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.