| Measure | August 2026, as read on 5 September |
|---|---|
| Walnut Grove detached | $1,337,600 (−4.9%), 142 sold in 12 months, 3.6 months of supply, 21 median days, 97.6% of ask, $572 a sq ft |
| Willoughby detached | $1,442,200 (−6.9%), 209 sold, 5.2 months, 28 days, 96.8%, $473 a sq ft |
| Walnut Grove townhome | $782,800, 2.6 months of supply, the tightest segment in the township |
| Willoughby townhome | $829,300, 3.8 months, 20 median days, 98.6% of ask |
They are next to each other and they are not the same market. Willoughby is half of Langley: 1,195 of Langley’s 2,471 sales (Township and City combined) in twelve months, and 101 of its 209 house sales were homes built since 2012. Walnut Grove is older, smaller and tighter: fewer listings, faster sales, the smallest price fall in Langley, and catchment schools families choose it for: Late French Immersion at Alex Hope, and French immersion, Advanced Placement, Honours and the EDGE outdoor academy at Walnut Grove Secondary. Willoughby’s catchment secondary is R.E. Mountain, Langley’s IB World School.
Buy in Walnut Grove for a house you will hold and a school you have chosen; expect competition and little room on price. Buy in Willoughby for a newer home with more to choose from, and separate the new-build shelf from resale before you compare prices: the two behave differently.
Willoughby Heights and Walnut Grove sit either side of the freeway and share a school district, a SkyTrain future and a postal code, and their markets have almost nothing in common. Willoughby is half of Langley: 1,195 of Langley’s 2,471 sales (Township and City combined) in the twelve months to August 2026, 209 houses, 523 townhomes and 463 condos, and 101 of those house sales were homes built in 2012 or later. Walnut Grove is older, smaller and tighter: 142 houses, 139 townhomes and 41 condos sold in the year, with the fewest months of supply in Langley for houses (3.6) and townhomes (2.6) and the smallest detached price fall in the township at 4.9%.
| Measure | Willoughby Heights | Walnut Grove |
|---|---|---|
| Detached benchmark (one year) | $1,442,200 (−6.9%) | $1,337,600 (−4.9%) |
| Houses sold, 12 months (vs prior 12) | 209 (+9%) | 142 (−10%) |
| Houses for sale, months of supply | 91, 5.2 months | 43, 3.6 months |
| House median days, sold at % of ask | 28 days, 96.8% | 21 days, 97.6% |
| House price per square foot | $473 | $572 |
| Townhome benchmark (one year) | $829,300 (−5.0%) | $782,800 (−6.9%) |
| Townhomes sold, for sale, months | 523, 165, 3.8 months | 139, 30, 2.6 months |
| Townhome median days | 20 | 29 |
| Condo benchmark (one year) | $571,300 (−9.3%) | $520,100 (−9.1%) |
| Condos sold, for sale, months | 463, 197, 5.1 months | 41, 15, 4.4 months |
| Four-bedroom-plus house, median (sales) | $1,505,000 (193) | $1,421,000 (100) |
| Elementary schools and programs | Willoughby Elementary and neighbourhood schools per SD35 | Alex Hope (Late French Immersion from grade 6), Gordon Greenwood, West Langley, Topham |
| Secondary school and what it is known for | R.E. Mountain: IB World School; the Diploma is open to any Langley resident | Walnut Grove Secondary: French immersion, Advanced Placement, Honours, EDGE outdoor academy |
The Willoughby detached benchmark is $104,600 above Walnut Grove’s, and yet a Willoughby square foot is $99 cheaper: $473 against $572. Willoughby houses are newer and bigger; Walnut Grove houses are older and smaller on more established lots. The four-bedroom-plus house tells the same story: a median $1,505,000 in Willoughby on 193 sales against $1,421,000 in Walnut Grove on 100. If you price by the door, Walnut Grove is cheaper. If you price by the foot, Willoughby is. Decide which one you are buying before you compare.
Walnut Grove houses carry 3.6 months of supply, sold in a median 21 days and closed at 97.6% of ask, the tightest and closest-to-ask house market in Langley, and at 21 median days second only to Aldergrove (20) for speed. Its townhomes carry 2.6 months, the tightest townhome shelf in the township. Willoughby houses carry 5.2 months, sold in 28 days at 96.8%; its townhomes carry 3.8 months and sold in a median 20 days at 98.6% of ask, which is fast, but on a shelf of 165 rather than 30. Walnut Grove sales fell 10% on the year for houses and 16% for townhomes because there was less to buy, not less appetite; Willoughby is the only neighbourhood where all three home types sold more in the last three months than a year earlier (houses 61 against 52, townhomes 153 against 131, condos 114 against 100).
The two catchments offer different things. Willoughby’s catchment secondary is R.E. Mountain, Langley’s IB World School: Pre-IB in grades 9 and 10 for the catchment, and the IB Diploma in grades 11 and 12, which is a district choice program open to any Langley resident. Walnut Grove has Alex Hope, one of the district’s two Late French Immersion schools (entry at grade 6, by application), with Gordon Greenwood, West Langley, Topham and Dorothy Peacock, and Walnut Grove Secondary: French immersion and English tracks, an Advanced Placement program with AP Capstone, Honours, the EDGE outdoor academy and arts from dance to ceramics. Langley’s choice programs, Fundamental, Fine Arts, Montessori and French immersion, take students by application and lottery from any address, so neither side has a lock on them.
Willoughby delivered 101 of Langley’s 180 sales of houses built since 2012, and most of Langley’s 152 new-build townhome sales in the year, which cleared Langley-wide at a median 100% of list in 15 days at $606 a square foot against $508 for resale. A Willoughby buyer is choosing between a new-build shelf and a resale shelf that behave differently, and should separate them before comparing prices. Walnut Grove built its newest thing some years ago; what you buy there is what is there, on a lot that is not getting another neighbour.
For a house you will hold for a decade with a catchment chosen in advance, Walnut Grove, and expect competition and little room on price; its 4.9% fall is the smallest in Langley and its supply is the thinnest. For a newer home with more to choose from, a four-bedroom townhome at a median $931,000 (175 sold), or a first house under the benchmark, Willoughby, with the new-build and resale shelves priced separately. For a condo, Willoughby has the choice (197 for sale) and Walnut Grove the scarcity (15). The honest answer to “which is better” is which trade you are making: Walnut Grove sells certainty and a settled catchment, Willoughby sells choice and square feet.
By the house, no: the Walnut Grove detached benchmark is $1,337,600 against $1,442,200 in Willoughby. By the square foot, yes: $572 against $473. Walnut Grove houses are older and smaller; Willoughby’s are newer and bigger.
Willoughby’s catchment secondary is R.E. Mountain, Langley’s IB World School; the IB Diploma there is open to any Langley resident by application. Walnut Grove has Alex Hope, a Late French Immersion school from grade 6, and Walnut Grove Secondary, with French immersion, an Advanced Placement program, Honours and the EDGE outdoor academy. Catchments are set by the Langley School District’s locator for each address.
A median 21 days over the twelve months to August 2026, at 97.6% of asking, on 3.6 months of supply: the closest-to-ask and tightest house market in Langley, second only to Aldergrove for speed (21 median days against 20).
Nothing here is advice on a specific property. What the numbers say: Willoughby is half of Langley’s sales, the only neighbourhood where every home type sold more in the last three months than in the same three months a year earlier, and the place where new construction clears at ask; its benchmarks fell 6.9% (houses), 5.0% (townhomes) and 9.3% (condos) on the year.
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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