Each entry takes one real question a Langley buyer or seller asks, answers it in two sentences from The Langley Market Report or the governments’ own pages, shows the evidence, and names what we are watching next. Every figure is sourced and dated; the analysis is Hamish Ross’s. When a question needs more than a page, it becomes a report.
22 days from July to September 2026, three monthly medians weighted by sales, against 17 from April to June and 30 for the whole Fraser Valley board. By group: 18 days for houses built before 1990, 44 for those built in 2012 or later, and 54 for houses of 3,800 square feet or more.
98 at the end of September 2026, up from 80 in August; 41 new listings arrived (24 in August) and 7 sold. Brookswood sold 24 houses from July to September: 12.3 months of supply, the most of the Langley neighbourhoods with ten or more sales. Its September detached benchmark was $1,387,300.
The board’s benchmark for a typical Langley townhome was $802,600 in September 2026, 0.5% lower than in August and 4.4% lower than a year earlier; the month’s median sale price was $795,000. The seven neighbourhood benchmarks run from $571,400 in Aldergrove to $986,500 in Salmon River.
449 at the end of September 2026, up from 425 in August; 189 new listings arrived, against 128. With 64 sold in September, that is 7.0 months of supply at the month’s pace. A year earlier 539 were for sale. The benchmark eased 0.6%, to $1,471,100.
Both Langleys are taxable; every owner declares by 31 March. A principal residence can be exempt for a BC-resident citizen or permanent resident who is not an untaxed worldwide earner. Without an exemption the 2026 rate is 1% of assessed value, or 3% for foreign owners and untaxed worldwide earners.
1.5% on the board’s benchmark, to $525,900, the largest one-month condo fall of the board’s eight areas, after a flat August. It is 3.0% lower than in June and 9.2% lower than a year earlier. Sales were level: 67 condos sold in September, against 65 in August.
On residentially zoned City land, via a rezoning, the City must allow up to 20 storeys at a floor area ratio of 5.0 within 200 m of the Willowbrook and Langley City Centre stations, 12 and 4.0 within 400 m, and 8 and 3.0 within 800 m. It cannot require residential parking beyond accessible spaces.
Yes, on the profit: 20% if you sell within 365 days, falling in a straight line to nothing at 730 days. A home you lived in and owned for a year can deduct up to $20,000, and some life events exempt the sale. Either way, a return is due within 90 days.
$133,660 at the published rates on a new low-density single-family lot: $86,787 to the Township, $22,886 to Metro Vancouver, $19,571 in amenity charges, $3,416 to TransLink and $1,000 for school sites. Metro Vancouver cut its share by $7,332 on 24 July 2026; the Township proposes 17% off its own.
Township: up to four on a qualifying lot, three on 280 m² or less. Langley City’s R1 zone: up to four, six near frequent transit, two inside a Transit-Oriented Area. Township staff counted 99% of Walnut Grove lots and 98% of Murrayville’s as qualifying, 22% of Fort Langley’s and 15% of Brookswood’s.
All of the GST, up to $50,000, on a new home at $1 million or less, falling to nothing at $1.5 million: $46,650 on Langley’s median new townhome ($933,000) and $26,000 on the median new condo ($520,000). The test is five years without living in a home you or your partner owned, not never owning one.
1% of the first $200,000, 2% to $2 million and 3% above, plus 2% on residential value over $3 million: $27,588 at Langley’s August house benchmark of $1,479,400. A first-time buyer at $835,000 or less saves up to $8,000; a newly built home at $1.1 million or less, bought to live in, can owe none.
The Fraser Valley board reads a buyers’ market at 10% of listings sold; Langley reads balanced at 17.6%, and its townhomes read sellers’ at 23.3%. Langley sold faster than the board in every home type this year and carried less supply in every one: 6.0 months against 9.3 for houses, 3.9 against 6.0 for townhomes, 6.0 against 8.0 for condos.
Nothing yet that the index can see, and the condos nearest the terminus fell furthest this year. Langley City condos: 239 sold against 351, benchmark down 9.0% to $482,700, resale at $526 a square foot against $569 the year before. The line is due to open in late 2029, with all eight stations under construction in 2026.
Prices fall in dollars, not percentages. The distance between the benchmark condo and the benchmark detached house in Langley was $1,007,100 a year ago; in August it was $945,400. For a condo owner looking at a house, the move costs $61,700 less than it did last August, before a dollar of rate change.
Because one in four sold in August. 62 townhomes sold against 266 for sale, 23.3% of the shelf, the only townhome market on the board where sellers set terms and the tightest segment of any type in any area. Supply is 4.3 months against 9.2 in North Surrey.
Resale, unless the building itself is the point. New condos carried 11.9 months of supply over the year against 5.5 for resale, and sold for $707 a square foot against $606; the median prices were within $7,000 of each other ($520,000 new, $527,000 resale), which is consistent with the new units being smaller (floor area was not measured).
Every detached band under $2 million is tighter than a year ago: 4.7, 4.1 and 5.9 months of supply. At $2 million it doubles to 12.8 months, and above $3 million it is 24.8. Four houses sold above $2 million in August; none above $3 million.
Walnut Grove, whose detached benchmark fell 4.9% in the year against Langley’s 7.1%, followed by Salmon River at 5.2%. The steepest falls are in the rural corridors: County Line and Glen Valley 10.9%, Otter District 9.6%, Fort Langley 8.6%, Campbell Valley 8.3%.
Aldergrove houses (20 median days), Walnut Grove houses (21) and Willoughby townhomes (20). The slowest are the acreage corridors: Otter District at 68 days and Campbell Valley at 64. Langley as a whole sold houses in 23 days against the board’s 27.
For value, Salmon River; for the estate, Campbell Valley, and the premium is about $680,000 at the benchmark. Salmon River’s detached benchmark is $1,856,900 with 41 median days and 95.4% of ask; Campbell Valley’s is $2,539,300 with 64 days, 94.7% of ask and 17.5 months of supply.
Yes, on the same streets. 85 Brookswood houses built before 1990 sold at a median $1,304,000 in the year; 30 built in 2012 or later sold at $2,209,000. The $905,000 gap is the rebuild premium, and the neighbourhood plans decide which side of it a given lot is on.
The one who has sold acreage in that corridor in the last two years, on a well and a septic field, through a falling market, with reviews that cannot be bought, and who is the person who answers the phone. Langley acreage is a different trade from the rest of the township: a Campbell Valley house took a median 64 days to sell over the year at 94.7% of ask against 23 days and 96.8% Langley-wide, and the four corridors carry 11.2 months of supply. The person is matched to the parcel; estate property over $3 million is handled as its own market.
Because buyers bought rooms this year and the market priced rooms cheaper than floor area. 240 townhomes with four or more bedrooms sold in twelve months, up 34%, while two-bedroom townhomes fell 23%; the four-bedroom sold at $499 a square foot against $535 for a two-bedroom.
Walnut Grove for the house market and a settled catchment; Fort Langley for the village and the river, at a price. The Walnut Grove detached benchmark is $1,337,600, down 4.9% on the year, the mildest fall in Langley, on 3.6 months of supply; Fort Langley’s is $2,045,200, down 8.6%, on 6.0 months, with the highest price per square foot in the township at $650 against Walnut Grove’s $572.
Not yet, and we will not call it on one month. The Langley City apartment benchmark rose 3.6% on the month to $482,700 after a year of falls (down 9.0%), but 239 sold in twelve months against 351 the year before, with 8.0 months of supply and 159 for sale.
Aldergrove and Langley City, and an older or smaller house in a few other places. The Aldergrove detached benchmark is $1,084,700 and Langley City’s $1,145,000, the only two Langley sub-areas indexed under $1.2 million; a four-bedroom-plus house sold at a median $1,114,000 in Aldergrove this year. Under $1.2 million was the busiest band in August, 26 sales on 4.7 months of supply.
It depends on the rung. For a condo, Langley City has the lowest benchmark in Langley ($482,700), 159 for sale and 8.0 months of supply, which gives a first buyer time and room; Willoughby has the choice. For a townhome, Aldergrove and Langley City are cheapest and Willoughby has the supply, but every townhome market here is tight. For a house, Aldergrove ($1,084,700) and Langley City ($1,145,000) are the two benchmarks a first buyer can reach.
On the Willoughby listings page, live from the board, with the townhome figures beside them. Willoughby holds the biggest townhome shelf in Langley, 165 for sale at the end of August against 37 sold in the month: 3.8 months of supply, a median 20 days to sell at 98.6% of ask, a benchmark of $829,300. It is the one Langley market where a buyer should arrive with financing settled and a number in mind.
The premium is real and it is holding, but it is paid in time as well as dollars. Fort Langley’s detached benchmark is $2,045,200, the highest price per square foot in the township at $650, and the slowest of the main neighbourhoods at 51 median days and 95.4% of ask.
On this site, live from the board: every acreage and farm listing in Langley on one page, and each estate corridor’s own listings page for Campbell Valley, Salmon River, Otter District and County Line Glen Valley. Forty-five houses sold across the four corridors in the twelve months to August 2026 against 42 for sale, 11.2 months of supply, so most of what is listed today will still be listed next month. Read the corridor figures before the photographs.
It depends on the home type, and the numbers are surprisingly different. New townhomes sold at 100% of list in 15 days; new houses took 46 days at 95.2% of ask with 10.6 months of supply against 5.9 for resale; new condos carried 11.9 months of supply against 5.5 for resale and cost $100 more a square foot.
Almost everywhere except the village and the acreage corridors. At $1.5 million you are above the benchmark in Willoughby ($1,442,200), Brookswood ($1,400,600), Walnut Grove ($1,337,600), Langley City ($1,145,000) and Aldergrove ($1,084,700), and below it in Fort Langley ($2,045,200), Salmon River ($1,856,900) and Campbell Valley ($2,539,300).
Walnut Grove, Willoughby, Murrayville and Brookswood carry the family houses. Willoughby sold the most four-bedroom homes and feeds R.E. Mountain, the International Baccalaureate school; Walnut Grove is the tightest market, with French immersion from grade 6, and its houses sell in 21 days at 97.6% of ask.
Walnut Grove if you want the tightest, steadiest house market in Langley and a settled catchment with French immersion from grade 6; Willoughby if you want choice, newer stock and the only neighbourhood where every home type sold more in the last three months than in the same three months a year earlier. Walnut Grove houses carry 3.6 months of supply and fell 4.9%; Willoughby carries 5.2 months and fell 6.9%.
Yes on the year, barely on the month. The detached benchmark is $1,479,400, down 7.1% on August 2025 and 1.4% on July; townhomes $806,400, down 5.0% and 0.6%; condos $534,000, down 8.8% on the year and flat on the month. Over ten years all three are up, the condo by 99%.
Balanced, at 17.6%, but that one number hides three different markets. Townhomes are sellers’ territory at 23.3% of listings sold in August; houses (16.2%) and condos (15.5%) sit in balance. The Fraser Valley as a whole is a buyers’ market at 10%.
If the house is priced to the neighbourhood’s own figures, the autumn of 2026 is a better market for a seller than the headline suggests: 425 houses for sale in Langley, 120 fewer than last August, every band under $2 million tighter than a year ago, and the typical sale closing in 23 days at 96.8% of asking. Waiting for spring buys nothing that is knowable today; what is knowable is that your competition is a fifth smaller now than it was a year ago.
The board’s detached benchmark for Langley is $1,479,400 in the September 2026 report (August data), down 7.1% on the year; a townhome is $806,400 and a condo $534,000. By neighbourhood a typical house runs from $1,084,700 in Aldergrove to $2,539,300 in Campbell Valley, and the year’s sales put a four-bedroom-plus house at a median $1,468,000 and a three-bedroom at $1,190,000.
On the Fort Langley listings page, live from the board, and on the luxury estates page for everything in Langley above $3 million. Fort Langley carries the highest price per square foot in the township at $650, a detached benchmark of $2,045,200, and a market that takes its time: 51 median days to sell at 95.4% of asking over the year, 38 houses sold against 19 for sale. Above $2 million, Langley-wide, supply doubles to 12.8 months.
Two markets sharing one shelf. Willoughby carries the deepest condo inventory in Langley, 197 for sale at the end of August against 35 sold in the month, 5.1 months of supply on a benchmark of $571,300; most of that shelf is new build, and Langley-wide the new-build condo carried 11.9 months of supply over the year against 5.5 for resale. Price the resale unit against resale and the new tower against the new tower, and the neighbourhood makes sense.
It depends on the home type, and the August figures split the answer three ways. Townhomes: do not wait; 23.3% of listings sold in the month, 4.3 months of supply, the only townhome market on the board where sellers set terms. Condos: you have time, and use it; 6.5 months of supply, a benchmark down 8.8% on the year and flat on the month. Houses: balanced at 16.2%, with a shelf a fifth smaller than last August, so the choice is narrowing faster than the price is falling.
A benchmark is the board’s index price for a typical home of one type in one area, not the average of what sold, and it is the only Langley price that can be compared month to month. Read it beside four other figures: the share of listings that sold in the month (under 12% buyers’, 12 to 20% balanced, above 20% sellers’), months of supply, median days on market and sold-at-percentage-of-asking. One number alone will mislead you; the five together will not.
Each month, The Langley Market Report by email, with every new report we published that month and the next Fifteen. One email a month, and you can stop it any time.
Nothing else is sent, and never to anybody else.General rules are one thing. Your situation is another. A licensed specialist reads this and comes back with a straight answer, usually the same day.