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Neighbourhood · Published Oct 2026

Aldergrove, Re-measured

In August, The Town Centre Ledger set Aldergrove's benchmarks against Langley's using the board's July 2026 index, and found that on detached houses and on the composite Aldergrove had fallen further over the year than Langley had. The September 2026 index reads differently on one of those two, and this report records the change. The earlier report stays as published.

The year-over-year line reversed on houses. In July the Aldergrove detached benchmark was $1,091,100, down 7.4% on the year, against Langley's $1,500,900, down 6.2%. In September it is $1,083,200, down 4.8% on the year, against Langley's $1,471,100, down 6.7%. Over the two months Aldergrove's detached benchmark eased $7,900, or 0.7%, while Langley's eased $29,800, or 2.0%.

The detached gap narrowed in dollars and in percent. Aldergrove's detached benchmark sat $409,800 below Langley's in July, 27.3%. In September the gap is $387,900, or 26.4%. It is still the lowest detached benchmark of Langley's eleven sub-areas.

The attached types moved the other way. The Aldergrove townhouse benchmark went from $581,500 in July to $571,400 in September, down 1.7% in two months against 1.1% for Langley's. Over the year it is down just over 5%, against 4.4% for Langley; in July the figures were 3.9% and 4.9%. The apartment benchmark went from $449,900 to $436,700, down 2.9% in two months against Langley's 1.6%. Over the year it is down 6.7%, against 9.2% for Langley.

The composite is level with Langley's. The Aldergrove composite is $888,000 in September against $901,000 in July. It sits $53,800 below Langley's $941,800, a gap of 5.7%, the same percentage as in July. Over the year both composites are down by about 6.2%; in July Aldergrove's was down 7.1% and Langley's 6.3%.

What sold, and how quickly. The board's database records 27 Aldergrove house sales from July to September 2026, against 29 from April to June, with 53 houses for sale at the end of September and 5.9 months of supply at that pace. Aldergrove houses sold in 17 days at 97.1% of list price (three monthly medians, weighted by sales), the shortest time of the Langley neighbourhoods with ten or more house sales in the period. Houses with four or more bedrooms sold 24 in the three months at $1,021,000, against 18 in the spring quarter; Aldergrove was the only neighbourhood in that table where the count rose.

The longer horizons. Over five years the Aldergrove detached benchmark is level, up 0.05%, where Langley's is down 2.9%. Over ten years it is up 70.4% against Langley's 57.4%. The Aldergrove apartment benchmark is up 12.9% over five years and the townhouse 7.8%.

The two readings together. In July the index showed Aldergrove's houses falling further than Langley's over the year; in September it shows them falling less, while Aldergrove's townhouses and apartments eased more than Langley's over the two months. A neighbourhood index rests on few sales and can move several percent in a month, so one reversal is a reading and not yet a pattern. The plan, budget and servicing record in The Town Centre Ledger is unchanged by any of this.

Sourced from the Fraser Valley Real Estate Board's MLS® Home Price Index Detail for September 2026 (released October 2026) and for July 2026 as quoted in our August report, and the board's MLS® database for July to September 2026 as published in The Langley Market Report, October 2026 edition. Gaps and percentage differences are our arithmetic on the board's benchmarks. This report describes and informs; it is not investment advice.

Where this applies most: the neighbourhood guides this report belongs beside.
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Sources: Fraser Valley Real Estate Board, MLS® Home Price Index Detail, September 2026 and July 2026; the board's MLS® database, July to September 2026, as published in The Langley Market Report, October 2026 edition.
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