| Measure | August 2026, as read on 5 September |
|---|---|
| Under $1.2M | 4.7 months (5.7 a year ago), 26 sold in August |
| $1.2M to $1.5M | 4.1 (5.5), 20 sold |
| $1.5M to $2.0M | 5.9 (7.3), 19 sold |
| $2.0M to $3.0M | 12.8 (12.3), 4 sold, 48 median days |
| $3.0M and up | 24.8 (22.2), 0 sold in August, 16 in 13 months |
Below $2 million Langley is a family-house market with buyers waiting for stock. Above it, the buyer is choosing between the village, the acreage corridors and the new estate house, and there are two years of supply to choose from. The market is moving up in price and up in bedrooms at the same time, and the line where it stops is $2 million.
A seller above $2 million is competing with 24 months of shelf and should price to the last three sales, not the asking prices around them. A buyer above $2 million has the most leverage anywhere in Langley: 48 median days, and an offer under ask is the norm, not the insult.
Fraser Valley Real Estate Board MLS® August 2026 package, released 2 September 2026; sub-area and twelve-month figures from the board’s database, read 5 September 2026. Benchmarks are the board’s index price, never an average. Analysis: Hamish Ross.
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