz counters, stainless steel appliances, and a convenient pantry. Sliding doors off the family room lead to a private backyard framed by mature trees. Updates include a new roof, fresh paint, new lighting, hot water tank, and A/C throughout. Outdoors enjoy a two-car garage and a quiet neighbourhood near top schools, shopping, and amenities. Move-in ready and truly a rare find.

New property listed in Langley City, Langley

Wed, 20 Aug 2025 09:03:33 GMT

I have listed a new property at 19691 49 Avenue in Langley. See details here

Calling on all car enthusiasts and hobbyists alike. A rare find in Langley! This 5-bedroom, 3-bath home sits on over 15,000 sqft. of private, fully fenced property with a double garage, multiple shops, abundant storage, and parking for 10+ vehicles. Inside, enjoy bright living spaces, a cozy natural gas fireplace, and an updated kitchen. The vaulted-ceiling primary suite features an ensuite, large closet, and French doors to expansive sundecks, ideal for entertaining. Outdoors, relax in a serene yard with mature cedar hedges, a large pond, and storage sheds. An updated 2-bedroom suite offers excellent mortgage-helper potential or provides a great space for extended family. Surrounded by nature yet minutes to amenities, this home delivers space, privacy, and convenience.

New property listed in Clayton, Cloverdale

Thu, 31 Jul 2025 09:03:41 GMT

I have listed a new property at 505 6575 195a Street in Surrey. See details here

Top-floor, corner unit 1 bed condo with an efficient floor plan that lives larger than expected, don’t let the square footage fool you! Enjoy peaceful green space views and direct access to the rooftop patio deck just steps from your door, featuring BBQ areas, outdoor seating, a lounge with TV, and full kitchen, all on the same floor. Wake up with your morning coffee surrounded by nature on the quiet side of the building. Best value in the area! Close to future SkyTrain, all levels of schools, shopping, and transit. This home has everything you need in a surprisingly spacious layout that fits your lifestyle. A perfect blend of serenity, smart design, and convenience in a rapidly growing neighborhood.

New property listed in Langley City, Langley

Sat, 17 May 2025 09:03:24 GMT

I have listed a new property at 37 20155 50 Avenue in Langley. See details here

Welcome to this charming end-unit townhome at CEDARBROOK VILLAGE, nestled in one of Langley’s most peaceful, pet-friendly neighbourhoods.Featuring 3 bedrooms and 3 bathrooms with 1985 sqft of living space, this home offers a private retreat with easy access to nature, trails, and dog parks.The updated main floor boasts a stylish kitchen with stainless steel appliances, decorative wall moldings, a cozy sunken living room, and a private patio. Upstairs, the primary suite includes a private patio and ensuite, plus 2 additional bedrooms.The basement features a rec room, den/flex space, and large storage room.With 2 parking stalls, EV charging, a new roof, updated siding and windows, plus pet-friendly rules, this home is just a 15-minute walk to Downtown Langley,your perfect place to call home.

New property listed in Murrayville, Langley

Fri, 09 May 2025 09:02:28 GMT

I have listed a new property at 3 22306 50 Avenue in Langley. See details here

Former show home by Wesmont Homes, this beautifully designed 3 bed and den, 3 bath two-storey home in Murrayville offers modern elegance and thoughtful upgrades.The chef’s kitchen features stainless steel appliances, hardwood floors, quartz countertops, and a spacious dining area. The bright Great Room flows seamlessly to a large patio and fully fenced backyard, perfect for entertaining or relaxing. Upstairs, the primary suite is a true retreat with walk-in closet and spa-inspired ensuite. Two additional bedrooms, a versatile den, and a stylish second bath complete the upper level. Upgrades include A/C, designer lighting, custom millwork, heated laundry floor, and roughed-in vacuum. Nestled in a family-friendly community, just minutes from top schools, parks, and shopping. Bare Land Strata

New property listed in Central Abbotsford, Abbotsford

Tue, 06 May 2025 09:02:37 GMT

I have listed a new property at 2268 Mckenzie Road in Abbotsford. See details here

Character meets modern convenience in this beautifully revitalized home! The main floor features a wood-burning fireplace, A/C, and two spacious bedrooms. The redesigned kitchen boasts a gas KitchenAid range, custom hood, sleek French door fridge, panelled dishwasher, and a pot filler for added convenience. Upstairs, a loft-style family room leads to a luxurious primary suite with a spa-like ensuite, heated floors, a brass clawfoot tub, and a custom-built closet—plus room for a second bedroom. Downstairs, 1,400+ sq. ft. of unfinished space offers endless possibilities for storage, a workshop, or more. Outside, the private fenced yard features a spacious patio, perfect for entertaining, surrounded by lush greenery in the summer months. Close to pubs, restaurants, schools & so much more.

New property listed in Sunshine Hills Woods, N. Delta

Wed, 30 Apr 2025 09:02:40 GMT

I have listed a new property at 11898 Chateau Wynd in Delta. See details here

Welcome to Chateau Wynd Estates! This spacious 5 bed, 4 bath home is freshly painted with new carpet, vaulted ceilings, radiant heating, and two cozy gas fireplaces. The bright kitchen connects to a spice kitchen and flows into the large family room and private patio, perfect for entertaining. A formal living and dining room add even more space to gather. Upstairs, the primary retreat features a private ensuite and walk-in closet, while a secondary bedroom also enjoys its own ensuite. Two additional bedrooms complete the upper level. A fifth bedroom on the main floor provides a private option for guests or an office. Bonus: 1287 sqft unfinished 6'4 crawl space for storage, hobbies, or future ideas. Corner lot, double garage, minutes to top rated schools, parks, shopping, and transit.

The Hidden Costs of Selling a Home (And How to Be Prepared)

Tue, 08 Apr 2025 15:33:51 GMT

Selling your home in the Fraser Valley? Don’t get caught off guard. Learn about the real costs involved in selling and how to plan for them with confidence.

The Truth About Pricing Your Home Right

Mon, 24 Mar 2025 17:05:11 GMT

Thinking of selling your home in Langley? Learn why accurate pricing is key to a faster sale and how to avoid common pricing mistakes.

How to Stage Your Detached Home for a Quick Sale in Langley

Tue, 18 Mar 2025 17:47:41 GMT

Want to sell your Langley home faster and for top dollar? Follow these expert home staging tips to attract buyers and maximize your home’s value.

New property listed in Murrayville, Langley

Thu, 13 Mar 2025 09:01:12 GMT

I have listed a new property at 3 22306 50 AVE in Langley. See details here

Former show home by Wesmont Homes, this beautifully designed 3 bedroom and den, 3 bathroom two-storey home in Murrayville offers modern elegance and thoughtful upgrades. The chef’s kitchen features stainless steel appliances, hardwood floors, quartz countertops, and a spacious dining area. The bright Great Room flows seamlessly to a large patio and fully fenced backyard, perfect for entertaining or relaxing. Upstairs, the primary suite is a true retreat with a walk-in closet and spa-inspired ensuite. Two additional bedrooms, a versatile den, and a stylish second bath complete the upper level. Upgrades include A/C, designer lighting, custom millwork, heated laundry floors, and roughed-in vacuum. Nestled in a family-friendly community, just minutes from top schools, parks, and shopping.

Langley Real Estate Market Update – March 2025: What You Need to Know

Fri, 07 Mar 2025 20:35:57 GMT

The Langley real estate market is always evolving, and staying informed is key whether you’re looking to buy or sell. As we move into spring, market activity is picking up, and we’re seeing some interesting trends shaping the detached home market. Let’s dive into what’s happening right now and what it means for you.

Langley Real Estate Market: March 2025 Update

The Fraser Valley real estate market, including Langley, has remained resilient despite fluctuating interest rates. Here’s what we’re seeing so far in March:

Home Prices Adjusting: The average price for a detached home in Langley is $1,450,000, reflecting an 8% decrease from last month. While prices have softened slightly, homes in sought-after areas are still attracting strong offers.
Increased Inventory: There are currently 400 detached homes on the market, an 18% increase from January. This gives buyers more options, but also means sellers need to be strategic with pricing and presentation.
Stronger Sales Activity: 57 detached homes sold in February, a 54% jump from January, signaling a more active spring market.
Faster Sales: Homes are now selling in an average of 11 days, down 76% from the previous month. Well-priced homes are moving quickly, especially in Murrayville, Walnut Grove, and Willoughby Heights.
Balanced Market: With a 14% sales ratio, Langley’s detached home market is currently balanced. Homes priced between $1 million and $1.25 million are seeing the most activity, with a 43% sales ratio, making it a seller's market in this price range.

What This Means for Sellers

If you’re thinking about selling, now is a great time to get your home market-ready. Here’s how to position yourself for success:

Price it Right: The market is active, but buyers are still price-conscious. A well-priced home will sell faster and potentially attract multiple offers.
Stage for Success: Homes that are well-presented, decluttered, and staged are selling quicker and for top dollar.
Marketing Matters: Professional photography, video tours, and strategic online exposure are crucial. Our team specializes in high-quality marketing to get your home noticed.

📌 Check out our Home Selling Guide for expert tips on maximizing your home’s value.

What This Means for Buyers

If you’re looking to buy a home in Langley, here’s what you should know:

Be Prepared to Act Fast: Desirable homes are selling quickly. Having your financing in place and being ready to move forward with an offer will give you an edge.
Consider New Developments: Presale investments are a great way to secure a home at today’s prices before the market shifts again.
Work with a Local Expert: Navigating a competitive market requires insight and experience. Our team is here to guide you through the process and help you find the right home.

📌 Explore our latest listings in Langley to see what’s available right now. https://murphyrealestategroup.ca/neighbourhood-guide.html

Final Thoughts

The Langley real estate market is showing strong activity as we head into spring. Whether you’re selling, buying, or considering an investment, having the right strategy is key. If you’re thinking about making a move, let’s connect and discuss how to maximize your opportunities in today’s market.

🚀 Thinking of selling in Langley? Let’s get you top dollar! Schedule a free home evaluation today! https://murphyrealestategroup.ca/home-evaluation.html

Jen Murphy / 778-882-5478 / jen@murphyreg.ca

New property listed in Willoughby Heights, Langley

Wed, 19 Feb 2025 09:01:07 GMT

I have listed a new property at 307 19645 64 AVE in Langley. See details here

Welcome to Highgate Terrace, where this 1,205 SF corner unit offers an expansive, light-filled layout with soaring 15’ vaulted ceilings! The spacious living room features a cozy gas fireplace and opens to a large balcony with breathtaking views of Langley City and the beautiful mountains. The dining area is perfect for entertaining, while the bright kitchen offers ample oak cabinetry and a charming breakfast nook. The huge primary suite impresses with dual closets and a private ensuite. A spacious second bedroom, 4-piece main bath with soaker tub, full size laundry room, updated flooring, and abundant storage complete the home. Prime location just minutes to shopping, transit, restaurants and more. Move in as is or add your personal touch, this one is a must see!

New property listed in Central Abbotsford, Abbotsford

Tue, 11 Feb 2025 09:01:03 GMT

I have listed a new property at 2268 MCKENZIE RD in Abbotsford. See details here

New property listed in Cloverdale BC, Cloverdale

Tue, 28 Jan 2025 09:00:59 GMT

I have listed a new property at 207 17730 58A AVE in Surrey. See details here

Welcome to Derby Downs! This bright, west-facing 1-bed, 1-bath suite offers a spacious floor plan with nearly 800 sq. ft. of living space. The stylish kitchen features stainless steel appliances, updated countertops, and a pass-through to the dining area and living room with a cozy gas fireplace. The primary bedroom is large enough for a king bed, w additional highlights including updated lighting, carpet and in-suite laundry—this home is truly move-in ready! Strata fees cover in-floor radiant heat, hot water and gas fireplace. Enjoy fantastic amenities like a guest suite, gym, workshop, EV charging stations, and more. Located steps from shopping, dining, schools, and the future Cloverdale Hospital, this home perfectly combines small-town charm with big-city convenience.

The Best Neighborhoods in Langley for Families, Retirees, and Professionals.

Mon, 13 Jan 2025 23:14:30 GMT

Langley, BC, is a thriving community that has something to offer everyone. Whether you're a growing family, a retiree seeking tranquility, or a professional looking for a convenient and vibrant lifestyle, Langley has neighborhoods that cater to your needs. Let’s explore the best areas in Langley and what makes them perfect for you.

Best Neighborhoods for Families

Walnut Grove

Walnut Grove is a family-friendly neighborhood known for its excellent schools, parks, and recreational facilities. With easy access to the Langley Sportsplex and top-rated schools like Walnut Grove Secondary, this area is perfect for families who value education and outdoor activities. It's also great for retirees with a large selection of age-restricted townhomes and ideal for commuters due to its convenient location.

Key Features:

Large family homes with spacious yards
Proximity to parks like Redwood Park and Derby Reach Regional Park
A strong sense of community with local events and activities
Easy access to the freeway for commuters and a multitude of amenities

Willoughby Heights

Willoughby Heights is a rapidly growing neighborhood with new developments, modern amenities, and a youthful vibe. Families love the variety of housing options, from single-family homes to townhouses, and the convenience of nearby shopping at Willoughby Town Centre.

Key Features:

Family-oriented amenities like playgrounds and community centers
Close to the Trans-Canada Highway for commuting
Access to excellent schools like Richard Bulpitt Elementary and R.E. Mountain Secondary

Brookswood

Brookswood combines the best of both worlds: a relaxed suburban vibe with easy access to urban amenities. Families are drawn to its spacious homes with larger lots, quiet streets, and a strong sense of community. The neighborhood also boasts a variety of local shops, restaurants, and parks, making it an ideal place to raise children.

Key Features:

Spacious homes with larger lots
Quiet, family-friendly streets
A mix of local shops and restaurants
Proximity to parks and schools

Downtown Langley City

For families and those seeking a more affordable lifestyle, Downtown Langley City is the place to be. With trendy cafes, restaurants, and shopping options at your doorstep, this neighborhood offers convenience and a dynamic atmosphere. Plus, the future SkyTrain extensions will make commuting even easier.

Key Features:

Affordable condos and townhouses
Proximity to public transit, including future SkyTrain extensions
A thriving arts and culture scene

Best Neighborhoods for Professionals

Fort Langley

Known as the "Birthplace of British Columbia," Fort Langley is rich in history and charm. Professionals appreciate the boutique shops, cozy cafes, and vibrant arts scene, all set along the picturesque Fraser River. It’s also ideal for those seeking a buzzing community to inspire them.

Key Features:

A vibrant, village-like atmosphere
Unique heritage homes and modern townhouses
Access to Fort-to-Fort Trail for leisurely walks

Best Neighborhoods for Retirees

Murrayville

Murrayville offers a peaceful, small-town feel with modern conveniences just a short drive away. Retirees are drawn to its tree-lined streets, historic charm, and proximity to essential services like Langley Memorial Hospital.

Key Features:

Quiet streets and a close-knit community
Easy access to golf courses and walking trails
A mix of rancher-style homes and condos for low-maintenance living

Aldergrove

Aldergrove is a hidden gem that offers a small-town charm while still providing easy access to urban conveniences. Families, retirees, and professionals alike appreciate the affordable housing options and the strong sense of community. With attractions like the Aldergrove Regional Park and the Aldergrove Credit Union Community Centre, there’s always something to enjoy for everyone.

Key Features:

Affordable homes and townhouses
Close-knit community with local events
Proximity to parks, trails, and recreational facilities

Why Langley?

Langley is a dynamic and welcoming community with excellent schools, healthcare facilities, and recreational opportunities. Its diverse neighborhoods ensure there’s a perfect spot for everyone, whether you're starting a family, enjoying retirement, or building your career.

Ready to Find Your Dream Home in Langley?

At Murphy Real Estate Group, we specialize in helping families, retirees, and professionals find their perfect home in Langley and the Fraser Valley. With our local expertise and personalized service, we’re here to guide you every step of the way.

Jen and Adam Murphy / Murphy Real Estate Group / ph. 778-882-5478 / info@murphyreg.ca

Let’s find a neighborhood that’s tailored to your story!

New property listed in Clayton, Cloverdale

Wed, 18 Dec 2024 09:00:59 GMT

I have listed a new property at 505 6575 195A ST in Surrey. See details here

Open to all offers! Will sell below value! Discover Harlo, a dynamic new development by Steelix in central Langley, offering a blend of urban convenience and luxury. This 1-bedroom, 1-bathroom home combines functionality with upscale finishes, including Samsung appliances, quartz countertops, and custom cabinetry. Located on the 5th floor enjoy views of the greenspace & park! Designed with community in mind, Harlo provides access to premium amenities like a fitness center with a golf simulator, rooftop terrace, co-working lounge, and a children’s play area. With convenience in mind, Harlo is steps away from Willowbrook Mall, popular restaurants, and the future SkyTrain, with easy highway access. An ideal choice for both owners and investors. Set to complete early 2025.

New property listed in Murrayville, Langley

Sat, 16 Nov 2024 21:16:58 GMT

I have listed a new property at 3 22306 50 AVE in Langley. See details here

Former show home built by Wesmont Homes, this beautifully maintained 3-bedroom + den, 3-bathroom two-storey home in Murrayville offers modern luxury and comfort throughout. The main floor features a spacious chef’s kitchen with stainless steel appliances, hardwood floors, and a generous dining area.The bright Great Room opens onto a large patio and fully fenced backyard, ideal for outdoor living. Upstairs, the luxurious primary suite offers a private retreat with an ensuite bath and walk in closet, while two additional bedrooms, den and a second bathroom provide ample space. Features include A/C, upgraded lighting, custom millwork, heated laundry room floor and roughed-in vacuum. Located minutes from schools, parks, and shopping.This home is part of a bare land strata with no strata fees.

New property listed in Willoughby Heights, Langley

Sat, 16 Nov 2024 21:16:32 GMT

I have listed a new property at 20910 72 AVE in Langley. See details here

Welcome to Milner Heights! This stunning Row House offers NO STRATA FEES, a private yard, and 2158 sqft of living space. From its charming curb appeal to the sunny south-facing backyard, this home is move-in ready. The main floor features a cozy fireplace, 9-foot ceilings, and an open Great Room layout with a bonus powder room. The spacious kitchen is perfect for entertaining, with granite countertops, stainless steel appliances, and laminate floors. Upstairs are 3 large bedrooms and 2 baths, including a primary with vaulted ceilings, ensuite, and walk-in closet. The fully finished basement has a huge rec room, extra bedroom with a walk-in closet, full bath and large laundry room. Detached garage plus second parking. Close to shopping, parks, trails, and more. Call today!

New property listed in Langley City, Langley

Thu, 14 Nov 2024 17:52:51 GMT

I have listed a new property at 302 20881 56 AVE in Langley. See details here

Welcome to ROBERTS COURT! This stunning top-floor, south-facing unit has been tastefully updated and offers 2 bedrooms and 2 bathrooms. The thoughtfully designed layout features 1037 sqft, bedrooms on opposite sides for added privacy and a spacious laundry room. The kitchen has been beautifully remodelled with sleek stainless steel appliances, modern cabinetry, and a stylish backsplash. Both bathrooms have been upgraded with new countertops and cabinets. You'll love the new flooring throughout, along with crown molding, ample storage, and an abundance of natural light. Additional perks include a well-equipped gym and a spacious amenities room. Ideally located near parks, shopping, transit, schools, and Kwantlen University. 1 dog (max 18 kg) plus 1 cat, or 2 cats allowed. Call today!

Selling your Home in the Spring

Tue, 28 Mar 2023 22:32:37 GMT

Spring is one of the best times of year to sell your home, as the warmer weather and longer days often lead to increased interest from buyers. If you're thinking about putting your home on the market this spring, here are some tips and tricks to help you make the most of this busy season:

Get your home ready for sale: Before you start showing your home to potential buyers, make sure it's in top shape. This means decluttering, cleaning, and making any necessary repairs. You may also want to consider staging your home to make it look more attractive to buyers.
Price your home right: Setting the right price is key to selling your home quickly and for the best price. Work with your real estate agent to determine the right price based on comparable homes in your area and current market conditions.
Create great curb appeal: First impressions are everything, so make sure your home looks inviting from the outside. This may mean planting some flowers, repainting the front door, or adding some outdoor lighting.
Be flexible with showings: Buyers are often on a tight schedule, so be prepared to accommodate their needs. This may mean showing your home on evenings and weekends or allowing last-minute showings.
Market your home effectively: When it comes to effectively marketing your home this spring, hiring a reputable realtor who specializes in social media promotion is a smart move. Not only will they ensure your home is listed on all the major real estate websites, but they will also use social media platforms to reach a wider audience and generate more interest. Additionally, they may suggest holding an open house or even a brokers' open house, where real estate agents are invited to preview your property and potentially bring their clients. By working with a realtor who has a strong marketing strategy, you can increase the visibility of your home and attract more potential buyers.

If you are thinking about Selling your home this Spring in the Fraser Valley, give us a call. We would love to help you market your property the way it deserves.

Downsizing in the Fraser Valley

Wed, 01 Mar 2023 22:31:47 GMT

If you are a senior looking to downsize and transition to an age-restricted property in the Fraser Valley, we are here to help. As experienced realtors in the area, we understand the unique challenges that seniors face when selling their homes and moving to a new property. Our goal is to make the process as easy and stress-free as possible.

One of the advantages of downsizing to an age-restricted property is the opportunity to live in a community with other seniors. This can provide a sense of companionship and socialization, which is important for maintaining a high quality of life. Additionally, many age-restricted properties offer amenities such as maintenance services, recreational facilities, and social activities, which can further reduce living expenses.

Another advantage of downsizing is the opportunity to reduce housing expenses. By selling a larger home and moving to a smaller property, seniors can save money on mortgage payments, property taxes, and utilities. This can provide financial flexibility and help seniors better manage their retirement funds.

At the same time, downsizing can also be a challenging process. Sorting through years of accumulated possessions, finding the right property, and dealing with the logistics of selling and moving can all be overwhelming. That's why we are here to help.

As experienced realtors, we can help you find the right age-restricted property for your needs and budget. We can also provide guidance on selling your current home and navigating the complexities of the real estate market. Our goal is to make the process as easy and stress-free as possible, so you can focus on enjoying your new home and community.

If you are a senior looking to downsize and transition to an age-restricted property in the Fraser Valley, please don't hesitate to contact us. We are here to help and support you every step of the way.