| Measure | August 2026, as read on 5 September |
|---|---|
| Willoughby condo, August 2026 | Benchmark $571,300, −1.7% on the month; 35 sold against 197 for sale, 5.1 months, 17.8% of listings sold (balanced) |
| New build vs resale, Langley, twelve months | New: 129 sold, median $520,000, $707 a sq ft, 23 days, 98.4% of ask, 11.9 months of supply. Resale: 690 sold, $527,000, $606 a sq ft, 26 days, 97.2%, 5.5 months |
| Langley condo, August | $534,000, −8.8% on the year, flat on the month; 65 sold, up 35% on last August, into 20% fewer listings |
| Under $450,000 | 120 for sale against 56 a year ago, 9.1 months, the slowest condo band |
| Bedrooms | Three-bedroom condo sales up 26% in the year; one-bedroom sales down 23% |
Willoughby is where Langley’s new condos are built, so it is where the new-build shelf sits: 197 for sale, the most of any neighbourhood, and the report puts new-build condo supply at nearly twelve months against five and a half for resale. The two are priced within $7,000 of each other at the median ($520,000 new, $527,000 resale) because the new unit is smaller, $707 a square foot against $606. A buyer who compares a 2024 tower unit with a 2008 resale by price alone is comparing two different products.
Resale, unless the building itself is the point, and either way take the time the market gives you: 5.1 months of supply is room to read the strata, walk the building, and price against the last three sales in the same complex. The one-bedroom is the softest unit in Langley (sales down 23%); the three-bedroom the firmest (up 26%), because families priced out of the townhome bought it. Under $450,000 the shelf has doubled in a year and carries 9.1 months, which is where a patient buyer negotiates.
A resale condo in Willoughby is not competing with the whole 197; it is competing with the resale units in its own price band, and the $600,000-plus bands tightened this year (above $800,000, 8.0 months to 4.6). Price to the resale comparables, disclose the strata documents up front, and do not price against the new tower next door, whose developer has a different clock and a different balance sheet.
| Market | Benchmark | Sold Aug | For sale | Months of supply | Share sold | Median $/sq ft (12 mo) | Median days (12 mo) |
|---|---|---|---|---|---|---|---|
| Willoughby Heights | $571,300 (−1.7% month) | 35 | 197 | 5.1 | 17.8% | – | – |
| Langley, all condos | $534,000 (−8.8% year) | 65 | 420 | 6.5 | 15.5% | – | 25 |
| Langley, new-build condo (12 mo) | median $520,000 | 129 sold | – | 11.9 | – | $707 | 23 |
| Langley, resale condo (12 mo) | median $527,000 | 690 sold (−17%) | – | 5.5 | – | $606 | 26 |
| Langley City | $482,700 (+3.6% month, −9.0% year) | 19 | 159 | 8.0 | – | $526 resale | 30 |
Willoughby holds 197 of Langley’s 420 condos for sale, nearly half the township’s shelf, and sold 35 of them in August: 5.1 months of supply, 17.8% sold, balanced. What the neighbourhood figure hides is that the shelf is two shelves. New-build condos across Langley carried 11.9 months of supply over the year and resale 5.5; most of the new build is in Willoughby, where the towers are, so a resale seller there is measured against a number that mostly describes the developer next door.
The medians sit $7,000 apart, $520,000 new and $527,000 resale, and that is the trap. The new unit is smaller and dearer per foot ($707 against $606); it sold in 23 days at 98.4% of ask because the developer prices to clear, while resale sold in 26 days at 97.2%. The buyer who wants square footage buys resale; the buyer who wants the building, the warranty and the parkade buys new and pays per foot for it. Compare each with its own kind, and compare a resale unit with the last three sales in its own complex.
The three-bedroom condo was the year’s surprise: sales up 26%, because families priced out of the four-bedroom townhome ($923,000 median) bought the three-bedroom condo instead. The one-bedroom went the other way, sales down 23%, and under $450,000 the shelf doubled in a year (120 for sale against 56) to 9.1 months of supply, the slowest condo band in Langley. Above $600,000 the bands tightened; above $800,000, 8.0 months to 4.6. So a one-bedroom buyer has the room to negotiate and a three-bedroom seller has the market.
Buying: resale unless the building is the point; read the depreciation report and the contingency fund before the view; price against the complex, not the neighbourhood. Selling: price to resale comparables in your band, put the strata documents in the package up front, and do not benchmark against the tower’s presale sheet. Both: watch the completions. The 11.9 months is a twelve-month average, and the trend inside it is not down.
The board’s Willoughby apartment benchmark was $571,300 in the September 2026 report (August data), down 1.7% on the month. Langley-wide the condo benchmark is $534,000, down 8.8% on the year.
A buyer has time: 197 for sale, 5.1 months of supply, 17.8% of listings sold in August. Separate new build (11.9 months of supply Langley-wide) from resale (5.5) and use the time to read the strata.
Both, on one shelf. Willoughby is where Langley’s new condos are built, so most of the new-build inventory is there; new-build condos Langley-wide sold at a median $520,000 and $707 a square foot, resale at $527,000 and $606.
Three-bedroom condo sales rose 26% in the year to August 2026 and one-bedroom sales fell 23%. Under $450,000 supply doubled to 9.1 months; above $800,000 it tightened from 8.0 months to 4.6.
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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