| Measure | August 2026, as read on 5 September |
|---|---|
| Houses for sale, August 2026 | 425, against 545 a year earlier; 128 new listings in the month, 25% fewer than July |
| Pace | 69 sold, 16.2% of listings (balanced); 23 median days over the year, 96.8% of ask |
| Bands under $2 million | Under $1.2M 4.7 months (5.7 a year ago), 95.8% of ask; $1.2M to $1.5M 4.1 (5.5), 97.4%; $1.5M to $2.0M 5.9 (7.3), 97.1% |
| Above $2 million | 12.8 months (12.3); above $3 million 24.8; four sold above $2 million in August, none above $3 million |
| Price | Benchmark $1,479,400, −1.4% on the month, −7.1% on the year; Walnut Grove fell least (−4.9%), County Line most (−10.9%) |
The house shelf is thinning faster than the price is falling. A fifth fewer houses are for sale than last August, new listings dropped a quarter from July to August, and every band under $2 million carries less supply than a year ago. The benchmark still eased 1.4% in the month; a seller who waits is betting that spring brings a higher price than the autumn’s smaller field, and nobody, including us, can show you that figure. What we can show you is the field.
A seller at the benchmark gave up $20,700 to the August fall. A house in the $1.2 to $1.5 million band closed at 97.4% of asking in 33 days on 4.1 months of supply, the tightest band in Langley. Spring adds listings, always; whether it adds buyers at a higher price is the unknown. Above $2 million the calculation is different: 12.8 months of supply and 48 median days is a market where the price, not the season, sells the house, and a listing that sits through the winter is a price cut in slow motion.
Price to your neighbourhood’s last sales and its sold-at-percentage, not to the Langley benchmark, which is a township average of eleven different markets. Read your own street: Walnut Grove houses sold in 21 days at 97.6%, Fort Langley in 51 at 95.4%. Have the two or three improvements that move the number done, and the ones that do not left alone. And ask for a pricing opinion you can check against the board’s figures rather than one written to win the listing; ours is on the Sellers page, with what we will not do to get it.
| August 2026 | August 2025 | |
|---|---|---|
| Houses for sale at month end | 425 | 545 |
| New listings in the month | 128 (25% fewer than July) | – |
| Sold in the month, share of listings | 69, 16.2% (balanced) | 13.2% |
| Benchmark | $1,479,400 (−7.1% on the year) | – |
| Median days, sold at % of ask (12 months) | 23, 96.8% | – |
The shelf is a fifth smaller than a year ago and the share of it selling each month is higher (16.2% against 13.2%). New listings fell a quarter from July to August. A seller listing this autumn competes with fewer houses than a seller did last autumn, and the buyers who are looking are buying a larger share of what they see. That is the part of the decision that is knowable.
| Band | Months of supply | A year ago | Sold at % of ask | Median days | Sold in August |
|---|---|---|---|---|---|
| Under $1.2M | 4.7 | 5.7 | 95.8% | 21 | 26 |
| $1.2M to $1.5M | 4.1 | 5.5 | 97.4% | 33 | 20 |
| $1.5M to $2.0M | 5.9 | 7.3 | 97.1% | 22 | 19 |
| $2.0M to $3.0M | 12.8 | 12.3 | 97.8% | 48 | 4 |
| $3.0M and up | 24.8 | 22.2 | – | – | 0 |
Under $2 million every band is tighter than a year ago and the $1.2 to $1.5 million band is the tightest in Langley, closing at 97.4% of ask. A well-priced house in those bands does not need spring. Above $2 million the season is not the variable: 12.8 months of supply and 48 median days is a market where the price sells the house or nothing does, and a listing carried through the winter unsold is a price cut in slow motion. Above $3 million there were no sales in August and two years of supply.
More listings, always; spring is when the shelf refills. Whether it brings a higher benchmark is unknown, and anyone who tells you the figure is guessing. The benchmark eased 1.4% in August, $20,700 on a typical house; the shelf shrank; the share sold rose. The report’s stance, written down so it can be checked, is that supply is disappearing before price turns. A seller who waits is betting that the price rises faster than the competition returns. A seller who lists now into the smaller field is betting on the arithmetic that is already on the page.
Price to your neighbourhood’s last three sales and its own sold-at-percentage: Walnut Grove houses closed at 97.6% in 21 days, Fort Langley at 95.4% in 51, and the Langley figure is an average of eleven markets. Do the two or three improvements that move the number and leave the rest. Ask for a pricing opinion you can check against the board’s figures, not one written to win the listing; the Sellers page says how ours is done and what we will not do to get the file. And if the house is above $2 million, price for the band it is in, because that band does not have a season.
For a house priced to its neighbourhood, the autumn of 2026 is a smaller field than a year ago: 425 houses for sale against 545, every band under $2 million tighter, 23 median days at 96.8% of asking. Above $2 million the market is slow in any season (12.8 months of supply).
Nobody can show you that figure, and we will not invent one. The benchmark fell 1.4% in August 2026 and 7.1% on the year while supply shrank a fifth and the share of listings sold rose; price follows those two figures by months.
A median 23 days over the twelve months to August 2026, at 96.8% of asking, Langley-wide. By neighbourhood, from 20 days in Aldergrove to 64 in Campbell Valley; by band, 21 days under $1.2 million to 48 days from $2 million to $3 million.
To the last three comparable sales on your own streets and your neighbourhood’s sold-at-percentage, not to the Langley benchmark. A pricing opinion you can check against the board’s figures is on the Sellers page.
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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