| Measure | August 2026, as read on 5 September |
|---|---|
| Detached | $1,479,400: −1.4% month, −7.1% year, +56.9% ten years |
| Townhome | $806,400: −0.6% month, −5.0% year, +79.7% ten years |
| Condo | $534,000: 0.0% month, −8.8% year, +99.1% ten years |
| Langley composite | $948,600: +0.2% on five years ago, the only board area above its 2021 price |
The falls are slowing. The monthly moves are now fractions of a percent and the condo held flat in August. Langley is also the only one of the board’s eight areas whose composite benchmark still stands above where it was five years ago, and its three-year fall (−9.2%) is about half the board’s (−15.6%). Supply is leaving at the same time: 278 fewer homes for sale than a year ago across the three types.
Prices fall in dollars, and the dollars matter more than the percentages. The detached benchmark is $113,400 below last August; the gap between the benchmark condo and the benchmark house narrowed by $61,700 in the same year. Momentum is a lagging light: sales pace and supply turn first, and both have turned. Price follows by months, and the condo’s flat month is the first sign of it.
The honest answer to “are prices falling” depends entirely on the window. The board’s MLS® Home Price Index gives the benchmark price and the change over one, three and six months and one, three, five and ten years, and the same Langley house is falling on one line and up 57% on another. A benchmark is the board’s modelled price for a typical home of that type, held constant month to month so the comparison is honest; it is not an average of what sold, which moves whenever the mix of sales moves.
| Langley | Benchmark | 1 month | 3 months | 6 months | 1 year | 3 years | 5 years | 10 years |
|---|---|---|---|---|---|---|---|---|
| All types | $948,600 | −0.8% | −1.9% | −1.6% | −6.6% | −9.2% | +0.2% | +38.2% |
| Detached | $1,479,400 | −1.4% | −2.8% | −2.4% | −7.1% | −9.2% | 0.0% | +56.9% |
| Townhome | $806,400 | −0.6% | −1.3% | −0.5% | −5.0% | −6.6% | +8.6% | +79.7% |
| Condo | $534,000 | 0.0% | −2.7% | −3.4% | −8.8% | −11.9% | +5.6% | +99.1% |
| Fraser Valley Board, all types | $869,900 | −0.9% | −2.6% | −2.8% | −7.2% | −15.6% | −6.6% | +27.3% |
| Lower Mainland, all types | $1,011,700 | −0.7% | −1.9% | −1.9% | −5.9% | −11.5% | −2.2% | +11.0% |
Against August 2025, every Langley home type is cheaper. The detached benchmark is $1,479,400, down from $1,592,800, a fall of $113,400 or 7.1%. The townhome benchmark is $806,400, down from $848,900, $42,500 or 5.0%. The condo benchmark is $534,000, down from $585,700, $51,700 or 8.8%. The board’s figures of record for what sold say the same: the median detached sale was $1,315,000 in August, down 8% on the year; the median townhome $792,500, down 4%; the median condo $521,600, flat.
The monthly moves are now fractions of a percent. Detached fell 1.4% on July, townhomes 0.6%, and the condo benchmark held at 0.0%. Over three months the falls are 2.8%, 1.3% and 2.7%; over six, 2.4%, 0.5% and 3.4%. Momentum is a lagging light and one flat month is not a floor, but the direction of the second derivative is plain: the falls are slowing, and the townhome, which is the tightest segment on the board at 4.3 months of supply and 23.3% of listings sold in the month, is the first Langley price likely to stop falling. What we are watching for is a second flat condo month with sales holding; condo sales were up 35% on last August, 65 against 48, into 20% fewer listings.
From the 2023 peak, Langley’s composite benchmark is down 9.2% against 15.6% for the board as a whole and 20.1% for South Surrey and White Rock. It is also the only one of the board’s eight areas whose composite still stands above where it was five years ago, at +0.2% on August 2021; every other area is below (Cloverdale −0.1%, North Delta −7.1%, Abbotsford −8.0%, South Surrey and White Rock −8.1%, Surrey −8.2%, Mission −11.3%, North Surrey −15.1%). Langley townhomes are +8.6% over five years, the strongest five-year townhome figure of any area on the board. That is the HPI table, not opinion.
Over ten years the Langley condo benchmark is up 99.1%, the townhome 79.7% and the house 56.9%. The cheapest door into Langley did the decade’s heavy lifting, and it is the one that fell furthest this year. Ten-year figures are the index compounding from January 2005 = 100, as the board publishes them; they describe the asset, not any one owner’s purchase price.
The number that matters to a family is the gap between the home they own and the one they want. A year ago the distance between the benchmark condo and the benchmark detached house in Langley was $1,007,100. 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. The same arithmetic runs the other way for a downsizer: the house they are selling is $113,400 cheaper on the benchmark, the condo they are buying $51,700 cheaper, and the difference between those two figures is what the year cost them.
The Langley detached figure of −7.1% is an average of eleven sub-areas. Walnut Grove held best at −4.9%, then Salmon River at −5.2% and Aldergrove at −6.3%. County Line Glen Valley fell hardest at −10.9%, then Otter District at −9.6%, Fort Langley at −8.6% and Campbell Valley at −8.3%: the acreage corridors and the village, where sales are few and each one moves the index. Among townhomes Murrayville held best at −3.5% and Walnut Grove fell most at −6.9%; among condos every indexed sub-area fell between 7.2% (Aldergrove) and 12.3% (Fort Langley). The board publishes no August detached benchmark for Murrayville, too few sales to index.
| Neighbourhood | Benchmark | One year |
|---|---|---|
| Walnut Grove | $1,337,600 | −4.9% |
| Salmon River | $1,856,900 | −5.2% |
| Aldergrove | $1,084,700 | −6.3% |
| Brookswood | $1,400,600 | −6.7% |
| Willoughby Heights | $1,442,200 | −6.9% |
| Langley City | $1,145,000 | −7.7% |
| Campbell Valley | $2,539,300 | −8.3% |
| Fort Langley | $2,045,200 | −8.6% |
| Otter District | $2,220,400 | −9.6% |
| County Line Glen Valley | $2,187,400 | −10.9% |
| Murrayville | not published | – |
| All Langley | $1,479,400 | −7.1% |
If you are buying, the year-over-year fall is real and the monthly fall is nearly spent; the supply figures, not the price figures, say how much time you have, and every detached band under $2 million is tighter than a year ago. If you are selling, price on the last three comparable sales in your sub-area and on the benchmark’s monthly move, not its yearly one; a house priced to last August’s market will sit, and a house priced to this month’s will sell in the neighbourhood’s median days. If you are holding, the five- and ten-year lines are the ones that describe your asset, and on those Langley is the strongest area on the board.
On the board’s August 2026 index the detached benchmark is $1,479,400, down 7.1% or $113,400 from August 2025, and down 1.4% on July. From the 2023 peak, Langley’s composite is down 9.2%.
Down 8.8% on the year to $534,000, flat on the month at 0.0%, and up 99.1% over ten years. Sales rose 35% on last August into 20% fewer listings.
That depends on the property and the horizon, and nothing here is advice on a specific home. What the numbers say: Langley is the only board area above its five-year-ago price, its three-year fall is the shallowest on the board, and its supply is tighter than the valley’s in every home type.
The board’s benchmark, which is an index price for a typical house rather than an average, is $1,479,400 for August 2026. The average sale price in August was $1,367,948 and the median $1,315,000; averages move with the mix of what sold, which is why the benchmark is the figure to compare month to month.
Fraser Valley Real Estate Board MLS® August 2026 package, released 2 September 2026; sub-area and twelve-month figures from the board’s InfoSparks database, read 5 September 2026. Benchmarks are the board’s index price, never an average. Analysis: Hamish Ross.
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