The Fraser Valley Real Estate Board released its September 2026 statistics package on October 5. Here are the Langley numbers, plus the part of them that does not make the headline.
The board level story is soft. FVREB recorded 922 sales across the Fraser Valley in September, down 4.2% from September 2025 and down 2.0% from August. The composite benchmark price for a typical Fraser Valley home fell 1.0% in the month and 7.2% over the year, to $861,300. The board put the month end sales-to-active listings ratio at 9% and described the market as a buyer's market. A balanced market, by the BCREA definition FVREB uses, runs between 12% and 20%.
Langley did not read the same way.
Langley detached
Benchmark price $1.471M, down 0.6% from August and down 6.7% from September 2025. There were 64 sales, 189 new listings, and 449 active listings at month end.
Two things are worth pulling out. Active listings are down 16.7% from a year ago, so a good part of the inventory build that defined 2025 has unwound. And the median sale price moved opposite to the benchmark: $1.345M in September, up 2.3% from August, while the benchmark fell.
That is a mix effect, not a price recovery. More of September's sales happened to sit in the upper part of the range. It is also why a buyer and a seller can each find a statistic that supports their position in the same month. The benchmark is the one to follow, because it holds house type, age and features constant. The median just reports whatever sold.
Langley townhouses
Benchmark $802,600, down 0.5% from August and down 4.4% from a year ago. There were 61 sales, 150 new listings, and 283 active listings.
Townhouses were the only Langley segment where sales rose year over year, up 3.4%. Inventory is down 14.2% from September 2025. On a five year view the Langley townhouse benchmark is up 7.0%. That is the largest five year gain of Langley's three property types. Condos are up 3.5% over the same stretch and detached is down 2.9%.
Langley condos
Benchmark $525,900, down 1.5% in the month and down 9.2% over the year. There were 67 sales, 159 new listings, and 416 active listings.
This is the segment taking the most price damage in Langley, and it is also the one where supply is leaving fastest. New listings were down 40.0% from September 2025. Active listings were down 29.4%. Sales were up 1.5%.
Falling prices alongside rapidly withdrawing supply is not a stable arrangement. It tends to resolve one of two ways. Either the sellers who pulled their listings come back in the spring, or the shortage puts a floor under price before they do. I do not know which. What I would say is that a condo buyer waiting for both lower prices and more choice is probably going to have to pick one.
The ratio nobody prints
FVREB publishes a single sales-to-active listings ratio for the whole board, across all property types. For September that was 9%. Run the same calculation on Langley, using the sales and active listing counts in the same package, and the picture changes.
Detached: 64 sales against 449 active listings, 14%. Townhouse: 61 against 283, 22%. Condo: 67 against 416, 16%. Across the three types together, 192 sales against 1,148 active listings, 17%.
The board's own three residential types come to 11% on the same arithmetic. So Langley ran meaningfully tighter than the Fraser Valley average in September, and the townhouse segment sat above the top of the balanced band. By the board's definition, Langley townhouses were in a seller's market in a month the region was called a buyer's market. If you are selling a Langley townhouse and taking your read from regional coverage, that gap is working against you.
Langley has held value better than anywhere else in the valley
The Home Price Index table in the package runs every community out to ten years. It is the most useful page in the document and it is almost never quoted.
Langley's composite benchmark is $941,800. Over six months it is down 2.5%. Over three years, down 9.6%. Over five years, down 1.9%. Each of those is the smallest decline of any community the board tracks, ahead of Surrey, Cloverdale, Abbotsford, Mission, North Delta and South Surrey with White Rock.
The comparison that surprises people is South Surrey and White Rock. That market's composite sits at $990,300, still above Langley's. But it is down 5.3% over six months, down 21.4% over three years and down 10.5% over five. Over ten years it is up 0.9%. Langley over the same ten years is up 37.9%, and Langley detached is up 57.4%.
None of that makes one area better than the other. The two markets have different housing stock, different buyers and different price points, and I work both. But if you bought in Langley in the last five years you are close to flat, and if you bought in South Surrey or White Rock over the same stretch you are probably not. That is worth knowing before you set a list price off what you paid.
For context on the board as a whole, FVREB's chair noted that the benchmark price for a Fraser Valley single family home is now $460,000 below its March 2022 peak. The detached benchmark across the board is $1.300M, down 8.8% year over year, which puts Langley's 6.7% decline on the better side of the average.
How long things are taking
Across the Fraser Valley in September, a detached home took an average of 45 days to sell, a townhouse 38 days, and a condo 46 days. Those are board wide averages rather than Langley figures, and the spread inside any one neighbourhood is wide. A correctly priced Willoughby real estate townhouse and an optimistically priced one are not in the same market, whatever the average says.
A note on sub areas
FVREB reports at the municipal level. The package breaks out Langley, White Rock with South Surrey, Abbotsford, Mission, North Delta and the Surrey districts, but it does not publish separate benchmarks for Willoughby, Brookswood real estate, Walnut Grove real estate, Murrayville or Fort Langley. Anyone quoting you a monthly benchmark for a single Langley neighbourhood is building it themselves, which is fine, but it is not board data and it should be labelled that way. I pull comparables by neighbourhood when a client needs that read, and I will tell you how thin the sample is.
Rates
The Bank of Canada policy rate is 2.25%. It has been at 2.25% since the end of October 2025, which means it has held through every scheduled decision so far in 2026. The next announcement is October 28. Nothing in the September housing data pushes hard in either direction. Worth saying plainly: buyers who went to the sidelines to wait for a lower rate have now waited roughly a year, and over that year Langley detached prices came down 6.7% while the rate did not move at all. The waiting paid off, just not through the channel they were watching.
What I would do with this
If you are selling a detached home in Langley, the benchmark is down 6.7% on the year while inventory is down 16.7%. Fewer competitors, softer comparables. Price to the benchmark trend, not to the median headline and not to last spring's list prices. If you want a current read, start with what your Langley home is worth and I will go through the comparables with you.
If you are selling a townhouse, you are in the strongest segment in the Township right now. A 22% sales-to-active ratio is the number to keep in mind when someone tells you the whole valley is a buyer's market.
If you are buying a condo, you have the steepest price decline of the three property types and the thinnest selection in a year. Those two facts cut against each other, so the useful question is not whether to wait but what specifically you are waiting for. Running what you can afford first makes that conversation shorter.
If you are buying detached, this is the most negotiating room Langley has offered in some time, and it comes with the strongest long run record in the valley. That combination does not usually sit still.
I will post the October numbers when FVREB releases them in early November. If you want the same breakdown for your street rather than for the whole Township, send me a note and I will pull it. More on the area generally is on my Langley real estate page.
Sources: Fraser Valley Real Estate Board September 2026 statistics package, released October 5, 2026, including the MLS Summary and MLS Home Price Index tables. Bank of Canada policy interest rate. Segment sales-to-active ratios calculated from the sales and active listing counts in the FVREB package.