Fraser Valley & Langley Real Estate Market Update – August 2026

 

Fraser Valley & Langley Real Estate Market Update – August 2026

by Alex Maldeis PREC*

 

The Fraser Valley real estate market continued to move in favour of buyers in August, with prices softening again and inventory remaining elevated compared to sales activity.

The Fraser Valley Real Estate Board reported 941 sales in August 2026, which was down 14% from July, but up 1% compared to August 2025. New listings declined from July, with 2,373 new listings coming to market, while active inventory declined slightly to 9,787 listings.

With a sales-to-active listings ratio of 10%, 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 more negotiating power than they have had in recent years.

Benchmark prices across the Fraser Valley continued to trend lower:

• Detached homes: $1,319,600, down 8.4% year-over-year

• Townhomes: $750,600, down 7.1% year-over-year

• Apartments/condos: $466,100, down 8.9% year-over-year

The overall benchmark price for a typical Fraser Valley home is now $869,900, which is down 7.2% compared to last year. Prices are also approximately 15.6% below August 2023, which is a major reason why affordability has improved, even though many buyers are still cautious.

Langley Real Estate Market

In Langley specifically, prices also continued to soften across most property types.

The benchmark price for a detached home in Langley was $1,479,400, down 7.1% compared to August 2025 and down 1.4% from July.

Langley townhomes had a benchmark price of $806,400, down 5% year-over-year and down 0.6% month-over-month.

Langley condos had a benchmark price of $534,000, down 8.8% year-over-year and unchanged from July.

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

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, dates, and repairs.

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

Final Thoughts

Overall, the August 2026 market is a buyer-friendly market, but not a dead market. Activity is still happening, but buyers are cautious and sellers need to be realistic.

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