If you’re thinking about selling your home in 2026, I have some bad news—most sellers are walking into the year with false confidence. They’re still clinging to 2022 pricing, emotional decision-making, and the idea that the market will “bounce back.” It won’t.

I’m Darin, team leader of The Germyn Group in South Surrey, and I’ve been helping people buy and sell homes across the Lower Mainland for over 18 years. I’ve seen hot markets, cold markets, and everything in between. Right now, sellers who don’t adapt are the ones losing big—time, money, and opportunity.

Let’s get real about what’s actually happening, why it matters, and how to protect yourself from becoming another cautionary tale.

1. Stop Pricing Like It’s 2022

The biggest mistake sellers are making is living in the past. 2022 was the peak, when the overnight interest rate from the Bank of Canada sat around 0.25%, Buyers flooded in, and homes sold in minutes. Fast forward to 2026, rates are in the 4% range, and buyer psychology has changed completely.

Pricing high today doesn’t “leave room to negotiate.” It leaves your home sitting. The longer your listing stays active, the lower your eventual sale price drops. Buyers assume something’s wrong—and skip your home entirely.

Here’s the truth:

• Homes priced right from the start sell for more on average than those that need price cuts.
• Every extra week on market means lost leverage when negotiating.
• Emotional pricing is expensive. Strategic pricing is profitable.

Pro Tip: Price your home for where the market is, not where your heart hopes it was. Reality doesn’t care about your expectations.

Reality Check: The longer you wait to adjust, the further your “life raft” drifts from shore—and the lower your final price sinks.

2. You Haven’t Lost Real Money

Many Sellers feel like they’ve “lost” hundreds of thousands in home value since the 2022 peak. But if you’re buying and selling in the same market, that’s not a real loss—it’s a market shift.

Here’s what I mean:
If your $1 million home drops 10%, you lose $100,000 on paper. But if the $2 million home you want, also drops 10%, you’re paying $200,000. You’re actually ahead $100K.

Did You Know?
Most move-up Buyers gain in a softer market because percentage drops are bigger on higher-end homes.

Takeaway: Focus on your goal, not the past price tag. The market has adjusted across the board, so the math often still works out in your favor.

3. Don’t Hire an Amateur

If 2022 was a market where anyone could sell a home, 2026 is the opposite. This market separates professionals from part-timers.

Think of it this way—if you needed heart surgery, you wouldn’t pick the cheapest doctor you could find. You’d choose the one with a track record of saving lives. Selling your home in a challenging market is no different.

The right agent should:

• Have a proven strategy for selling in shifting conditions
• Understand pricing psychology and buyer behavior
• Be skilled at negotiation and deal management

A rookie agent might “list and pray.” A pro understands how to position, market, and defend your price.

Reality Check: Every extra day on market costs you leverage, confidence, and cash. Hire experience, not experiments.

4. The Market Doesn’t Owe You Anything

Many Sellers are sitting on the sidelines waiting for “the market to return.” But here’s the problem—it might not, at least not soon.

We’re now in what economists call neutral rate territory—meaning the Bank of Canada isn’t stimulating or slowing the economy. Interest rates aren’t high, they’re normal. The average Canadian mortgage rate over the last 20 years is around 3.75 to 4.00%, and today’s rates are right in line.

At the same time, inventory is at a 30-year high, and 60% of mortgages are set to renew in 2026 with payments roughly 20% higher. That means more listings and more competition.

Did You Know?
Waiting for 2022 prices to return could mean waiting five to ten years—or never.

Reality Check: The market doesn’t owe you a comeback. It only rewards those who adapt.

5. Kick the “Hopium” Habit

Many Sellers are hooked on what I call Hopium—hoping things will get better instead of taking action. But Buyers in 2026 are sharper than ever. They’ve got data, sold prices, and analytics at their fingertips.

They’re not emotional. They’re strategic. They know what your home is worth—and they’ll only pay that or less.

Here’s the truth:
If your home isn’t priced and marketed right, buyers won’t even step through the door.

Pro Tip: Stop chasing yesterday’s price. Start working toward tomorrow’s opportunity. Your goal isn’t to sell for the old peak. It’s to move forward with your life—and that starts by facing the facts.

Final Word: Adapt Early, Win Big

Markets always change, and this one will too. But the Sellers who act fast, price smart, and stay strategic will come out ahead every time.

You only get one shot to sell your home right. Don’t waste it on wishful thinking.

What if I have any questions about moving to Surrey or White Rock, BC?

Selecting an excellent real estate professional is key to a successful home purchase. The Germyn Group, with our deep understanding of South Surrey/White Rock and its real estate dynamics, is committed to guiding you every step of the way.

We invite you to book a consultation with us. During our meeting, we’ll discuss your needs, preferences, and any questions you might have about the real estate market.

As you embark on this exciting journey, remember that the right home is more than just a property; it’s a foundation for your future. With the Germyn Group by your side, let’s make your dream of homeownership a beautiful reality.