| Measure | August 2026, as read on 5 September |
|---|---|
| Cheapest condo benchmark | Langley City $482,700 (−9.0% on the year), 159 for sale, 8.0 months, 30 median days |
| Cheapest townhome medians | Aldergrove 3-bedroom $572,000; Langley City 2-bedroom $670,000; Langley-wide 2-bedroom $706,000 |
| Cheapest house benchmarks | Aldergrove $1,084,700 (20 median days); Langley City $1,145,000 |
| The tightest rung | Townhomes: 23.3% of listings sold in August, 4.3 months of supply, resale at 98.0% of ask |
| The loosest band | Condos under $450,000: 120 for sale against 56 a year ago, 9.1 months |
Every rung is 5% to 9% cheaper than a year ago on the benchmark, and the shelf is a fifth smaller. The condo rung fell most and has the most supply; the townhome rung fell least and is the tightest market on the board; the two cheapest house markets, Aldergrove and Langley City, are balanced.
Decide the rung before the neighbourhood. A first buyer with condo money has time in Langley City and should use it; one with townhome money should move fast and choose the bedroom count first; one with house money gets the most house per dollar in Aldergrove.
A first purchase in Langley is one of three things: a condo (benchmark $534,000 Langley-wide), a townhome ($806,400) or, in the two cheapest neighbourhoods, a house (Aldergrove $1,084,700, Langley City $1,145,000). The right neighbourhood depends on which of those you are buying, because the same neighbourhood can be the softest condo market in Langley and a tight townhome market at once. This page takes each rung in turn and names the neighbourhoods where the numbers favour a first buyer: price, supply, pace, and what the year did to the benchmark.
Langley City has the lowest condo benchmark in Langley at $482,700 (down 9.0% on the year, up 3.6% on the month), the second-most for sale (159), the most months of supply of any indexed condo market (8.0) and a median 30 days to sell. That is the first buyer’s market in Langley: time to compare, leverage to negotiate, and a benchmark that fell more than the township’s. It is also the terminus of the 2029 SkyTrain line and the neighbourhood with the largest new-condo shelf, 18.6 months over the year, which is what is holding resale prices down and what a resale buyer prices against. Willoughby has the most condos for sale (197) and sold the most (463) at a benchmark of $571,300 (down 9.3%), 24 median days and 5.1 months; more choice, less leverage. Walnut Grove condos are scarce (15 for sale, 41 sold) at $520,100.
| Neighbourhood | Benchmark (one year) | Sold | For sale | Months of supply | Median days |
|---|---|---|---|---|---|
| Langley City | $482,700 (−9.0%) | 239 (−32%) | 159 | 8.0 | 30 |
| Walnut Grove | $520,100 (−9.1%) | 41 (−11%) | 15 | 4.4 | 38 |
| Willoughby Heights | $571,300 (−9.3%) | 463 (−5%) | 197 | 5.1 | 24 |
| All Langley | $534,000 (−8.8%) | 819 (−17%) | 412 | 6.0 | 25 |
Two cautions from the price bands. Condos under $450,000 are the slowest condo band in Langley, 120 for sale against 56 a year ago and 9.1 months of supply, so the cheapest condos are the ones with the most competition among sellers, not buyers; a first buyer there should negotiate. And by bedroom, one-bedroom condo sales fell 23% in the year (221 sold, median $427,000, $655 a foot) while three-bedrooms rose 26%; the market moved up in rooms, and the one-bedroom is the rung with the least demand behind it, which cuts both ways on the day you sell.
A townhome is the rung most Langley first buyers end up on, and it is the strongest market on the board: 23.3% of listings sold in August, 4.3 months of supply, resale closing at 98.0% of ask in 24 days. That is not a buyer’s market, and a first buyer needs to move as if it were 2021: financing arranged, a number in mind, a decision in days. Where it is cheapest: Aldergrove three-bedroom townhomes sold at a median $572,000 (18 sales) with a townhome benchmark of $576,200; Langley City two-bedrooms at $670,000 and three-bedrooms at $722,000, on a benchmark of $748,600 with 5.8 months of supply and 38 median days, the most room of the four indexed townhome markets. Willoughby two-bedrooms sold at $691,000 (104 sales) on the biggest shelf in Langley, 165 for sale, in a median 20 days; Walnut Grove two-bedrooms at $813,000 on 2.6 months, the tightest segment in the township. Murrayville carries the highest townhome benchmark, $854,100.
| Neighbourhood | Benchmark (one year) | Sold | For sale | Months of supply | Median days | 2-bedroom median (sales) |
|---|---|---|---|---|---|---|
| Langley City | $748,600 (−5.4%) | 73 (−16%) | 35 | 5.8 | 38 | $670,000 (21) |
| Walnut Grove | $782,800 (−6.9%) | 139 (−16%) | 30 | 2.6 | 29 | $813,000 (29) |
| Willoughby Heights | $829,300 (−5.0%) | 523 (+2%) | 165 | 3.8 | 20 | $691,000 (104) |
| Murrayville | $854,100 (−3.5%) | 55 (+6%) | 21 | 4.6 | 20 | $771,000 (18) |
| All Langley | $806,400 (−5.0%) | 817 (−5%) | 265 | 3.9 | 22 | $706,000 (176) |
Two neighbourhoods carry a detached benchmark a first buyer can reach: Aldergrove at $1,084,700 (down 6.3%) and Langley City at $1,145,000 (down 7.7%). Aldergrove houses sold fastest in Langley, a median 20 days at 96.6% of ask, on 6.2 months of supply, 103 in the year; four-bedroom-plus houses there sold at a median $1,114,000, the cheapest family house in the township. Langley City houses sold 107 in the year at 28 days and 96.3% on 7.3 months, with four-bedrooms at a median $1,302,000. Langley-wide, the under-$1.2 million band was the busiest in August (26 sales, up from 16) on 4.7 months of supply at 95.8% of ask, which is the most negotiating room of any band under $2 million.
Prices fell in every rung: condos 8.8%, townhomes 5.0%, houses 7.1% on the benchmark. Supply fell too, by a fifth across the three types, so the discount came with less to choose from. The condo rung is where the fall was largest and the supply loosest (6.5 months), and it is also where sales rose most, up 35% on last August: other first buyers noticed. The townhome rung fell least and is tightest. And the gap between the rungs narrowed: the distance from the benchmark condo to the benchmark house is $945,400, $61,700 less than a year ago, which matters to a first buyer only later, when the first home becomes the down payment on the second.
If your budget is a condo, look at Langley City first and price any resale unit against the new tower nearby; you have time and you should use it, and read the strata documents before the price. If your budget is a townhome, decide the bedroom count before the neighbourhood, because three-bedroom townhomes were 401 of the year’s 817 sales and the four-bedroom is where demand grew; then expect to compete in Willoughby and Walnut Grove and to have more room in Langley City. If your budget reaches a house, Aldergrove gives you the most house per dollar and the fastest market, and Langley City the shortest ride to the 2029 SkyTrain. In every case, the property transfer tax exemptions, the deposit and subject rules, and what a home inspection does not cover are the three reports to read before the first offer; they are linked below.
A condo in Langley City: the lowest condo benchmark in Langley at $482,700 in August 2026, 159 for sale, 8.0 months of supply and a median 30 days to sell, which gives a first buyer time and room to negotiate.
For a condo, Langley City on price and time, Willoughby on choice. For a townhome, Aldergrove and Langley City on price, Willoughby on supply. For a house, Aldergrove (benchmark $1,084,700, 20 median days) and Langley City ($1,145,000).
The Langley townhome benchmark is $806,400; two-bedroom townhomes sold at a median $706,000 across 176 sales, from $670,000 in Langley City to $813,000 in Walnut Grove; Aldergrove three-bedrooms sold at a median $572,000.
Nothing here is advice on a specific purchase. What the numbers say: every rung is 5% to 9% cheaper than a year ago, the condo rung has the most supply and the largest fall, the townhome rung is the tightest market on the board, and supply overall is a fifth smaller than last August.
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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