| Measure | August 2026, as read on 5 September |
|---|---|
| Langley benchmarks, August 2026 | Detached $1,479,400 (−7.1% year); townhome $806,400 (−5.0%); condo $534,000 (−8.8%); composite $948,600 |
| By neighbourhood, detached | Aldergrove $1,084,700; Langley City $1,145,000; Walnut Grove $1,337,600; Brookswood $1,400,600; Willoughby $1,442,200; Salmon River $1,856,900; Fort Langley $2,045,200; County Line $2,187,400; Otter $2,220,400; Campbell Valley $2,539,300; Murrayville not published this month |
| By bedrooms, sold in the year | Houses: four-plus $1,468,000 (632 sold), three $1,190,000 (191). Townhomes: two $706,000, three $813,000, four-plus $923,000 |
| By age | Built since 2012 $1,742,000; 2000 to 2011 $1,497,000; 1990s $1,399,000; before 1990 $1,215,000 |
| By size and per foot | Under 2,000 sq ft $1,078,000 ($654 a foot); 2,000 to 3,799 $1,403,000 ($519); 3,800-plus $1,990,000 ($434); Langley houses $527 a foot |
$1,479,400 is what the board’s index says a typical Langley house is worth, and it is the right figure to quote. It is also $1.45 million apart from the cheapest and dearest neighbourhood benchmarks, so a buyer who has decided on Aldergrove or Campbell Valley is asking a different question. The neighbourhood table on the market page carries all eleven with sales, supply, days and price per foot beside the benchmark.
Age against size. The newer house is dearer per door and the bigger house is cheaper per foot: a house built since 2012 sold at a median $1,742,000, one built before 1990 at $1,215,000; a house under 2,000 square feet cost $654 a foot, one over 3,800 cost $434. So the Langley benchmark buys a newer four-bedroom on a small lot in Willoughby ($473 a foot), an older house on a large lot in Brookswood, or the best-rated catchments in Walnut Grove at $572 a foot. Decide which of those you are buying before you compare prices.
Down 7.1% on the year and 1.4% on the month, on a shelf a fifth smaller than last August; every price band under $2 million carries less supply than a year ago. Over ten years the detached benchmark is up 56.9%, and Langley is the only one of the board’s eight areas whose composite still stands above its price of five years ago. The direction from here is answered each month on the market page, in the same words, so it can be checked.
| Neighbourhood | Benchmark | Year change | Sold, 12 mo | Months of supply | Median days | $ / sq ft |
|---|---|---|---|---|---|---|
| Aldergrove | $1,084,700 | −6.3% | 103 | 6.2 | 20 | $495 |
| Langley City | $1,145,000 | −7.7% | 107 | 7.3 | 28 | $543 |
| Walnut Grove | $1,337,600 | −4.9% | 142 | 3.6 | 21 | $572 |
| Brookswood | $1,400,600 | −6.7% | 129 | 7.4 | 29 | $567 |
| Willoughby Heights | $1,442,200 | −6.9% | 209 | 5.2 | 28 | $473 |
| Murrayville | not published | – | 61 | 4.1 | 26 | $567 |
| Salmon River | $1,856,900 | −5.2% | 29 | 9.5 | 41 | $589 |
| Fort Langley | $2,045,200 | −8.6% | 38 | 6.0 | 51 | $650 |
| County Line Glen Valley | $2,187,400 | −10.9% | 2 | 6.0 | 48 | $438 |
| Otter District | $2,220,400 | −9.6% | 3 | 8.0 | 68 | $541 |
| Campbell Valley | $2,539,300 | −8.3% | 11 | 17.5 | 64 | $596 |
| All Langley | $1,479,400 | −7.1% | 835 | 6.0 | 23 | $527 |
The benchmark is the board’s index price for a typical house in each sub-area, not an average of sales. The board published no Murrayville detached benchmark for August; the last, in July, was $1,414,500. Otter District and County Line sold five houses between them in the year, so their supply figures are indicative.
| Cut | Median sale | Sales | $ / sq ft |
|---|---|---|---|
| House, four or more bedrooms | $1,468,000 | 632 | $502 |
| House, three bedrooms | $1,190,000 | 191 | $638 |
| House built 2012 or later | $1,742,000 | – | – |
| House built before 1990 | $1,215,000 | – | – |
| House under 2,000 sq ft | $1,078,000 | – | $654 |
| House 3,800 sq ft or more | $1,990,000 | – | $434 |
| Townhome, two bedrooms | $706,000 | 176 | – |
| Townhome, three bedrooms | $813,000 | 401 | – |
| Townhome, four or more | $923,000 | 240 | $499 |
| Condo, resale | $527,000 | 690 | $606 |
| Condo, new build | $520,000 | 129 | $707 |
The price of a Langley house is a trade of age against size. The newer house is dearer per door and the bigger house is cheaper per foot; a four-bedroom house cost $502 a foot and a three-bedroom $638, because the three-bedroom is the smaller, older house on the same streets. The four-bedroom townhome at $923,000 is $545,000 under the four-bedroom house and was the year’s family home: sales up 34% while two-bedroom townhome sales fell 23%.
Down 7.1% on the year and 1.4% on the month for the detached benchmark, on a shelf of 425 houses, 120 fewer than last August. Every price band under $2 million carries less supply than a year ago; above $2 million supply is 12.8 months and above $3 million 24.8. Over ten years the detached benchmark is up 56.9%, the townhome 79.7% and the condo 99.1%, and Langley is the only one of the board’s eight areas whose composite benchmark still stands above its price of five years ago. The direction from here is answered on the market page each month in the same words, and checked against the previous month’s calls.
The board’s detached benchmark, which is an index price rather than an average, was $1,479,400 in the September 2026 report (August 2026 data), down 7.1% on the year. A four-bedroom-plus house sold at a median $1,468,000 over the year.
Aldergrove, with a detached benchmark of $1,084,700 and the lowest price per square foot in the township at $495; Langley City follows at $1,145,000.
The townhome benchmark is $806,400 (August 2026 data). Over the year a two-bedroom townhome sold at a median $706,000, a three-bedroom at $813,000 and a four-bedroom-plus at $923,000.
The condo benchmark is $534,000, down 8.8% on the year and flat on the month in August 2026. Resale condos sold at a median $527,000 and new-build condos at $520,000 over the year.
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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