The Fraser Valley real estate market is continuing to shift in favour of buyers. Home sales increased again in October, but overall activity remains below normal seasonal levels. Sellers are responding by adjusting their prices, creating new opportunities for motivated buyers.

If you’re planning to buy or sell in Langley, Surrey, Abbotsford or anywhere in the Fraser Valley — here’s a quick look at what’s happening right now.

Quick Market Overview – October 2025

Detached, townhomes, and condos are all seeing price softening:

• Detached: $1,411,900 (↓ 0.6% MoM / ↓ 5.1% YoY)

• Townhomes: $786,000 (↓ 1.2% MoM / ↓ 5.6% YoY)

• Condos: $506,400 (↓ 0.8% MoM / ↓ 6.8% YoY)

This is giving buyers more negotiating power and more time to find the right home.

Neighbourhood Snapshots

Here’s a quick breakdown by major Fraser Valley communities and property types:

Langley

• Detached: $1,551,600 (↓ 1.6% MoM)

• Townhomes: $833,000 (↓ 0.8% MoM)

• Condos: $578,000 (↓ 0.3% MoM)
  Prices are edging down while inventory remains strong — a good window for buyers in Willoughby and Walnut Grove. Package202510

Surrey (Combined – Central, Cloverdale & North Surrey)

• Detached: $1,512,800 (↓ 0.6% MoM)

• Townhomes: $804,200 (↓ 1.4% MoM)

• Condos: $494,900 (↓ 0.6% MoM)
  Surrey remains one of the most active markets with lots of choice for buyers. Package202510

Abbotsford

• Detached: $1,170,100 (↑ 1.5% MoM )

• Townhomes: $634,800 (↓ 0.9% MoM)

• Condos: $415,200 (↓ 0.2% MoM)
  Detached homes saw a small bump, showing stronger demand in this more affordable city. Package202510

Mission

• Detached: $1,015,400 (flat MoM)

• Townhomes: $646,000 (↓ 1.0% MoM)

• Condos: $437,300 (flat MoM)
  Mission is holding steady — less volatility than surrounding markets. Package202510

White Rock / South Surrey

• Detached: $1,754,000 (↓ 1.3% MoM)

• Townhomes: $879,100 (↓ 3.1% MoM)

• Condos: $581,300 (↓ 2.0% MoM)
  Higher-end properties have more downward pressure due to decreased luxury demand. Package202510

North Delta

• Detached: $1,300,800 (↓ 1.3% MoM)

• Townhomes: $891,600 (↓ 1.1% MoM)

• Condos: $548,300 (↑ 0.9% MoM )
  Condos are one of the few bright spots with small price improvement. Package202510

🏡 What This Means for Buyers

• More listings to choose from

• Less competition

• Improved negotiating leverage

• Prices easing month-to-month

If you were priced out a year ago — today looks much better.

🏠 What This Means for Sellers

• Pricing strategy is critical

• Homes must stand out (staging + marketing)

• Expect longer days on market (avg. 37–42 days) Package202510

Well-presented homes are still selling — but buyers are pickier and watching prices closely.

📌 Final Thoughts

The Fraser Valley continues firmly in a buyer’s market heading into the winter season.
Prices are softening, inventory remains high, and motivated shoppers are looking for deals.

Whether you're thinking of selling or looking for the right opportunity to buy — I’m here to help guide your next move with confidence.

Is the Willoughby Heights housing market going up or down in late 2025?

All signs are pointing towards down. Inventory continues to outpace supply, and we are commonly seeing price adjustments on properties that have been sitting for 45+ days or more.

What’s the average home price in Langley right now?

Langley in general has seen its strongest decreases this year. It ranges depending on product but most home values are down 5-8% from this time last year and the trend doesn’t seem to be turning around yet.

Are townhomes in Willoughby still a good investment heading into 2026?

Without question still a good investment. Markets go up and down, they always have and always will. But Townhomes and entry level detached specifically are the home of choice in Willoughby and Langley areas for young families with two incomes. For this reason, they have had much stronger value retention than similar areas.

What’s the best time to buy a home in Langley?

Primarily just when you’re ready, financially and mentally. I always go back to the saying it’s not about timing the market but time in the market. This has been true for 100 years and will be for another 100 years. Especially if you’re a first time buyer, overall affordability is at its lowest in years.

What’s the best way to prepare my Langley home for sale this fall?

Buyers right now are looking for clean, move-in ready homes. That means decluttering, touching up paint, and boosting curb appeal are the big three. In this market, professional photos and standout marketing also make a huge difference. I always give my sellers a tailored prep list before we list — and we often see homes sell faster and for more because of it.

How long are homes sitting on the market in Langley right now?

Average Days on Market is sitting around 35 right now. If you’re priced competitive to the most recent sale in your area and checked all of the pre-list boxes to prepare your home you could get an offer right away. There are ALWAYS buyers looking in Langley and Willoughby Heights.

The Fraser Valley real estate market continues to show a balanced mix of opportunities and challenges heading into summer. Home prices have softened slightly across most communities, but steady inventory and modest buyer activity suggest the market is finding its footing after a cooler spring.

Let’s break down what’s happening in each major area.

🏡 Fraser Valley Snapshot

• Benchmark Price (all property types): $926,300

• Change Month-over-Month: ↓ 1%

• Change Year-over-Year: ↓ 5.4%

• Total Sales: 962 (+3% vs May 2025)

• Active Listings: 10,583 ( +17% year-over-year )

• Market Type: Buyer’s Market ( 9% sales-to-active listings ratio )

Prices have now declined for six consecutive months. However, the softer pricing appears to be pulling some buyers back into the market, particularly those waiting for better value.
Homes are taking about 37–39 days to sell, depending on the property type.

📍 Langley

Langley continues to hold strong with stable sales activity despite softer prices.

• Detached: $1,576,300 ( ↓ 3.5% YoY )

• Townhomes: $839,600 ( ↓ 3.8% YoY )

• Condos: $579,700 ( ↓ 4.4% YoY )

• Active Listings: ~1,450 combined

• Sales: 193 across all property types

Langley remains a favourite for families seeking space without giving up proximity to city amenities. The gradual easing in prices is creating more entry points for move-up buyers.

📍 Surrey (Central, North & Cloverdale)

Surrey remains one of the most active markets in the Fraser Valley, with steady sales and moderate price adjustments.

• Detached: $1,434,400 ( ↓ 5% YoY )

• Townhomes: $781,900 ( ↓ 5.6% YoY )

• Condos: $532,200 ( ↓ 7.4% YoY )

Cloverdale in particular saw strong sales momentum in June, while North Surrey and Central Surrey experienced slower condo absorption. Overall, Surrey continues to lead the region in total transactions.

📍 White Rock / South Surrey

Luxury coastal areas continue to adjust the most after the rapid gains of 2021-2023.

• Detached: $1,777,900 ( ↓ 8.1% YoY )

• Townhomes: $906,800 ( ↓ 6% YoY )

• Condos: $593,100 ( ↓ 8.2% YoY )

Inventory is at multi-year highs here, meaning buyers have options and negotiating power, especially on detached homes.

📍 Abbotsford

Abbotsford remains one of the more affordable markets in the Fraser Valley and continues to attract first-time and downsizing buyers.

• Detached: $1,152,500 ( ↓ 4% YoY )

• Townhomes: $640,500 ( ↓ 2.6% YoY )

• Condos: $415,900 ( ↓ 4.1% YoY )

Inventory is up more than 30% year-over-year, giving buyers more breathing room.

📍 Mission

Mission is seeing small gains in detached prices while attached homes continue to soften slightly.

• Detached: $1,015,400 ( ↑ 1.2% YoY )

• Townhomes: $652,500 ( ↓ 2.9% YoY )

• Condos: $436,800 ( ↓ 5.6% YoY )

With detached homes still hovering near the $1 million mark, Mission remains a popular alternative for buyers priced out of neighbouring cities.

📍 North Delta

• Detached: $1,318,400 ( ↓ 10.2% YoY )

• Townhomes: $901,200 ( ↓ 3.1% YoY )

• Condos: $543,400 ( ↓ 6.5% YoY )

North Delta saw one of the sharpest price corrections this year, with detached homes now averaging about $1.32 million. That said, sales are up 60% month-over-month, suggesting renewed interest from buyers taking advantage of price drops.

💡 What This Means for Buyers & Sellers

• Buyers: You now have the strongest negotiating power we’ve seen in years. High inventory and longer days on market mean there’s room to negotiate.

• Sellers: Pricing strategically is key. Homes that show well and are priced right from day one are still selling within 30-40 days.

The Fraser Valley remains one of BC’s most diverse real-estate regions—offering everything from starter condos to acreages—and this market correction is bringing some much-needed balance after years of rapid growth.

📈 Key Takeaway

While prices have softened, the market is showing signs of stabilization. With interest rates expected to remain steady into late 2025, we may see more buyers returning through the fall.

Data source: Fraser Valley Real Estate Board – June 2025 Statistics Package.
For personalized insights on your community or home’s current market value, contact Dylan Whitnack – RE/MAX Treeland Realty.

Markets are signaling towards the potential for 3 rate cuts from now until Spring of 2026. There are meetings September 17, October 29 and December 10th to round out the year.

It’s also looking like another flat real estate market as we head into the fall. Usually as families get back into the routine of the school year you begin to see market activity increase as the last flurry of buyers and sellers look to make their move before Christmas. But so far in the first week of September we are trending less sales than both August and September of last year. Although its a bit too early to tell if the fall market will pick up it is safe to say we won’t be seeing any immediate rebound to buyer activity.

With the trade war rhetoric subsiding and potential for 3 interest rate cuts we could see the jolt in the market a lot of prospective sellers are itching for, but how soon remains in question. 3 cuts of 25 basis points would see hundreds of dollars per month in savings for the average mortgage offering real relief in affordability. That combined with some economic blue skies on the horizon could bring sales back to 10 year averages or slightly above, but with years of lagging prices and investors continuing to run for the hills I don’t imagine much, if any, elevation in prices even if we dip our toes into a sellers market.

Here's how the economists predictions are currently shaking out:

• BMO is calling for 75bp in rate cuts before Spring 2026
  

• RBC view: More cautious—recent reports suggests limited additional easing and even the possibility of holding at 2.75% through 2026
  

• TD Economics sees two more 25 bp cuts in 2025, lowering the policy rate from 2.75% to ~2.25%.
  

• Scotiabank is more cautious; in some forecasts they expect cuts, but delayed or smaller than others expect. They warn that uncertainty (tariffs, global conditions) could continue to push back cuts

The Fraser Valley real estate market continued to cool in August 2025, with sales slowing and prices softening across most communities. Buyers are firmly in the driver’s seat right now, with more inventory, more time to make decisions, and opportunities to negotiate. Here’s a quick breakdown of what’s happening across our local neighborhoods.

Fraser Valley Overall

• Sales: 931 (down 22% from July, and 13% lower than August 2024)

• Active Listings: 10,445 (up 21% year-over-year)

• Sales-to-Active Ratio: 9% → a strong buyer’s market

• Benchmark Prices:

  • Detached: $1,436,800 (↓ 5.7% year-over-year)

  • Townhomes: $807,800 (↓ 4.5%)

  • Condos: $514,100 (↓ 5.9%)

Abbotsford

• Detached: $1,171,900 (↓ 4.1% year-over-year)

• Townhomes: $645,700 (↓ 2.8%)

• Condos: $421,800 (↓ 4.8%)

• Sales activity was mixed, with townhomes showing stronger demand than detached or condos. Inventory is up nearly 50% for condos, giving buyers plenty of choice.

Mission

• Detached: $1,025,400 (↓ 2.0%)

• Townhomes: $656,500 (↓ 4.1%)

• Condos: $434,700 (↓ 5.9%)

• Detached home sales were up 52% year-over-year, but prices still slipped. Condo and townhouse sales remain relatively quiet.

White Rock / South Surrey

• Detached: $1,795,500 (↓ 8.7%)

• Townhomes: $921,200 (↓ 5.0%)

• Condos: $588,600 (↓ 5.7%)

• Detached sales dropped 40% compared to last year. Prices across all property types continue to adjust, especially in the higher-end detached market.

Langley

• Detached: $1,590,800 (↓ 3.4%)

• Townhomes: $848,100 (↓ 4.1%)

• Condos: $589,500 (↓ 3.6%)

• Condo sales fell sharply (down 44% year-over-year), while townhomes held steadier. Detached prices remain above $1.5M but are trending downward.

North Delta

• Detached: $1,321,300 (↓ 10.3%)

• Townhomes: $933,000 (↓ 2.5%)

• Condos: $540,300 (↓ 6.1%)

• Detached homes saw one of the largest price drops in the Fraser Valley. Inventory is up nearly 60%, offering more leverage to buyers.

Surrey (Overall)

• Detached: $1,541,800 (↓ 6.4%)

• Townhomes: $830,700 (↓ 4.8%)

• Condos: $500,800 (↓ 7.6%)

• Activity slowed across all property types. Detached sales fell 22%, while condo prices recorded the sharpest decline.

Surrey by area:

• Central Surrey: Detached $1,451,500 (↓ 5.8%)

• Cloverdale: Detached $1,440,800 (↓ 4.6%)

• North Surrey: Detached $1,423,100 (↓ 5.8%), condos ↓ 10.1% year-over-year

What This Means for Buyers & Sellers

The Fraser Valley remains a buyer’s market. Homes are taking longer to sell (averages: 38 days for detached, 32 days for townhomes, 41 days for condos), and price trends are softening across the board.

• For buyers: This is a good opportunity to negotiate and take time before making decisions.

• For sellers: Pricing competitively is key, as buyers have more choices and leverage.

Final Thoughts

With sales at 36% below the 10-year average and benchmark prices down across all communities, the Fraser Valley housing market is adjusting. For anyone considering buying or selling, staying informed on local neighborhood stats is crucial.

If you’d like tailored advice about buying or selling in Langley, Surrey, or surrounding Fraser Valley communities, feel free to reach out—I’d be happy to help.

Population trends are one of the biggest indicators of real estate values in the long term. If populations are rising, prices will go up, if populations are declining prices will go down. Q1 of 2025 marked the first net population decline in British Columbia since the late 90s. This really is the current headline. The first net out flow of residents can be felt in the rental and real estate markets.

I have a client that had their 2 bedroom Langley condo rented for $2300, and currently can’t find anyone for $2100 per month. A notable and very real drop in prices in the last year.

Home prices aren’t coming out unscathed either, and although also likely affected by the ongoing geopolitical uncertainties the reality is they are down some 5-10% year over year depending on product and location.

But what is the story moving forward? Aside from economic and geopolitical instabilities and strife, our population projections will be the single biggest indicator on the rental and real estate markets in the coming years.

And the long term picture still appears to be population growth. The Q1 2025 population decline was primarily driven by a large outflow of Non permanent Residents (Student Visas and Work Permits) which was fueled by a clamping down on predatory student visa programs taking advantage of pop up colleges. But 2024 saw a net population growth of over 50,000 people to Metro Vancouver

Moving forward net migration policy is aimed at around 55,000 new residents each year to Metro Vancouver. This is a slow down compared to the absurd post covid surge, but slightly above historical norms.

By best baseline projections the Metro Vancouver population is set to grow from 2.71 Million currently, to over 3.3 Million by 2030. This is still very substantial population growth.

The bottom line

I am a little surprised after going through these numbers and the future immigration policy decisions slated for the future. It would appear that although we hit a bit of a lull, Canadas immigration policy as a whole is still full speed ahead.

In the short term 2025-2027 interest rate fluctuations and geopolitical movements are going to see prices and demand having brief stints of life like trying to kick a flat soccer ball down the street. But ultimately nothing special is going to happen, either up or down.

In the medium term 2027-2030 we may see a different picture. Because unless housing completions increase dramatically—well above historic averages—Metro Vancouver will enter 2030 with a larger population, a deeper supply shortage, and upward pressure on prices.

The Fraser Valley real estate market is continuing its seasonal cooldown, offering great opportunities for buyers — but it’s clear that pricing is the key to successful sales right now.

Market Overview

📉 Sales: 1,190 homes sold in July, down slightly from June and 3.3% lower than July 2024
🏡 Active Listings: 10,650 properties — nearly 50% above the 10-year average
💰 Benchmark Prices:

• Detached: $1,451,100 (-5.1% YoY)

• Townhomes: $814,900 (-4.0% YoY)

• Condos: $519,300 (-5.8% YoY)

👉 The sales-to-active listings ratio is just 11%, keeping us firmly in a buyer’s market. Sellers need to price realistically, stage homes well, and be prepared for longer selling timelines — average time on market is 38 days.

Quick Market Snapshots by Community

🏡 Langley

• Detached: $1,598,600 (-2.2% YoY)

• Townhouse: $852,300 (-3.0% YoY)

• Apartment: $590,900 (-4.4% YoY)
  📊 Detached homes held steady, while condo prices saw the largest drop.

🏘️ Surrey (All Areas Combined)

• Detached: $1,561,700 (-6.1% YoY)

• Townhouse: $838,700 (-4.4% YoY)

• Apartment: $511,600 (-6.0% YoY)
  📉 Prices across all housing types have softened. Still a lot of inventory for buyers to choose from.

🌊 White Rock / South Surrey

• Detached: $1,837,300 (-7.2% YoY)

• Townhouse: $928,200 (-4.3% YoY)

• Apartment: $584,400 (-8.0% YoY)
  🏖️ Luxury market is adjusting — strong price declines here offer buying opportunities.

🛠️ Abbotsford

• Detached: $1,180,200 (-4.4% YoY)

• Townhouse: $653,400 (-2.0% YoY)

• Apartment: $424,400 (-5.3% YoY)
  📈 Detached homes are holding value better than condos. Still relatively affordable across the board.

🌲 Mission

• Detached: $1,033,100 (-1.5% YoY)

• Townhouse: $663,000 (-3.3% YoY)

• Apartment: $441,500 (-5.4% YoY)
  📍 One of the more stable markets in the Valley right now.

🌆 North Delta

• Detached: $1,333,600 (-9.5% YoY)

• Townhouse: $932,900 (-5.5% YoY)

• Apartment: $555,800 (-4.8% YoY)
  📉 North Delta saw the largest YoY drop in detached home prices in the Fraser Valley.

What This Means for Buyers & Sellers

🔑 Buyers: You have the upper hand. More selection, lower prices, and sellers motivated to negotiate.

📉 Sellers: It’s time to be strategic. Price accurately, present your home well, and be patient — properties are taking longer to sell.

📞 Thinking of buying or selling in Langley or the Fraser Valley? I’d love to help you navigate today’s market with confidence. Reach out anytime for expert, no-pressure advice.

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