A simple, clear snapshot of what’s happening in your neighbourhood.

The Fraser Valley market continued to cool in November as sales slowed and inventory remained higher than usual for this time of year. Despite more homes to choose from and softer pricing, many buyers remained cautious due to affordability concerns and tighter lending conditions.

The region is firmly in a buyer’s market, with a 10% sales-to-active listings ratio (a balanced market is typically 12–20%). Homes are taking longer to sell, and buyers have more negotiating room compared to the fast-paced markets of recent years.

Here’s a breakdown of what happened in November across the Fraser Valley.

Fraser Valley at a Glance

• Sales: 943 (↓16% from October, ↓17% year-over-year)

• New Listings: 2,210 (↓26% from October, ↓7% year-over-year)

• Active Listings: 9,201 (↓9% from October, but still 47% above 10-year seasonal average)

• Composite Benchmark Price: $912,400 (↓0.7% from October)

Days on Market:

• Detached: 52 days

• Townhomes: 37 days

• Condos: 41 days

Home Prices by Property Type (Fraser Valley)

• Detached: $1,405,500 (↓0.6% MoM, ↓5.4% YoY)

• Townhomes: $778,700 (↓0.8% MoM, ↓6.8% YoY)

• Condos: $496,500 (↓1.0% MoM, ↓6.9% YoY)

Neighbourhood Snapshots

A simple overview of how each major area performed.

Abbotsford

• Detached: $1,215,400 (↓3.1% MoM)

• Townhomes: $638,100 (↓1.0% MoM)

• Condos: $406,600 (↓1.1% MoM)
  Market Feel: Softer pricing, moderate inventory, slower sales. Good selection for buyers looking for affordability.

Mission

• Detached: $981,700 (↓3.4% MoM)

• Townhomes: $646,700 (flat)

• Condos: $428,400 (↓0.7% MoM)
  Market Feel: Detached homes saw notable price declines. Attached homes remain steadier.

White Rock / South Surrey

• Detached: $1,746,100 (↑1.8% MoM — one of the few areas with an increase)

• Townhomes: $876,500 (↓0.6% MoM)

• Condos: $574,900 (↓0.7% MoM)
  Market Feel: Luxury detached remains resilient; attached homes continue a slow downward trend.

Langley

• Detached: $1,543,400 (↓0.3% MoM)

• Townhomes: $827,500 (↓0.5% MoM)

• Condos: $564,200 (↓1.1% MoM)
  Market Feel: Stable but trending slightly downward. Inventory is healthy, offering buyers more options.

North Delta

• Detached: $1,252,200 (↓2.5% MoM)

• Townhomes: $916,200 (↑4.1% MoM — strongest townhouse gain in the region)

• Condos: $529,900 (↓1.0% MoM)
  Market Feel: Townhomes buck the downward trend; detached sees notable correction.

Surrey – Combined (North, Central & Cloverdale – excluding South Surrey)

• Detached: $1,502,000 (↑0.4% MoM)

• Townhomes: $791,900 (↓1.2% MoM)

• Condos: $485,600 (↓1.1% MoM)
  Market Feel: Detached prices holding relatively steady; condos and townhomes continue softening.

Surrey Breakdown:

Central Surrey

• Detached: $1,413,300

• Townhomes: $767,700

• Condos: $509,000
  Notes: Prices down across the board YoY; steady month-over-month performance.

Cloverdale

• Detached: $1,406,500

• Townhomes: $778,900

• Condos: $546,900
  Notes: Slight monthly decline; values remain consistent with fall trends.

North Surrey

• Detached: $1,391,600

• Townhomes: $690,800

• Condos: $433,100
  Notes: Condos and townhomes show some of the region’s steepest YoY declines.

What This Means for Buyers & Sellers

For Buyers

• More inventory = more choice and negotiating power.

• Prices are trending downward in most areas.

• Longer days on market mean sellers are more flexible.

For Sellers

• Pricing sharply and strategically is essential.

• Homes are taking longer to sell, so strong marketing and presentation matter.

• Detached homes in South Surrey and parts of Surrey remain resilient compared to attached properties.

Bottom Line

The Fraser Valley is firmly in a buyer’s market heading into the winter months. Prices are softening, sales have slowed, and inventory remains relatively high. For buyers, this is a window of opportunity. For sellers, preparation, pricing, and professional marketing are more important than ever.

If you want a neighbourhood-specific breakdown for your home—or want to explore buying opportunities—I can prepare a tailored report anytime.

The Fraser Valley real estate market is continuing to shift in favour of buyers. Home sales increased again in October, but overall activity remains below normal seasonal levels. Sellers are responding by adjusting their prices, creating new opportunities for motivated buyers.

If you’re planning to buy or sell in Langley, Surrey, Abbotsford or anywhere in the Fraser Valley — here’s a quick look at what’s happening right now.

Quick Market Overview – October 2025

Detached, townhomes, and condos are all seeing price softening:

• Detached: $1,411,900 (↓ 0.6% MoM / ↓ 5.1% YoY)

• Townhomes: $786,000 (↓ 1.2% MoM / ↓ 5.6% YoY)

• Condos: $506,400 (↓ 0.8% MoM / ↓ 6.8% YoY)

This is giving buyers more negotiating power and more time to find the right home.

Neighbourhood Snapshots

Here’s a quick breakdown by major Fraser Valley communities and property types:

Langley

• Detached: $1,551,600 (↓ 1.6% MoM)

• Townhomes: $833,000 (↓ 0.8% MoM)

• Condos: $578,000 (↓ 0.3% MoM)
  Prices are edging down while inventory remains strong — a good window for buyers in Willoughby and Walnut Grove. Package202510

Surrey (Combined – Central, Cloverdale & North Surrey)

• Detached: $1,512,800 (↓ 0.6% MoM)

• Townhomes: $804,200 (↓ 1.4% MoM)

• Condos: $494,900 (↓ 0.6% MoM)
  Surrey remains one of the most active markets with lots of choice for buyers. Package202510

Abbotsford

• Detached: $1,170,100 (↑ 1.5% MoM )

• Townhomes: $634,800 (↓ 0.9% MoM)

• Condos: $415,200 (↓ 0.2% MoM)
  Detached homes saw a small bump, showing stronger demand in this more affordable city. Package202510

Mission

• Detached: $1,015,400 (flat MoM)

• Townhomes: $646,000 (↓ 1.0% MoM)

• Condos: $437,300 (flat MoM)
  Mission is holding steady — less volatility than surrounding markets. Package202510

White Rock / South Surrey

• Detached: $1,754,000 (↓ 1.3% MoM)

• Townhomes: $879,100 (↓ 3.1% MoM)

• Condos: $581,300 (↓ 2.0% MoM)
  Higher-end properties have more downward pressure due to decreased luxury demand. Package202510

North Delta

• Detached: $1,300,800 (↓ 1.3% MoM)

• Townhomes: $891,600 (↓ 1.1% MoM)

• Condos: $548,300 (↑ 0.9% MoM )
  Condos are one of the few bright spots with small price improvement. Package202510

🏡 What This Means for Buyers

• More listings to choose from

• Less competition

• Improved negotiating leverage

• Prices easing month-to-month

If you were priced out a year ago — today looks much better.

🏠 What This Means for Sellers

• Pricing strategy is critical

• Homes must stand out (staging + marketing)

• Expect longer days on market (avg. 37–42 days) Package202510

Well-presented homes are still selling — but buyers are pickier and watching prices closely.

📌 Final Thoughts

The Fraser Valley continues firmly in a buyer’s market heading into the winter season.
Prices are softening, inventory remains high, and motivated shoppers are looking for deals.

Whether you're thinking of selling or looking for the right opportunity to buy — I’m here to help guide your next move with confidence.

Is the Willoughby Heights housing market going up or down in late 2025?

All signs are pointing towards down. Inventory continues to outpace supply, and we are commonly seeing price adjustments on properties that have been sitting for 45+ days or more.

What’s the average home price in Langley right now?

Langley in general has seen its strongest decreases this year. It ranges depending on product but most home values are down 5-8% from this time last year and the trend doesn’t seem to be turning around yet.

Are townhomes in Willoughby still a good investment heading into 2026?

Without question still a good investment. Markets go up and down, they always have and always will. But Townhomes and entry level detached specifically are the home of choice in Willoughby and Langley areas for young families with two incomes. For this reason, they have had much stronger value retention than similar areas.

What’s the best time to buy a home in Langley?

Primarily just when you’re ready, financially and mentally. I always go back to the saying it’s not about timing the market but time in the market. This has been true for 100 years and will be for another 100 years. Especially if you’re a first time buyer, overall affordability is at its lowest in years.

What’s the best way to prepare my Langley home for sale this fall?

Buyers right now are looking for clean, move-in ready homes. That means decluttering, touching up paint, and boosting curb appeal are the big three. In this market, professional photos and standout marketing also make a huge difference. I always give my sellers a tailored prep list before we list — and we often see homes sell faster and for more because of it.

How long are homes sitting on the market in Langley right now?

Average Days on Market is sitting around 35 right now. If you’re priced competitive to the most recent sale in your area and checked all of the pre-list boxes to prepare your home you could get an offer right away. There are ALWAYS buyers looking in Langley and Willoughby Heights.

The Fraser Valley real estate market continues to show a balanced mix of opportunities and challenges heading into summer. Home prices have softened slightly across most communities, but steady inventory and modest buyer activity suggest the market is finding its footing after a cooler spring.

Let’s break down what’s happening in each major area.

🏡 Fraser Valley Snapshot

• Benchmark Price (all property types): $926,300

• Change Month-over-Month: ↓ 1%

• Change Year-over-Year: ↓ 5.4%

• Total Sales: 962 (+3% vs May 2025)

• Active Listings: 10,583 ( +17% year-over-year )

• Market Type: Buyer’s Market ( 9% sales-to-active listings ratio )

Prices have now declined for six consecutive months. However, the softer pricing appears to be pulling some buyers back into the market, particularly those waiting for better value.
Homes are taking about 37–39 days to sell, depending on the property type.

📍 Langley

Langley continues to hold strong with stable sales activity despite softer prices.

• Detached: $1,576,300 ( ↓ 3.5% YoY )

• Townhomes: $839,600 ( ↓ 3.8% YoY )

• Condos: $579,700 ( ↓ 4.4% YoY )

• Active Listings: ~1,450 combined

• Sales: 193 across all property types

Langley remains a favourite for families seeking space without giving up proximity to city amenities. The gradual easing in prices is creating more entry points for move-up buyers.

📍 Surrey (Central, North & Cloverdale)

Surrey remains one of the most active markets in the Fraser Valley, with steady sales and moderate price adjustments.

• Detached: $1,434,400 ( ↓ 5% YoY )

• Townhomes: $781,900 ( ↓ 5.6% YoY )

• Condos: $532,200 ( ↓ 7.4% YoY )

Cloverdale in particular saw strong sales momentum in June, while North Surrey and Central Surrey experienced slower condo absorption. Overall, Surrey continues to lead the region in total transactions.

📍 White Rock / South Surrey

Luxury coastal areas continue to adjust the most after the rapid gains of 2021-2023.

• Detached: $1,777,900 ( ↓ 8.1% YoY )

• Townhomes: $906,800 ( ↓ 6% YoY )

• Condos: $593,100 ( ↓ 8.2% YoY )

Inventory is at multi-year highs here, meaning buyers have options and negotiating power, especially on detached homes.

📍 Abbotsford

Abbotsford remains one of the more affordable markets in the Fraser Valley and continues to attract first-time and downsizing buyers.

• Detached: $1,152,500 ( ↓ 4% YoY )

• Townhomes: $640,500 ( ↓ 2.6% YoY )

• Condos: $415,900 ( ↓ 4.1% YoY )

Inventory is up more than 30% year-over-year, giving buyers more breathing room.

📍 Mission

Mission is seeing small gains in detached prices while attached homes continue to soften slightly.

• Detached: $1,015,400 ( ↑ 1.2% YoY )

• Townhomes: $652,500 ( ↓ 2.9% YoY )

• Condos: $436,800 ( ↓ 5.6% YoY )

With detached homes still hovering near the $1 million mark, Mission remains a popular alternative for buyers priced out of neighbouring cities.

📍 North Delta

• Detached: $1,318,400 ( ↓ 10.2% YoY )

• Townhomes: $901,200 ( ↓ 3.1% YoY )

• Condos: $543,400 ( ↓ 6.5% YoY )

North Delta saw one of the sharpest price corrections this year, with detached homes now averaging about $1.32 million. That said, sales are up 60% month-over-month, suggesting renewed interest from buyers taking advantage of price drops.

💡 What This Means for Buyers & Sellers

• Buyers: You now have the strongest negotiating power we’ve seen in years. High inventory and longer days on market mean there’s room to negotiate.

• Sellers: Pricing strategically is key. Homes that show well and are priced right from day one are still selling within 30-40 days.

The Fraser Valley remains one of BC’s most diverse real-estate regions—offering everything from starter condos to acreages—and this market correction is bringing some much-needed balance after years of rapid growth.

📈 Key Takeaway

While prices have softened, the market is showing signs of stabilization. With interest rates expected to remain steady into late 2025, we may see more buyers returning through the fall.

Data source: Fraser Valley Real Estate Board – June 2025 Statistics Package.
For personalized insights on your community or home’s current market value, contact Dylan Whitnack – RE/MAX Treeland Realty.

Markets are signaling towards the potential for 3 rate cuts from now until Spring of 2026. There are meetings September 17, October 29 and December 10th to round out the year.

It’s also looking like another flat real estate market as we head into the fall. Usually as families get back into the routine of the school year you begin to see market activity increase as the last flurry of buyers and sellers look to make their move before Christmas. But so far in the first week of September we are trending less sales than both August and September of last year. Although its a bit too early to tell if the fall market will pick up it is safe to say we won’t be seeing any immediate rebound to buyer activity.

With the trade war rhetoric subsiding and potential for 3 interest rate cuts we could see the jolt in the market a lot of prospective sellers are itching for, but how soon remains in question. 3 cuts of 25 basis points would see hundreds of dollars per month in savings for the average mortgage offering real relief in affordability. That combined with some economic blue skies on the horizon could bring sales back to 10 year averages or slightly above, but with years of lagging prices and investors continuing to run for the hills I don’t imagine much, if any, elevation in prices even if we dip our toes into a sellers market.

Here's how the economists predictions are currently shaking out:

• BMO is calling for 75bp in rate cuts before Spring 2026
  

• RBC view: More cautious—recent reports suggests limited additional easing and even the possibility of holding at 2.75% through 2026
  

• TD Economics sees two more 25 bp cuts in 2025, lowering the policy rate from 2.75% to ~2.25%.
  

• Scotiabank is more cautious; in some forecasts they expect cuts, but delayed or smaller than others expect. They warn that uncertainty (tariffs, global conditions) could continue to push back cuts

The Fraser Valley real estate market continued to cool in August 2025, with sales slowing and prices softening across most communities. Buyers are firmly in the driver’s seat right now, with more inventory, more time to make decisions, and opportunities to negotiate. Here’s a quick breakdown of what’s happening across our local neighborhoods.

Fraser Valley Overall

• Sales: 931 (down 22% from July, and 13% lower than August 2024)

• Active Listings: 10,445 (up 21% year-over-year)

• Sales-to-Active Ratio: 9% → a strong buyer’s market

• Benchmark Prices:

  • Detached: $1,436,800 (↓ 5.7% year-over-year)

  • Townhomes: $807,800 (↓ 4.5%)

  • Condos: $514,100 (↓ 5.9%)

Abbotsford

• Detached: $1,171,900 (↓ 4.1% year-over-year)

• Townhomes: $645,700 (↓ 2.8%)

• Condos: $421,800 (↓ 4.8%)

• Sales activity was mixed, with townhomes showing stronger demand than detached or condos. Inventory is up nearly 50% for condos, giving buyers plenty of choice.

Mission

• Detached: $1,025,400 (↓ 2.0%)

• Townhomes: $656,500 (↓ 4.1%)

• Condos: $434,700 (↓ 5.9%)

• Detached home sales were up 52% year-over-year, but prices still slipped. Condo and townhouse sales remain relatively quiet.

White Rock / South Surrey

• Detached: $1,795,500 (↓ 8.7%)

• Townhomes: $921,200 (↓ 5.0%)

• Condos: $588,600 (↓ 5.7%)

• Detached sales dropped 40% compared to last year. Prices across all property types continue to adjust, especially in the higher-end detached market.

Langley

• Detached: $1,590,800 (↓ 3.4%)

• Townhomes: $848,100 (↓ 4.1%)

• Condos: $589,500 (↓ 3.6%)

• Condo sales fell sharply (down 44% year-over-year), while townhomes held steadier. Detached prices remain above $1.5M but are trending downward.

North Delta

• Detached: $1,321,300 (↓ 10.3%)

• Townhomes: $933,000 (↓ 2.5%)

• Condos: $540,300 (↓ 6.1%)

• Detached homes saw one of the largest price drops in the Fraser Valley. Inventory is up nearly 60%, offering more leverage to buyers.

Surrey (Overall)

• Detached: $1,541,800 (↓ 6.4%)

• Townhomes: $830,700 (↓ 4.8%)

• Condos: $500,800 (↓ 7.6%)

• Activity slowed across all property types. Detached sales fell 22%, while condo prices recorded the sharpest decline.

Surrey by area:

• Central Surrey: Detached $1,451,500 (↓ 5.8%)

• Cloverdale: Detached $1,440,800 (↓ 4.6%)

• North Surrey: Detached $1,423,100 (↓ 5.8%), condos ↓ 10.1% year-over-year

What This Means for Buyers & Sellers

The Fraser Valley remains a buyer’s market. Homes are taking longer to sell (averages: 38 days for detached, 32 days for townhomes, 41 days for condos), and price trends are softening across the board.

• For buyers: This is a good opportunity to negotiate and take time before making decisions.

• For sellers: Pricing competitively is key, as buyers have more choices and leverage.

Final Thoughts

With sales at 36% below the 10-year average and benchmark prices down across all communities, the Fraser Valley housing market is adjusting. For anyone considering buying or selling, staying informed on local neighborhood stats is crucial.

If you’d like tailored advice about buying or selling in Langley, Surrey, or surrounding Fraser Valley communities, feel free to reach out—I’d be happy to help.