| Measure | August 2026, as read on 5 September |
|---|---|
| $1.2M to $1.5M band | 341 sold in 13 months, 4.1 months of supply (5.5 a year ago), 97.4% of ask, 33 median days |
| Under $1.2M | 237 sold, 4.7 months (5.7), 95.8% of ask; the busiest band in August with 26 sales |
| $1.5M to $2.0M | 238 sold, 5.9 months (7.3), 97.1% |
| Four-bedroom-plus medians | Aldergrove $1,114,000; Langley City $1,302,000; Walnut Grove $1,421,000; Willoughby $1,505,000; Murrayville $1,558,000; Brookswood $1,632,000 |
The $1.2 to $1.5 million band is the tightest in Langley: 4.1 months of supply and sales closing at 97.4% of ask. Every band under $2 million carries less supply than a year ago. Above $2 million supply doubles to 12.8 months, and above $3 million it is 24.8.
At $1.5 million a buyer has choice in five neighbourhoods and competition in all of them. The trade is age against size: a house built in 2012 or later sold at a median $1,742,000, one built before 1990 at $1,215,000; the bigger house is cheaper per square foot ($434 above 3,800 sq ft against $654 under 2,000). Decide which of those you are buying before you look.
The board’s detached benchmark is its modelled price for a typical house in each sub-area, so it is the fairest single test of whether $1.5 million is above or below the going rate. On August 2026 figures it is above in five neighbourhoods and below in five, with Murrayville unindexed this month. Above: Willoughby Heights ($1,442,200), Brookswood ($1,400,600), Walnut Grove ($1,337,600), Langley City ($1,145,000) and Aldergrove ($1,084,700). Below: Salmon River ($1,856,900), Fort Langley ($2,045,200), County Line Glen Valley ($2,187,400), Otter District ($2,220,400) and Campbell Valley ($2,539,300). The Langley-wide benchmark is $1,479,400, so $1.5 million is a typical Langley house, and a better one than typical in the two cheapest suburbs.
| Neighbourhood | Benchmark | $1.5M is | Houses sold, 12 mo | Months of supply | Median days | $ per sq ft |
|---|---|---|---|---|---|---|
| Aldergrove | $1,084,700 | $415,300 above | 103 | 6.2 | 20 | $495 |
| Langley City | $1,145,000 | $355,000 above | 107 | 7.3 | 28 | $543 |
| Walnut Grove | $1,337,600 | $162,400 above | 142 | 3.6 | 21 | $572 |
| Brookswood | $1,400,600 | $99,400 above | 129 | 7.4 | 29 | $567 |
| Willoughby Heights | $1,442,200 | $57,800 above | 209 | 5.2 | 28 | $473 |
| Murrayville | not published | – | 61 | 4.1 | 26 | $567 |
| Salmon River | $1,856,900 | $356,900 below | 29 | 7.9 | 41 | $589 |
| Fort Langley | $2,045,200 | $545,200 below | 38 | 5.5 | 51 | $650 |
| County Line Glen Valley | $2,187,400 | $687,400 below | 2 | 1.0 | 48 | $438 |
| Otter District | $2,220,400 | $720,400 below | 3 | 2.0 | 68 | $541 |
| Campbell Valley | $2,539,300 | $1,039,300 below | 11 | 11.6 | 64 | $596 |
A $1.5 million budget sits at the top of the busiest and tightest band in Langley. Houses from $1.2 million to $1.5 million sold 341 in thirteen months on 4.1 months of supply (5.5 a year ago), closed at a median 97.4% of ask and took 33 median days. The band below, under $1.2 million, sold 237 on 4.7 months (5.7 a year ago) at 95.8% of ask in 21 days, and was the busiest band in August with 26 sales, up from 16. The band above, $1.5 to $2.0 million, sold 238 on 5.9 months (7.3 a year ago) at 97.1%. Every band under $2 million is tighter than a year ago; at $2 million supply doubles to 12.8 months, and above $3 million it is 24.8. A buyer at $1.5 million has choice in five neighbourhoods and competition in all of them, and the sold-at-ask figure says sellers in this band are giving up less than three per cent.
| Price band | Sold Aug 2026 / Aug 2025 | Sold, 13 months | Months of supply | Same, Aug 2025 | Sold at % of ask | Median days |
|---|---|---|---|---|---|---|
| Under $1.2M | 26 / 16 | 237 | 4.7 | 5.7 | 95.8% | 21 |
| $1.2M to $1.5M | 20 / 32 | 341 | 4.1 | 5.5 | 97.4% | 33 |
| $1.5M to $2.0M | 19 / 17 | 238 | 5.9 | 7.3 | 97.1% | 22 |
| $2.0M to $3.0M | 4 / 6 | 74 | 12.8 | 12.3 | 97.8% | 48 |
| $3.0M and up | 0 / 1 | 16 | 24.8 | 22.2 | – | – |
At the same price the trade in Langley is age against size. A house built in 2012 or later sold at a median $1,742,000 in the year; one built before 1990 at $1,215,000; 1990 to 1999 at $1,399,000; 2000 to 2011 at $1,497,000. By size, a house under 2,000 square feet sold at $1,078,000 ($654 a foot), 2,000 to 3,799 at $1,403,000 ($519) and 3,800 or more at $1,990,000 ($434). The bigger house is cheaper per foot and the newer house dearer per door. So $1.5 million in Willoughby is a newer house at $473 a foot, often a four-bedroom (the median four-bedroom-plus there was $1,505,000); in Walnut Grove it is an older, smaller house at $572 a foot in the best-rated catchments, above the four-bedroom median of $1,421,000; in Brookswood it is a pre-1990 house on a large lot (median $1,304,000 for that vintage) with the rebuild question attached; in Langley City a four-bedroom at a median $1,302,000 with money left; in Aldergrove the most house per dollar in Langley, a four-bedroom at a median $1,114,000, and the quickest sale at 20 days.
It does not buy a benchmark house in Fort Langley ($2,045,200; the village has the highest price per foot in the township at $650 and four-bedroom houses sold at a median $2,178,000), and it does not buy acreage: Salmon River four-bedrooms sold at a median $2,143,000, and the Campbell Valley, Otter and County Line benchmarks are $2.19 million to $2.54 million with a handful of sales a year. New-build houses are also mostly beyond it: 72 sold in the year at a median $1,833,000, in 46 days at 95.2% of ask on 10.6 months of supply, against 762 resale houses at $1,359,000 in 22 days on 5.9 months.
Choose the neighbourhood by what you are trading, then price against the last three comparable sales there, not against the Langley benchmark. Expect to pay within three per cent of asking in the $1.2 to $1.5 million band and to decide in weeks rather than months in Walnut Grove and Willoughby. Separate the new-build shelf from resale before you compare, because they carry different supply and sell at different paces. And remember the band is tighter than a year ago in every neighbourhood under $2 million: the shelf you are choosing from is a fifth smaller than last August’s.
Aldergrove, with a detached benchmark of $1,084,700 in August 2026 and a median four-bedroom-plus sale of $1,114,000; Langley City is next at $1,145,000.
Yes: 237 sold in the thirteen months to August 2026, and it was the busiest band in August with 26 sales, on 4.7 months of supply at 95.8% of asking. Most are in Aldergrove, Langley City and the older stock of Brookswood, Walnut Grove and Willoughby.
A house near the benchmark ($1,442,200) or a four-bedroom-plus near its median ($1,505,000), at about $473 a square foot, the lowest per-foot price of the suburban neighbourhoods because the stock is newer and bigger.
Not for a benchmark one: Salmon River’s detached benchmark is $1,856,900 and the other three acreage corridors are $2.19 million to $2.54 million, with two to eleven sales a year each.
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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