October 2026 edition, analysing the Fraser Valley Real Estate Board’s September 2026 statistics (news release dated 5 October 2026). September in Langley: about as many sales as August (192 homes against 196), more new listings (498 against 404), slightly lower benchmarks. Every benchmark eased on the month: houses 0.6%, townhomes 0.5%, condos 1.5%. Every figure the Fraser Valley board published for Langley in its September 2026 package is set out below and sourced, with the last three months read neighbourhood by neighbourhood from the board’s own MLS® database. Free to read, no email needed.
Counts and benchmarks as printed in the board’s September 2026 package; active listings are the count at 30 September 2026. Sales-to-active-listings ratio = homes sold in the month ÷ listings still active at month end. It is not the share of all homes marketed in the month that sold.
| September 2026 (August in brackets) | Detached | Townhome | Condo |
|---|---|---|---|
| Homes sold in the month | 64 (69) | 61 (62) | 67 (65) |
| New listings in the month | 189 (128) | 150 (117) | 159 (159) |
| Active listings at month end | 449 (425) | 283 (266) | 416 (420) |
| Sales-to-active-listings ratio | 14.3% (16.2%) | 21.6% (23.3%) | 16.1% (15.5%) |
| Same ratio, September 2025 | 12.6% | 17.9% | 11.2% |
| Months of supply at the month’s pace | 7.0 (6.2) | 4.6 (4.3) | 6.2 (6.5) |
| Benchmark price | $1,471,100 (−0.6%) | $802,600 (−0.5%) | $525,900 (−1.5%) |
| Median sale price | $1,345,000 ($1,315,000) | $795,000 ($792,500) | $480,000 ($521,600) |
MLS® Home Price Index benchmark and counts: Langley (Township and City combined), September 2026, from the board’s package, released 5 October 2026. October 2026 report.
A sales-to-active-listings ratio under 12% is conventionally called a buyers’ market, 12 to 20% balanced, above 20% a sellers’ market. A threshold describes the month; it does not guarantee negotiating power or rising prices. Townhomes: 21.6% in September against 23.3% in August, still above 20%, benchmark down 0.5%. Houses eased from 16.2% to 14.3%, condos edged up from 15.5% to 16.1%; both are in the 12 to 20% range.
A benchmark is the board’s index price for a typical home of that type in that area. It is not an average of what sold and it is not an average of what is being asked. The small figure under each is the change since June 2026, three months earlier. Neighbourhood indexes rest on few sales and can move several percent in a month.
| Sub-area | Detached | Townhouse | Apartment |
|---|---|---|---|
| Langley (all) | $1,471,100−1.6% | $802,600−1.3% | $525,900−3.0% |
| Aldergrove | $1,083,200−2.1% | $571,400−4.1% | $436,700−3.2% |
| Brookswood | $1,387,300−0.4% | – | – |
| Campbell Valley | $2,491,800−1.6% | – | – |
| County Line Glen Valley | $2,222,300−2.1% | – | – |
| Fort Langley | $2,083,2000.0% | $911,700−0.2% | $755,600−2.2% |
| Langley City | $1,156,900+1.1% | $750,7000.0% | $468,900−3.9% |
| Murrayville | $1,423,500+1.5% | $851,800−0.5% | $513,800−2.0% |
| Otter District | $2,170,900−2.1% | – | – |
| Salmon River | $1,825,900−2.2% | $986,500−1.7% | $440,900−2.5% |
| Walnut Grove | $1,323,900−3.7% | $775,000−2.0% | $519,800−2.3% |
| Willoughby Heights | $1,438,900−1.9% | $825,200−1.4% | $565,700−2.8% |
A dash means the board publishes no benchmark for that type in that sub-area this month. Langley’s composite benchmark, all types together, is $941,800, −0.7% on August, −1.3% since June and −6.2% on September 2025. Langley rows are the board’s package; sub-area rows are the board’s MLS® database, read 5 October 2026, printed as returned.
Homes sold, active listings at month end and the benchmark price: September 2026 beside August 2026 and September 2025. All as printed in the board’s monthly packages.
| Type | Sold, Sep 2025 | Sold, Aug 2026 | Sold, Sep 2026 | Active, Sep 2025 | Active, Aug 2026 | Active, Sep 2026 | Benchmark, Sep 2025 | Benchmark, Aug 2026 | Benchmark, Sep 2026 |
|---|---|---|---|---|---|---|---|---|---|
| Detached house | 68 | 69 | 64 | 539 | 425 | 449 | $1,576,500 | $1,479,400 | $1,471,100 |
| Townhouse | 59 | 62 | 61 | 330 | 266 | 283 | $839,800 | $806,400 | $802,600 |
| Apartment | 66 | 65 | 67 | 589 | 420 | 416 | $579,300 | $534,000 | $525,900 |
From August to September house sales went from 69 to 64, townhomes from 62 to 61 and condos from 65 to 67: level. What changed was the shelf. 189 new house listings arrived against 128 in August and 150 townhome listings against 117, lifting houses for sale from 425 to 449 and townhomes from 266 to 283. Last September brought 206 new house listings; these figures are not seasonally adjusted. The benchmarks eased $8,300 for a house, $3,800 for a townhome and $8,100 for a condo.
The board’s MLS® Home Price Index, September 2026: benchmark price and the percentage change over each horizon. Read the one-month and three-month columns first; the longer ones are there for perspective.
| Index | Benchmark | 1 month | 3 months | 6 months | 1 year | 3 years | 5 years | 10 years |
|---|---|---|---|---|---|---|---|---|
| Langley, all types | $941,800 | −0.7% | −1.3% | −2.5% | −6.2% | −9.6% | −1.9% | +37.9% |
| Langley detached | $1,471,100 | −0.6% | −1.6% | −2.8% | −6.7% | −9.6% | −2.9% | +57.4% |
| Langley townhome | $802,600 | −0.5% | −1.3% | −1.1% | −4.4% | −7.5% | +7.0% | +76.0% |
| Langley condo | $525,900 | −1.5% | −3.0% | −5.6% | −9.2% | −12.5% | +3.5% | +92.7% |
| Fraser Valley Board, all types | $861,300 | −1.0% | −2.7% | −4.1% | −7.2% | −15.7% | −9.0% | +26.9% |
| Lower Mainland, all types | $1,004,700 | −0.7% | −2.3% | −2.9% | −5.9% | −11.7% | −4.1% | +11.6% |
Fraser Valley Real Estate Board MLS® Summary and Home Price Index, September 2026 package, released 5 October 2026.
Langley’s sales-to-active-listings ratio was 14.3% for houses against the valley’s 10.3%, 21.6% for townhomes against 13.8%, and 16.1% for condos against 10.2%. Every Langley home type had a higher ratio than the valley around it, in a month when Langley’s own ratio eased for houses and townhomes.
Active listings at month end ÷ September’s sales alone (the neighbourhood section uses the three-month pace, so its figures differ), ranked against the board’s other seven areas. Some areas sold fewer than ten of a type in the month, so their figures swing.
| Type | Months of supply here | Rank (1 = least supply) | Least supply on the board | Most supply on the board |
|---|---|---|---|---|
| Detached house | 7.0 | 2 of 8 | Cloverdale (6.3) | North Surrey (15.1) |
| Townhouse | 4.6 | 1 of 8 | Langley (4.6) | North Surrey (26.8) |
| Apartment | 6.2 | 1 of 8 | Langley (6.2) | Central Surrey (18.2) |
449 houses, 283 townhomes and 416 condos active at month end. At September’s pace that is 7.0 months of houses (6.2 in August), 4.6 of townhomes (4.3) and 6.2 of condos (6.5). Across the whole board (not Langley alone) the average was 45 days to sell a house, 46 a condo and 38 a townhome. Langley’s own last three months, neighbourhood by neighbourhood, are in the neighbourhood section.
September sales were 21.6% of month-end townhome listings, 16.1% of condo listings and 14.3% of house listings. Langley townhomes and condos carry the least supply of any area on the board, and their benchmarks still eased: over three months the townhome is down 1.3% and the condo 3.0% (board HPI). 449 houses were for sale at month end; 64 sold in the month.
Fraser Valley Real Estate Board MLS® Summary and Home Price Index, September 2026 package, released 5 October 2026. Months of supply, ratios and area rankings are our own arithmetic on the board’s printed counts.
The board publishes one Langley figure; its MLS® database goes deeper, and this page reads it for July to September 2026, with April to June in brackets. These figures are not seasonally adjusted, so the change between the two quarters can reflect both seasonal patterns and changes in market conditions. Benchmark: the board’s index price and its change since June. Months of supply: active listings at the end of September against the average monthly sales of July to September, the same arithmetic in every row. Days and % of list price: the three monthly medians, weighted by sales, not the median of the three months’ individual sales. A dash where fewer than five sold. Active listings: the database’s September 2026 figure as it stood when read on 5 October 2026 (Pacific time); it runs a little below the package count at the top of this page.
| Neighbourhood | Benchmark (change since June) | Sold Jul–Sep (Apr–Jun) | Sold in Sep | Active, Sep (Jun) | Months of supply | Days | % of list |
|---|---|---|---|---|---|---|---|
| Willoughby Heights | $1,438,900 (−1.9%) | 56 (63) | 13 | 97 (119) | 5.2 | 32 | 96.4% |
| Walnut Grove | $1,323,900 (−3.7%) | 43 (54) | 13 | 42 (53) | 2.9 | 18 | 97.3% |
| Langley City | $1,156,900 (+1.1%) | 27 (30) | 8 | 61 (78) | 6.8 | 20 | 96.9% |
| Aldergrove | $1,083,200 (−2.1%) | 27 (29) | 9 | 53 (58) | 5.9 | 17 | 97.1% |
| Brookswood | $1,387,300 (−0.4%) | 24 (35) | 7 | 98 (86) | 12.3 | 24 | 97.5% |
| Murrayville | $1,423,500 (+1.5%) | 13 (16) | 5 | 28 (25) | 6.5 | 20 | 96.9% |
| Salmon River | $1,825,900 (−2.2%) | 10 (10) | 5 | 21 (21) | 6.3 | 23 | 96.1% |
| Fort Langley | $2,083,200 (0.0%) | 7 (14) | 3 | 19 (18) | 8.1 | 35 | 96.4% |
| County Line / Glen Valley | $2,222,300 (−2.1%) | 2 (0) | 1 | 0 (2) | – | – | – |
| Campbell Valley | $2,491,800 (−1.6%) | 2 (2) | 0 | 15 (16) | – | – | – |
| Otter District | $2,170,900 (−2.1%) | 1 (1) | 0 | 2 (3) | – | – | – |
| All Langley | $1,471,100 (−1.6%) | 212 (254) | 64 | 436 (479) | 6.2 | 22 | 96.8% |
MLS neighbourhoods with ten or more sales of the type from July to September.
| Neighbourhood | Benchmark (change since June) | Sold Jul–Sep (Apr–Jun) | Sold in Sep | Active, Sep (Jun) | Months of supply | Days | % of list |
|---|---|---|---|---|---|---|---|
| Willoughby Heights | $825,200 (−1.4%) | 131 (149) | 39 | 160 (185) | 3.7 | 15 | 98.4% |
| Walnut Grove | $775,000 (−2.0%) | 35 (44) | 8 | 41 (43) | 3.5 | 29 | 97.7% |
| Langley City | $750,700 (0.0%) | 20 (23) | 7 | 39 (42) | 5.9 | 35 | 97.8% |
| Murrayville | $851,800 (−0.5%) | 12 (17) | 5 | 23 (14) | 5.8 | 9 | 97.8% |
| All Langley | $802,600 (−1.3%) | 207 (238) | 61 | 278 (297) | 4.0 | 19 | 98.2% |
| Neighbourhood | Benchmark (change since June) | Sold Jul–Sep (Apr–Jun) | Sold in Sep | Active, Sep (Jun) | Months of supply | Days | % of list |
|---|---|---|---|---|---|---|---|
| Willoughby Heights | $565,700 (−2.8%) | 103 (131) | 31 | 204 (223) | 5.9 | 24 | 97.4% |
| Langley City | $468,900 (−3.9%) | 63 (69) | 27 | 152 (156) | 7.2 | 29 | 96.6% |
| All Langley | $525,900 (−3.0%) | 195 (233) | 67 | 408 (438) | 6.3 | 27 | 97.1% |
The same three months cut by price. Each band includes its lower figure and excludes its upper one. The board publishes no share of homes sold over asking; the nearest measure is the sale price as a percentage of list price. A dash where fewer than five sold.
| Price band | Sold in Sep (Aug) | Sold Jul–Sep (Apr–Jun) | Active, Sep (Jun) | Months of supply | % of list | Days |
|---|---|---|---|---|---|---|
| Under $1.2M | 18 (26) | 62 (67) | 76 (78) | 3.7 | 96.4% | 20 |
| $1.2M to under $1.5M | 26 (20) | 84 (96) | 113 (137) | 4.0 | 97.0% | 24 |
| $1.5M to under $2.0M | 13 (19) | 51 (67) | 133 (140) | 7.8 | 97.1% | 21 |
| $2.0M to under $3.0M | 7 (4) | 14 (20) | 77 (92) | 16.5 | 96.2% | 66 |
| $3.0M and over | 0 (0) | 1 (4) | 37 (32) | – | – | – |
| Price band | Sold in Sep (Aug) | Sold Jul–Sep (Apr–Jun) | Active, Sep (Jun) | Months of supply | % of list | Days |
|---|---|---|---|---|---|---|
| Under $700k | 15 (19) | 48 (35) | 54 (48) | 3.4 | 97.4% | 25 |
| $700k to under $900k | 33 (25) | 109 (139) | 155 (159) | 4.3 | 98.2% | 19 |
| $900k to under $1.2M | 12 (18) | 46 (61) | 59 (79) | 3.8 | 99.7% | 16 |
| $1.2M and over | 1 (1) | 4 (3) | 10 (11) | – | – | – |
| Price band | Sold in Sep (Aug) | Sold Jul–Sep (Apr–Jun) | Active, Sep (Jun) | Months of supply | % of list | Days |
|---|---|---|---|---|---|---|
| Under $450k | 23 (18) | 61 (61) | 118 (83) | 5.8 | 96.6% | 31 |
| $450k to under $600k | 33 (28) | 88 (112) | 189 (219) | 6.4 | 97.1% | 21 |
| $600k to under $800k | 10 (15) | 39 (55) | 87 (122) | 6.7 | 97.4% | 30 |
| $800k and over | 1 (3) | 7 (5) | 14 (14) | 6.0 | 98.0% | 27 |
Langley’s house benchmark eased 1.6% in three months. Among neighbourhoods with ten or more sales it fell furthest in Walnut Grove, 3.7% (from $1,375,300 to $1,323,900), then Salmon River 2.2%, Aldergrove 2.1% and Willoughby 1.9%. Brookswood eased 0.4%. Two rose since June: Langley City +1.1% (+1.1% in September alone) and Murrayville +1.5% (−1.0% in September), on 27 and 13 sales. Walnut Grove also has the lowest supply of these (2.9 months).
Brookswood has 98 houses for sale and sold 24 in three months: 12.3 months of supply, the most of the neighbourhoods with ten or more sales. Its shelf grew from 80 in August as 41 new listings arrived in September (24 in August). Walnut Grove is the other end: 42 for sale, 43 sold, 2.9 months. Willoughby sits at 5.2 months, and its houses took 32 days to sell (three monthly medians, weighted by sales), 14 in the spring quarter (whole board: 30 and 23).
Houses (the board’s House category; houses with acreage are a separate category and are not in these bands) under $1.2 million: 62 sold in three months with 76 for sale, 3.7 months of supply. From $1.2 to $1.5 million: 4.0 months. From $1.5 to $2 million: 7.8. From $2 to $3 million, 77 are for sale and 14 sold in the three months, 16.5 months, at 66 days (three monthly medians, weighted by sales). Above $3 million 37 houses are for sale and one sold in the three months.
Townhomes: 207 sold, 278 for sale, 4.0 months. Willoughby was 131 of those sales (3.7 months and 15 days, the days being three monthly medians weighted by sales); Langley City is at 5.9 months and Murrayville at 5.8. From $900,000 to $1.2 million they sold at 99.7% of list in 16 days. Condos under $450,000 sold 61 in each of the last two quarters while the number for sale went from 83 in June to 118. Langley City condos: 63 sold, 152 for sale, 7.2 months, benchmark −3.9% since June.
Neighbourhood and price-band figures come from the board’s MLS® database, not its printed package, and cannot be checked against the package. Three months of sales in one neighbourhood is a small number; the counts are printed. Definitions and method are in the PDF edition. Sub-areas F60 to F69 and F6A, read 5 October 2026 (Pacific time). Last edition’s neighbourhood tables used twelve months of sales, so the two editions’ months of supply are not comparable.
Sources, with links: Fraser Valley Real Estate Board, Monthly Statistics Package, September 2026 (news release 5 October 2026); the board’s MLS® database, read 5 October 2026, for the neighbourhood, price-band and segment figures (members only; no public link); Province of British Columbia, Surrey Langley SkyTrain project (read 5 October 2026); Langley School District Application for Programs of Choice and catchment maps and school locator.
September 2026 detached benchmarks across the board’s eight areas, as printed in the package. Langley’s detached benchmark is $153,900 above Cloverdale’s and $171,100 above the board’s.
The Langley house benchmark eased 0.6% in September and 1.6% in three months. The board’s detached benchmark fell 1.5% and 3.7% over the same periods, and no other area’s three-month fall was smaller than Langley’s. Smaller is still a fall: the benchmark is $23,700 lower than in June.
The Langley condo benchmark fell 1.5% in September to $525,900, the largest one-month condo fall of the board’s eight areas, after a flat August. Over three months it is −3.0%, in line with the board’s −3.1%. In the same month 67 condos sold against 65 in August.
−0.5% in the month and −1.3% in three, against −2.5% for the board’s townhomes over three months; only Central Surrey’s townhome benchmark fell less since June. 61 sold in September against 62 in August, with 283 for sale against 266.
The distance between the benchmark condo and the benchmark house in Langley was $952,700 in June and $945,200 in September: the house fell $23,700 and the condo $16,200. Condo to townhome, the gap is now $276,700.
The board’s MLS® database, sales of July to September 2026. Days, % of list price and $ per square foot are the three monthly medians weighted by sales. Months of supply: active listings at the end of September ÷ the average monthly sales of the three months.
| Type | Langley days | Langley % of list | Langley $ / sq ft | Langley months of supply | Board days | Board % of list | Board $ / sq ft | Board months of supply |
|---|---|---|---|---|---|---|---|---|
| Detached house | 22 | 96.8% | $512 | 6.2 | 30 | 96.2% | $467 | 8.9 |
| Townhouse | 19 | 98.2% | $508 | 4.0 | 26 | 97.7% | $481 | 6.4 |
| Apartment | 27 | 97.1% | $588 | 6.3 | 31 | 97.0% | $556 | 8.5 |
Over the three months Langley sold faster than the board in every home type (22 days for a house against 30, 19 against 26 for a townhome, 27 against 31 for a condo), carried less supply in every type and closed slightly nearer to list price. Against its own April to June, the Langley house slowed: 22 days from July to September, 17 from April to June (the board’s houses went from 23 to 30). Townhomes (19 days against 21) and condos (27 against 30) did not. None of this is seasonally adjusted.
Fraser Valley Real Estate Board MLS® Summary and Home Price Index, September 2026 package, released 5 October 2026, and the board’s MLS® database, read 5 October 2026. Dollar gaps and area rankings are our own arithmetic on the board’s printed counts.
Langley house, townhouse and apartment sales from July to September 2026 (the board’s House, Townhouse and Apartment categories; House with Acreage is a separate category and is not included), with April to June in brackets, cut by bedroom count, by the age and size of the house, and by new build against resale. Active listings are the end-of-September count; months of supply sets it against the average monthly sales of July to September. Price and days are the three monthly medians weighted by sales, not the median of the three months’ individual sales; a dash where fewer than five sold. Not seasonally adjusted.
| Home | Sold Jul–Sep (Apr–Jun) | Active, Sep | Months of supply | Price (3-mo. weighted) | Days |
|---|---|---|---|---|---|
| House, 3 bedrooms | 43 (65) | 75 | 5.2 | $1,159,000 | 12 |
| House, 4 or more | 166 (186) | 344 | 6.2 | $1,384,000 | 25 |
| Townhouse, 2 bedrooms | 40 (58) | 57 | 4.3 | $660,000 | 21 |
| Townhouse, 3 bedrooms | 105 (112) | 143 | 4.1 | $807,000 | 19 |
| Townhouse, 4 or more | 62 (68) | 77 | 3.7 | $892,000 | 19 |
| Apartment, 1 bedroom or fewer | 51 (60) | 134 | 7.9 | $410,000 | 25 |
| Apartment, 2 bedrooms | 121 (153) | 236 | 5.9 | $520,000 | 30 |
| Apartment, 3 bedrooms | 20 (20) | 38 | 5.7 | $670,000 | 25 |
| Houses | Sold Jul–Sep (Apr–Jun) | Active, Sep | Months of supply | Price (3-mo. weighted) | Days |
|---|---|---|---|---|---|
| Built before 1990 | 109 (123) | 191 | 5.3 | $1,210,000 | 18 |
| Built 1990 to 1999 | 27 (35) | 49 | 5.4 | $1,412,000 | 22 |
| Built 2000 to 2011 | 27 (49) | 60 | 6.7 | $1,405,000 | 28 |
| Built 2012 or later | 48 (46) | 132 | 8.3 | $1,586,000 | 44 |
| Under 2,000 sq ft | 47 (58) | 94 | 6.0 | $1,091,000 | 17 |
| 2,000 to 3,799 sq ft | 136 (160) | 228 | 5.0 | $1,342,000 | 21 |
| 3,800 sq ft or more | 29 (36) | 114 | 11.8 | $1,934,000 | 54 |
Coverage: the year-built rows hold 211 of the 212 house sales and 432 of the 436 active house listings; the size rows hold 212 and 436. The remainder are not in any year-built group in the database; the reason was not established. Bedroom rows are selected counts: 209 of 212 house sales, 207 of 207 townhome sales and 192 of 195 condo sales.
New build is the listing’s new-construction field as the listing agent entered it. A builder’s list price is set differently from a resale seller’s, so % of list is not like for like.
| Home | Sold Jul–Sep (Apr–Jun) | Active, Sep | Months of supply | Price (3-mo. weighted) | $ / sq ft | Days | % of list |
|---|---|---|---|---|---|---|---|
| House, new build | 18 (20) | 51 | 8.5 | $1,591,000 | $470 | 50 | 95.5% |
| House, resale | 194 (234) | 385 | 6.0 | $1,308,000 | $515 | 20 | 97.0% |
| Townhouse, new build | 36 (41) | 54 | 4.5 | $923,000 | $599 | 10 | 100.0% |
| Townhouse, resale | 171 (197) | 224 | 3.9 | $780,000 | $494 | 23 | 97.8% |
| Apartment, new build | 35 (38) | 95 | 8.1 | $453,000 | $663 | 21 | 99.6% |
| Apartment, resale | 160 (195) | 313 | 5.9 | $514,000 | $564 | 30 | 96.8% |
Prices (the three monthly medians, weighted by sales) are shown where eight or more sold.
| Neighbourhood | Sold Jul–Sep (Apr–Jun) | Price (3-mo. weighted) |
|---|---|---|
| Murrayville | 10 (13) | $1,616,000 |
| Willoughby Heights | 53 (56) | $1,473,000 |
| Brookswood | 18 (24) | $1,427,000 |
| Walnut Grove | 29 (38) | $1,375,000 |
| Langley City | 17 (18) | $1,225,000 |
| Aldergrove | 24 (18) | $1,021,000 |
| All Langley | 166 (186) | $1,384,000 |
| Neighbourhood | 3 bedrooms | 4 or more |
|---|---|---|
| Willoughby Heights | $817,000 (62 sold) | $917,000 (44 sold) |
| Walnut Grove | $821,000 (25 sold) | – |
| Langley City | $708,000 (8 sold) | – |
| All Langley | $807,000 (105 sold) | $892,000 (62 sold) |
Days to sell a Langley house from July to September, by year built: before 1990, 18; the 1990s, 22; 2000 to 2011, 28; 2012 or later, 44. By size: under 2,000 square feet, 17; 2,000 to 3,799, 21; 3,800 or more, 54. The largest houses also carry the most supply: 114 for sale, 29 sold in the three months, 11.8 months. A 3-bedroom house took 12 days (three monthly medians, weighted by sales); four bedrooms or more, 25.
New townhomes: 36 sold in three months at 10 days (three monthly medians, weighted by sales), with 54 for sale, 4.5 months against 3.9 for resale. New houses: 18 sold, 51 for sale, 8.5 months of supply and 50 days, against 6.0 months and 20 days for resale houses. New condos: 35 sold, 95 for sale, 8.1 months against 5.9 for resale, though they sold in 21 days against 30. A builder’s list price is set differently from a resale seller’s, so % of list is not like for like.
2-bedroom townhomes: 40 sold, 57 for sale, 4.3 months of supply, $660,000 (three monthly medians, weighted by sales). 3-bedroom: 105 sold, 143 for sale, 4.1 months, $807,000. Four or more: 62 sold, 77 for sale, 3.7 months, $892,000. All three sit near four months; the largest has the least supply.
1-bedroom condos: 51 sold, 134 for sale (124 in June), 7.9 months of supply, $410,000 (three monthly medians, weighted by sales). 2-bedroom: 121 sold, 236 for sale (265 in June), 5.9 months, $520,000. 3-bedroom: 20 sold, 5.7 months. Langley condos took 27 days to sell from July to September against 30 from April to June.
Fraser Valley Real Estate Board MLS® data, sub-areas F60 to F69 and F6A, July to September 2026 with April to June in brackets; read 5 October 2026. Bedroom, construction, age and size cuts are the database’s own listing fields. Prices are sold prices (the three monthly medians, weighted by sales), never the index.
Schools and the programs families choose them for, as published by the Langley School District and each school’s own site (read 25 September 2026; application routes re-read 5 October 2026). This is a list of schools and programs near each MLS neighbourhood, not a catchment map, and it carries no rankings. The market columns are MLS neighbourhood house figures for July to September, not school-catchment statistics.
| MLS neighbourhood | Elementary schools and programs nearby | Secondary school nearby and its programs | House supply (months) | Days | House benchmark since June |
|---|---|---|---|---|---|
| Walnut Grove | Alex Hope (Late French Immersion, grade 6 entry), Gordon Greenwood, West Langley, Topham, Dorothy Peacock | Walnut Grove Secondary: French immersion, Advanced Placement with AP Capstone, Honours, the EDGE outdoor academy | 2.9 | 18 | −3.7% |
| Willoughby Heights | Willoughby Elementary and the neighbourhood schools on the district’s map | R.E. Mountain, Langley’s IB World School: Pre-IB in grades 9 and 10; the IB Diploma (11 and 12) is open to any Langley resident by application | 5.2 | 32 | −1.9% |
| Fort Langley | Fort Langley Elementary: the LEAP program, kindergarten entry by lottery | Langley Fine Arts, kindergarten to grade 12 in the village: visual art, dance, music, drama, creative writing | 8.1 | 35 | 0.0% |
| Langley City | Neighbourhood schools per the district | Langley Secondary: AVID, Intensive Fine Arts, baseball, softball and hockey academies, plumbing dual credit | 6.8 | 20 | +1.1% |
| Brookswood | Neighbourhood schools per the district | Brookswood Secondary: French immersion and an equestrian program | 12.3 | 24 | −0.4% |
| Aldergrove | Coghlan Fundamental (Fundamental program) | Aldergrove Community: a hockey academy; Youth Train in Trades on site | 5.9 | 17 | −2.1% |
| Salmon River, rural | Neighbourhood schools per the district | D.W. Poppy: a rugby program (grades 9 to 12), Youth Train in Trades, music | 6.3 | 23 | −2.2% |
| Any Langley address | Early French Immersion (Belmont, James Kennedy); Late French Immersion (Alex Hope, Noel Booth); Montessori (Uplands); Fundamental (Coghlan, Langley Fundamental); U-Connect | Langley Fundamental; Langley Fine Arts. Application routes vary by program and entry grade; confirm the current process with SD35 or the school | – | – | – |
School catchments do not necessarily match MLS neighbourhood boundaries. Confirm the exact address with the district’s school locator. Choice-program admission has separate requirements.
Walnut Grove has late French immersion at Alex Hope and AP, Honours and the EDGE academy at the secondary. It has the lowest house supply of the MLS neighbourhoods with ten or more sales, 2.9 months, and is also the one whose house benchmark fell furthest since June (−3.7%). Willoughby Heights, 290 of Langley’s 614 sales of all types in the three months, has R.E. Mountain, the IB school; the Diploma is open to any Langley resident by application. Fort Langley has Fine Arts and LEAP, and sold 7 houses in the three months. Brookswood, with French immersion at the secondary, had 98 houses active at the end of September, one more than Willoughby Heights.
The Province’s Surrey Langley SkyTrain project is a 16-kilometre extension with eight stations, from King George Station to 203 Street in the City of Langley, including Willowbrook and Langley City Centre. The project site gives the current anticipated in-service date as late 2029. Langley City condos, the MLS neighbourhood at the end of the line: 63 sold from July to September, 152 active at the end of September, 7.2 months of supply, benchmark −3.9% since June and −2.9% in September alone.
290 of the 614 houses, townhomes and condos sold in Langley from July to September were in Willoughby Heights: 56 houses, 131 townhomes and 103 condos. Langley-wide sales counts are, to a large degree, Willoughby Heights counts.
Willoughby Heights sold 13 of Langley’s 18 new-build houses from July to September and had 21 of the 51 active at the end of September. Brookswood had 17 new houses active and sold 2.
Houses under $1.2 million: 3.7 months of supply. $1.2 to under $1.5 million: 4.0. $1.5 to under $2 million: 7.8. $2 to under $3 million: 16.5. $3 million and over: 37 active, one sold. Townhomes: 3.4 months under $700,000, 4.3 from $700,000 to under $900,000, 3.8 from $900,000 to under $1.2 million. Condos: 5.8 months under $450,000, 6.4 from $450,000 to under $600,000, 6.7 from $600,000 to under $800,000.
School programs in this section were read on 25 September 2026 from the Langley School District’s choice-program and special-programs pages and each school’s own site, and carried over; application routes and the SkyTrain project page were read on 5 October 2026. Market figures: FVREB MLS® data, read 5 October 2026. The pairing of schools and market figures is a list side by side, not a causal claim, and it carries no rankings.
One gauge for Langley: September sales divided by active listings at month end, all three home types together (192 of 1,148). Under 12% is conventionally called a buyers’ market, 12 to 20% balanced, above 20% a sellers’ market. These are conventions; a threshold does not guarantee negotiating power or rising prices.
Balanced, a little lower than August’s 17.6%. The same three home types across the whole valley read 11.1%.
192 homes sold against 196 in August. 498 new listings arrived against 404, and homes for sale rose from 1,111 to 1,148.
4.6 months of townhomes and 6.2 of condos at September’s pace, each the least of the board’s eight areas. Both benchmarks still eased in the month.
Since June the house benchmark is down 1.6%, the townhome 1.3%, the condo 3.0%. All three eased in September.
Detached houses, townhomes and condos together, from the board’s MLS® database. Twelve months of counts, not seasonally adjusted; one year does not establish a seasonal pattern.
| Three months | Homes sold | New listings | Active at end of period |
|---|---|---|---|
| September to November 2025 | 607 | 1,525 | 1,220 |
| December 2025 to February 2026 | 493 | 1,184 | 1,066 |
| March to May 2026 | 707 | 1,683 | 1,256 |
| June to August 2026 | 662 | 1,422 | 1,094 |
New listings: 404 to 498, up for houses and townhomes, level for condos. Sales-to-active ratio: houses 16.2% to 14.3%, townhomes 23.3% to 21.6%, condos 15.5% to 16.1%. Benchmark: houses −0.6%, townhomes −0.5%, condos −1.5%. A balanced market with more listings and slightly lower benchmarks than a month ago.
In the last three months 146 houses sold under $1.5 million with 189 active at the end of September; at $2 million and over, 15 sold with 114 active (database counts). A Langley-wide months-of-supply figure describes neither. The price-band tables have every band.
None of these figures is seasonally adjusted. A change from August to September, or from spring to summer, can reflect the season, a change in market conditions, or both; this report prints both periods and does not split the two. The board’s ten-year seasonal comparison exists for the valley only (9,763 for sale, 31% above the norm).
The board’s index has the Langley house benchmark −6.7% on a year ago, −2.9% on September 2021 and +57.4% over ten years; the condo is −9.2% on the year and +92.7% over ten. Perspective only: this report leads with the month and the last three.
The gauge, the watchlist and the patterns are our own analysis of Fraser Valley Real Estate Board MLS® data, September 2026 package and the board’s database. October 2026 edition. This report describes and informs; it does not advise. Definitions and sources are on page 7 of the PDF.
The benchmark is a modelled price for a typical home of that type in that area, held constant month to month so the comparison is honest. An average sale price moves when the mix moves: three estate sales in a quiet month will lift the average without a single house changing in value. When you see a headline saying Langley prices jumped or crashed, check whether it is quoting a benchmark or an average, because it is usually the second.
It is homes sold in the month divided by listings still active at month end. It is not the share of all homes marketed during the month that sold. Under 12% is conventionally called a buyers’ market, 12 to 20% balanced, above 20% a sellers’ market; a threshold describes the month and does not guarantee negotiating power or the direction of prices.
The three-month days figures on this page are monthly medians weighted by sales. From July to September Langley houses took 22 days to sell (three monthly medians, weighted by sales); for houses priced from $2 million to under $3 million, the sales-weighted average of the three monthly median days on market was 66. Either figure describes the typical sale in its group and is a poor prediction for any single address. None of these figures is seasonally adjusted.
Every written edition stays on the shelf, dated by the month it was published. Each carries the previous month's board data.
Fraser Valley Real Estate Board MLS® Summary and Home Price Index, September 2026 package, released 5 October 2026; neighbourhood, price-band and segment figures from the board’s MLS® database, read 5 October 2026. October 2026 report. Figures are reproduced for information. Benchmarks, sales and counts are the board’s; the arithmetic and the commentary are ours. Nothing here is advice on a specific property, which needs the property looked at.
The benchmark says one thing, the assessment notice another, and the neighbour’s sale a third, and none of them is your address. The honest number comes from running your home against its own type on its own streets, with this month’s board data and the working shown. We do that properly, on request, with no listing appointment attached and no obligation taken on.
General rules are one thing. Your situation is another. A licensed specialist reads this and comes back with a straight answer, usually the same day.