Fraser Valley & Langley Real Estate Market Update – July 2026

The Fraser Valley real estate market continued to favour buyers in July, with prices softening again, sales slowing, and inventory remaining elevated compared with typical seasonal levels.

The Fraser Valley Real Estate Board reported 1,089 sales in July 2026, which was down 5% from June and 9% compared with July 2025. New listing activity also slowed, with 2,836 new listings coming to market. That was a 14% decrease from June and an 18% decrease compared with last July.

Active inventory declined slightly to 10,044 listings, down 3% from June. However, inventory remained 32% above the 10-year seasonal average, giving buyers plenty of properties to choose from.

With a sales-to-active listings ratio of 11%, the Fraser Valley remains in buyer’s market territory. A balanced market is generally considered to be between 12% and 20%, so buyers currently have more selection and negotiating power than they have had in recent years.

Benchmark prices across the Fraser Valley continued to trend lower:

• Detached homes: $1,335,200, down 8.3% year-over-year and 1.1% month-over-month
• Townhomes: $757,300, down 7.1% year-over-year and 0.9% month-over-month
• Apartments and condos: $469,500, down 9.1% year-over-year and 1.4% month-over-month

The overall benchmark price for a typical Fraser Valley home is now $877,600, which is down 7% compared with last year and 0.8% from June. Prices remain well below their 2022 peak, which is a major reason affordability has improved, even though many buyers are still cautious.

Langley Real Estate Market

In Langley specifically, prices were mixed in July. Detached home prices increased slightly from June, while townhome and condo prices continued to soften.

The benchmark price for a detached home in Langley was $1,500,900, down 6.2% compared with July 2025 but up 0.4% from June.

Langley townhomes had a benchmark price of $811,400, down 4.9% year-over-year and 0.2% month-over-month.

Langley condos had a benchmark price of $534,200, down 9% year-over-year and 1.5% from June.

While sales activity has not disappeared, buyers are still taking their time, comparing more options, and being selective. Properties that are priced properly, presented well, and marketed effectively are still selling, but overpriced listings are generally sitting longer or requiring price adjustments.

What This Means for Sellers

For sellers, the key takeaway is that pricing matters more than ever. The market is not the same as it was in 2021 or early 2022, and buyers have more options available to them.

A strong listing strategy should include:

• Accurate pricing based on recent sold comparables
• Professional presentation and marketing
• Being realistic about buyer feedback
• Adjusting quickly if the market is not responding

Homes can still sell successfully in this market, but sellers need to be strategic and responsive. Pricing too high with the intention of “testing the market” can result in a property sitting longer and ultimately selling for less.

What This Means for Buyers

For buyers, this is one of the more favourable markets we have seen in the Fraser Valley in several years. With more inventory, softer prices, and less competition, buyers may have more room to negotiate on price, terms, subjects, completion dates, and repairs.

That said, the best properties can still attract strong interest, especially when they are well-priced and located in desirable neighbourhoods. Buyers should still be prepared, pre-approved, and ready to move when the right opportunity comes up.

Final Thoughts

Overall, the July 2026 market remains buyer-friendly, but it is not a dead market. More than 1,000 Fraser Valley homes sold during the month, but buyers remain cautious and sellers need to be realistic about current market conditions.

For anyone thinking about buying or selling in Langley, Surrey, Cloverdale, White Rock, Abbotsford, or elsewhere in the Fraser Valley, the right strategy depends heavily on the property type, price range, location, and local competition.

If you are thinking about making a move, I would be happy to walk you through the current numbers and help you understand what your home may be worth in today’s market.

Alex Maldeis PREC*
RE/MAX Treeland Realty
Langley Realtor | Fraser Valley Real Estate