It’s genuinely challenging to bring buyers and sellers together right now, and that’s not because there’s a lack of interest — it’s because of a disconnect in expectations.

One of the most important distinctions in today’s market is the difference between a motivated seller and a seller who is still feeling out their options. Both are completely reasonable positions to be in, but they lead to very different outcomes.

For buyers, this matters because time and energy are best spent focusing on homes where the seller is prepared to work within today’s market realities. Some listings are priced with flexibility and intent, while others are positioned closer to early-2025 expectations. Understanding that difference early helps buyers avoid frustration and focus on opportunities that can actually come together.

For sellers, motivation doesn’t mean urgency or pressure — it simply means clarity. In this market, the homes that are selling are the ones priced based on the most recent comparable sales, not past highs. That clarity allows buyers to engage confidently and negotiations to move forward productively.

A large portion of current inventory consists of homes where sellers are waiting to see if the right buyer appears at a higher price. There’s nothing wrong with that approach, but it does mean fewer showings, longer timelines, and limited negotiating momentum. In contrast, sellers who price realistically from the outset tend to see more activity and better-quality conversations, even if final sale prices are modestly below initial expectations.

Another challenge right now is price discovery. In some pockets, there have been very few recent sales over the past three to six months, which makes setting accurate expectations more difficult for everyone involved. This is where careful analysis, local knowledge, and patience become especially important.

For buyers, the goal is protection — avoiding overpaying and focusing on homes where a deal is achievable. For sellers, the goal is guidance — understanding how today’s market works so decisions can be made with confidence rather than guesswork.

There are absolutely opportunities in this market, but they require realism, good information, and a strategy aligned with current conditions. As always, I’m here as a resource to help make sense of what you’re seeing and to provide clarity whenever questions come up.

The Fraser Valley real estate market has shifted meaningfully over the past year. With higher inventory levels, softer prices, and slower sales activity, buyers and sellers are operating in a very different environment than they were just a few years ago.

Below is a simple, easy-to-read breakdown of what’s happening across the Fraser Valley, followed by quick snapshots of each major neighbourhood so you can understand how your local market is performing.

Big Picture: Fraser Valley Market Snapshot

• Sales are historically low: 2025 recorded one of the slowest sales years in over two decades.

• Inventory is elevated: Buyers now have more choice than at almost any point in the last 40 years.

• Prices are down from peak: The Fraser Valley benchmark price is roughly 24% below the March 2022 peak.

• Market balance: The sales-to-active-listings ratio sits around 13%, which puts the market in balanced territory — leaning slightly in favour of buyers.

In short, conditions currently favour buyers who are patient and selective, while sellers need to be realistic on price and presentation.

Benchmark Prices Across the Fraser Valley

• Detached homes: ~$1.39M

• Townhomes: ~$781K

• Apartments/condos: ~$492K

All three housing types have seen year-over-year price declines, with condos experiencing the largest percentage drops Package202512.

Neighbourhood-by-Neighbourhood Breakdown

Langley

• Benchmark price: ~$969K overall

• Detached homes: ~$1.51M

• Market trend: Prices are down year-over-year, while inventory remains elevated.

• What this means: Buyers have leverage, especially in townhomes and condos. Well-priced homes still sell, but overpriced listings sit.

Surrey (All Areas Combined)

• Benchmark price: ~$959K

• Detached homes: ~$1.40M

• Condos: ~$501K

• Market trend: Sales are down significantly compared to recent years, but demand varies by sub-area.

• What this means: North Surrey and Central Surrey offer more affordability, while South Surrey remains more resilient but slower.

Abbotsford

• Benchmark price: ~$757K

• Detached homes: ~$1.20M

• Condos: ~$404K

• Market trend: Abbotsford remains one of the most affordable Fraser Valley markets.

• What this means: Strong value for first-time buyers and investors, especially in apartments and townhomes.

Mission

• Benchmark price: ~$861K

• Detached homes: ~$974K

• Market trend: Prices have softened, but Mission continues to attract buyers priced out of other areas.

• What this means: Detached homes under $1M are still possible, but days on market are longer.

White Rock & South Surrey

• Benchmark price: ~$1.06M overall

• Detached homes: ~$1.73M

• Market trend: Higher-end market with noticeable price corrections since peak.

• What this means: Buyers are more cautious, and sellers must be strategic on pricing and timing.

North Delta

• Benchmark price: ~$1.09M

• Detached homes: ~$1.27M

• Market trend: Inventory is up sharply compared to previous years.

• What this means: Buyers have more choice, particularly for detached homes.

What This Means If You’re Buying or Selling

For Buyers

• More selection

• Less competition

• Stronger negotiating power than we’ve seen in years

For Sellers

• Pricing correctly is critical

• Presentation and marketing matter more than ever

• The market rewards realistic expectations, not optimism

Final Thoughts

The Fraser Valley market has clearly moved away from the frenzy of 2021–2022. Today’s environment rewards patience, data-driven decisions, and local expertise. Whether you’re buying, selling, or just watching the market, understanding these trends at a neighbourhood level makes all the difference.

If you want a hyper-local breakdown of your specific neighbourhood or building, or a realistic home value in today’s market, I’m always happy to help.

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.