Fraser Valley & Langley Real Estate Market Update – September 2026

by Alex Maldeis PREC*

The Fraser Valley real estate market continued to favour buyers in September, with prices softening again and sales remaining slow despite more new listings coming to market.

The Fraser Valley Real Estate Board reported 922 sales in September 2026, down 2% from August and 4.2% compared to September 2025. New listings increased 18.8% from August, with 2,818 properties coming to market. Active inventory remained almost unchanged at 9,763 listings, which was still 31% above the 10-year seasonal average.

With a sales-to-active listings ratio of approximately 9%, the Fraser Valley remained in buyer’s market territory. A balanced market is generally considered to be between 12% and 20%, so the overall market continues to give buyers plenty of choice and room to negotiate.

Benchmark prices across the Fraser Valley continued to trend lower:

• Detached homes: $1,300,000, down 8.8% year-over-year and 1.5% from August

• Townhomes: $745,300, down 6.2% year-over-year and 0.7% from August

• Apartments/condos: $461,800, down 9.3% year-over-year and 0.9% from August

The overall benchmark price for a typical Fraser Valley home was $861,300, down 7.2% compared to last year and 1% from August. That is also 15.7% below September 2023. These benchmark figures track typical homes and are a useful guide to market trends; an individual property’s value still depends on its location, condition and features.

Across the Fraser Valley, homes that sold took an average of 45 days for detached homes, 38 days for townhomes and 46 days for condos.

Langley Real Estate Market

In Langley specifically, benchmark prices continued to soften across all three main property types.

The benchmark price for a detached home in Langley was $1,471,100, down 6.7% compared to September 2025 and down 0.6% from August.

Langley townhomes had a benchmark price of $802,600, down 4.4% year-over-year and down 0.5% month-over-month.

Langley condos had a benchmark price of $525,900, down 9.2% year-over-year and down 1.5% month-over-month.

There were some differences in activity between property types. Based on September sales and active listings, Langley townhomes had a sales-to-active listings ratio of approximately 22%, compared with 14% for detached homes and 16% for condos. Townhomes had stronger sales relative to available inventory, even as benchmark prices eased.

This is why I think it’s important to look beyond the overall Fraser Valley numbers. The amount of competition you face can be quite different depending on the neighbourhood, property type and price range.

What This Means for Sellers

For sellers, pricing needs to reflect what buyers are willing to pay in today’s market. With more new listings coming on, buyers have plenty of properties to compare, and an ambitious asking price can make it harder to get their attention.

A strong listing strategy should include:

• Accurate pricing based on recent sold comparables and current competition

• Professional presentation, photography and marketing

• Paying attention to showing activity and buyer feedback

• Adjusting the strategy if the market is not responding

Homes can still sell successfully in this market, but sellers need to be realistic and responsive. If your property is getting very little interest, it’s worth reviewing the price and competition while the listing is still fresh.

What This Means for Buyers

For buyers, softer prices and a good selection of listings may create more room to negotiate on price, subjects, completion dates and other terms.

That said, the amount of negotiating room depends on the property. The Langley townhome numbers are a good reminder that some parts of the market are more competitive than the overall statistics suggest.

My advice is to get clear on your budget, have your financing reviewed, and take the time to compare your options properly. When you find a home that fits your needs and is priced reasonably against recent sales, you can make a decision with a better understanding of where it sits in the market.

Final Thoughts

September’s numbers show that the Fraser Valley market continues to favour buyers overall, with prices easing and sales moving at a slower pace. Within Langley, conditions vary by property type, so local comparables matter when deciding how to price a home or what to offer.

For anyone thinking about buying or selling in Langley, Surrey, Cloverdale, White Rock, Abbotsford or the Fraser Valley, the right strategy depends on the property, your timing and the competition around you.

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

Source: Fraser Valley Real Estate Board, September 2026 statistics package, released October 5, 2026. Langley sales-to-active listings ratios are calculated from the reported sales and active listings.