| Measure | August 2026, as read on 5 September |
|---|---|
| Townhome | 62 sold of 266 for sale, 23.3%, 4.3 months; benchmark $806,400, −5.0% on the year, −0.6% on the month |
| Detached house | 69 sold of 425, 16.2%, 6.2 months; $1,479,400, −7.1% year, −1.4% month; 425 for sale is 120 fewer than last August |
| Condo | 65 sold of 420, 15.5%, 6.5 months; $534,000, −8.8% year, 0.0% month; sales up 35% on last August |
| Ten years | Detached +56.9%, townhome +79.7%, condo +99.1% |
| The board | Fraser Valley as a whole 10%, a buyers’ market; Langley 17.6%, balanced |
Prices are still falling on the year in every type, but the supply that pushes them down is leaving: 278 fewer homes for sale across the three types than last August, a fifth of the shelf. Sales pace and supply turn before price does, and both have turned. The condo held flat in August after falling 2.7% over three months; the townhome fell 0.6%; the house fell 1.4%, and has not slowed yet. That is three different answers to one question.
Waiting buys a lower price only if the benchmark keeps falling faster than the choice shrinks. In townhomes the arithmetic has already gone the other way: a 0.6% monthly fall on an $806,400 benchmark is $4,800, and the shelf clears 23% a month. In condos the fall has paused and the shelf is deep, so a month of looking costs nothing and may find a better building. In houses the price is still easing, $20,700 on the benchmark in August, but a buyer choosing from 425 houses today will choose from fewer next month if new listings stay below August’s 128.
Decide by type, then by neighbourhood. A townhome buyer arrives with financing settled and a decision in days. A condo buyer separates new build (11.9 months of supply) from resale (5.5) and takes the time to read the strata. A house buyer picks the neighbourhood first, because the bands under $2 million are all tighter than a year ago and the tightest, $1.2 to $1.5 million, sold at 97.4% of ask. Nobody on this site will tell you the bottom is in; we will tell you which shelf is emptying.
| Type | Sold | For sale | Share sold | Reading | Months of supply | Benchmark | Month | Year |
|---|---|---|---|---|---|---|---|---|
| Townhome | 62 | 266 | 23.3% | Sellers’ | 4.3 | $806,400 | −0.6% | −5.0% |
| Detached house | 69 | 425 | 16.2% | Balanced | 6.2 | $1,479,400 | −1.4% | −7.1% |
| Condo | 65 | 420 | 15.5% | Balanced | 6.5 | $534,000 | 0.0% | −8.8% |
| Fraser Valley Board, all | 941 | 9,787 | 10% | Buyers’ | 10.4 | – | – | – |
The townhome is the one market on the board where sellers set terms: 23.3% of listings sold in August, 4.3 months of supply, and a benchmark that eased 0.6% on the month. Waiting there costs choice faster than it saves money. The condo is the opposite case: the benchmark has fallen 8.8% in a year and held flat in August, the shelf carries 6.5 months, and sales rose 35% on last August into 20% fewer listings; a buyer has time and a floor that may be forming, and should use the first without assuming the second. The house sits between: balanced at 16.2%, still easing 1.4% a month, on a shelf a fifth smaller than a year ago.
Across the three types 278 fewer homes were for sale than last August. Every detached band under $2 million is tighter than a year ago: under $1.2 million 4.7 months against 5.7, $1.2 to $1.5 million 4.1 against 5.5, $1.5 to $2 million 5.9 against 7.3. Sales pace and supply are the leading figures and price the lagging one; in August the leading figures had turned in every type and the lagging one had turned in the condo only. That is the shape of a market near its floor, not proof of one, and it is why the report’s three September calls are written down in advance so they can be checked.
On the townhome benchmark a month’s fall was $4,800; on the house benchmark $20,700; on the condo nothing. Against that, a townhome buyer who waits a month watches 23% of the shelf sell, and a house buyer watches new listings arrive at a rate 25% below July’s (128 in August). The trade is price against choice, and it is a different trade in each type. Above $2 million none of this applies: 12.8 months of supply and 48 median days, and time is on the buyer’s side.
Choose by type first. A townhome buyer arrives ready; a condo buyer separates new build (11.9 months of supply over the year) from resale (5.5) and reads the strata; a house buyer chooses the neighbourhood, because the answer to “wait or buy” is different in Walnut Grove (3.6 months of supply, 21 days, 97.6% of ask) from Brookswood (7.4 months) or Campbell Valley (17.5). Then price to that neighbourhood’s sold-at-percentage, not to Langley’s. We do not call bottoms; we say which shelf is emptying, and we will tell you not to buy when the property is wrong.
Balanced on the August 2026 figures, 17.6% of listings sold, while the Fraser Valley as a whole is a buyers’ market at 10%. Langley townhomes are a sellers’ market at 23.3%; houses (16.2%) and condos (15.5%) are balanced.
On the year, yes: detached down 7.1%, townhome 5.0%, condo 8.8%. On the month the condo held flat in August, the townhome fell 0.6% and the house 1.4%.
If you want one, do not wait for a lower price: 23.3% of townhome listings sold in August on 4.3 months of supply, and the benchmark eased only 0.6% in the month. Arrive with financing settled and a number in mind.
Nobody can tell you that from one month, and we will not. The figures that turn first, sales pace and supply, have turned in every type; price follows by months. The three things to watch are on the market page and are checked publicly each edition.
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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