| Measure | August 2026, as read on 5 September |
|---|---|
| Langley, all types, August 2026 | 196 sold of 1,111 for sale: 17.6%, balanced |
| Townhome | 62 sold of 266: 23.3%, sellers’ |
| Detached house | 69 sold of 425: 16.2%, balanced |
| Condo | 65 sold of 420: 15.5%, balanced |
| Fraser Valley Board, all types | 10%, buyers’ |
The share of listings that sell in a month is the pressure gauge; price follows it by months. Under 12% is a buyers’ market, 12 to 20% is balanced, above 20% sellers set terms. Langley’s three home types are running ahead of the region in every case: 16.2% of houses against the valley’s 10.1%, 23.3% of townhomes against 15.5%, 15.5% of condos against 10.9%. The condo share has risen from 9.1% a year ago; the segment that was softest last August is now the one moving fastest on the year.
In townhomes, move as if it were 2021: financing arranged, a number in mind before the viewing, a decision in days. In houses and condos there is room to compare, but not forever: 22% of last August’s house shelf and 20% of the condo shelf are already gone.
Price to Langley, not to the valley. A Langley-wide headline is still the wrong yardstick for one street; the neighbourhood figures are where a price starts.
The Fraser Valley Real Estate Board reads the market by one ratio: homes sold in the month as a share of homes for sale at the end of it. Under 12% it calls a buyers’ market, 12 to 20% balanced, and above 20% a sellers’ market. In August 2026 Langley sold 196 homes against 1,111 for sale across the three home types, 17.6%, which is balanced. The Fraser Valley as a whole sold 941 against 9,787, 10%, which is a buyers’ market. That is the headline, and it is true, and it is the least useful true thing on this page.
It misleads because the three home types are not in the same weather. Townhomes sold 62 of 266, 23.3%, a sellers’ market and the only townhome market on the board where sellers set terms this month. Houses sold 69 of 425, 16.2%, balanced. Condos sold 65 of 420, 15.5%, balanced. A townhome seller in Willoughby and a condo seller in Langley City are reading the same Langley headline and living in different markets.
| Home type | Sold | For sale | Share sold | Reading | Months of supply |
|---|---|---|---|---|---|
| Detached house | 69 | 425 | 16.2% (13.2%) | Balanced | 6.2 |
| Townhome | 62 | 266 | 23.3% (22.8%) | Sellers’ | 4.3 |
| Condo | 65 | 420 | 15.5% (9.1%) | Balanced | 6.5 |
| All three | 196 | 1,111 | 17.6% | Balanced | 5.7 |
| Fraser Valley Board, all types | 941 | 9,787 | 10% | Buyers’ | 10.4 |
Every home type has fewer listings than a year ago and every one is cheaper: 278 fewer homes for sale across the three types, a fifth of last August’s shelf gone. Detached inventory is down 120 homes (545 to 425), condos down 108 (528 to 420), townhomes down 50 (316 to 266). Sales held: 69 houses against 72, 62 townhomes against 72, and condos rose from 48 to 65. That is why the share-sold ratios rose while sales barely moved. The detached ratio went from 13.2% to 16.2% on 3 fewer sales, because the shelf shrank by 22%. The condo ratio went from 9.1% to 15.5%: the segment that was the softest a year ago is now the one moving fastest on the year.
Supply leaving while prices are still lower and sales hold is the order in which corrections end, and price is the last of the three to move. Sellers here are withdrawing rather than discounting: 128 new house listings in August was 25% fewer than July. That is how floors form, and it is why the balanced reading understates how much has already tightened underneath it.
Langley is running ahead of the region in every segment. Its houses sold 16.2% into a valley selling 10.1% of its houses; its townhomes 23.3% into a valley at 15.5%; its condos 15.5% into a valley at 10.9%. In months of supply, how long the current shelf would take to sell at this month’s pace, Langley townhomes are the fastest market on the entire board at 4.3 months (North Surrey is slowest at 9.2); Langley houses are second of eight at 6.2 (Cloverdale 6.1, Central Surrey 16.0); Langley condos third at 6.5 (Cloverdale 4.8, Central Surrey 25.3).
Over the year to August the pattern holds on pace too: a Langley house took a median 23 days to sell against 27 board-wide, a townhome 22 against 25, a condo 25 against 30, and Langley carried less supply in every type (6.0 months against 9.3 for houses, 3.9 against 6.0 for townhomes, 6.0 against 8.0 for condos). Whatever is happening to prices, demand here is holding better than the board as a whole.
The Langley-wide ratio is an average of eleven neighbourhoods that do not behave alike. Walnut Grove houses carry 3.6 months of supply and sold in a median 21 days at 97.6% of ask over the year; Campbell Valley houses carry 11.6 months and took 64 days at 94.7%. Willoughby townhomes carry 3.8 months and Walnut Grove townhomes 2.6, the tightest segment anywhere in the township; Langley City condos carry 8.0 months with 159 for sale. A buyer in Walnut Grove is in a sellers’ market whatever the headline says; a buyer of a Langley City condo has time and leverage.
| Neighbourhood | Sold, 12 months | For sale | Months of supply | Median days | Sold at % of ask |
|---|---|---|---|---|---|
| Walnut Grove | 142 | 43 | 3.6 | 21 | 97.6% |
| Murrayville | 61 | 21 | 4.1 | 26 | 97.0% |
| Willoughby Heights | 209 | 91 | 5.2 | 28 | 96.8% |
| Fort Langley | 38 | 19 | 5.5 | 51 | 95.4% |
| Aldergrove | 103 | 53 | 6.2 | 20 | 96.6% |
| Langley City | 107 | 65 | 7.3 | 28 | 96.3% |
| Brookswood | 129 | 80 | 7.4 | 29 | 96.5% |
| Salmon River | 29 | 23 | 7.9 | 41 | 95.4% |
| Campbell Valley | 11 | 16 | 11.6 | 64 | 94.7% |
| All Langley | 835 | 414 | 6.0 | 23 | 96.8% |
If you are buying a townhome, behave as if it were 2021: financing arranged, a number in mind before the viewing, a decision in days. The $900,000 to $1.2 million townhome band sold at a median 100% of list, the only band in Langley at ask, on 3.2 months of supply. If you are buying a house or a condo you have room to compare, but not forever: 22% of last August’s house shelf and 20% of the condo shelf are already gone, and every detached band under $2 million carries less supply than a year ago. If you are selling, price to Langley and to your street, not to the valley. The valley is a buyers’ market and yours may not be; the neighbourhood table above is where a price starts, and the board’s own bands say a townhome priced at the benchmark is in the strongest position on the entire board.
The Fraser Valley Real Estate Board’s bands: under 12% of active listings sold in the month is a buyers’ market, 12 to 20% is balanced, above 20% is a sellers’ market. Langley townhomes were at 23.3% in August 2026; houses 16.2%; condos 15.5%.
Yes, on the board’s August 2026 figures: 941 sales against 9,787 active listings, 10%. Langley is the exception at 17.6% all types, and Langley townhomes at 23.3% are the only townhome market on the board where sellers set terms.
Over the twelve months to August 2026 the median was 23 days for a house, 22 for a townhome and 25 for a condo, against 27, 25 and 30 board-wide. By neighbourhood it ranges from 20 days in Aldergrove to 64 in Campbell Valley.
Nobody can tell you that from one month, and we will not. The three things to watch are on this page: whether the post-Labour-Day listings refill the 4.3-month townhome shelf, whether the condo benchmark holds flat a second month with sales up, and whether September’s new house listings stay below August’s 128.
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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