Langley Real Estate Market Update: What September's Numbers Mean for Buyers and Sellers

If you're watching the Langley housing market this fall, the Fraser Valley Real Estate Board's September 2026 statistics package, released October 5, offers a clearer picture than the headlines alone suggest. The topline number is a softer one: Langley's benchmark price for a detached home sat at $1,471,100 in September, down 6.7% from a year earlier and 0.6% from August. Townhouses followed a similar pattern at $802,600, down 4.4% year over year, and apartments saw the steepest pullback, falling 9.2% year over year to $525,900.

Taken on their own, those numbers paint Langley as a buyer's market, and board-wide that's exactly how FVREB classified September, with a Fraser Valley-wide sales-to-active ratio of roughly 9% and a composite benchmark price of $861,300, down 7.2% year over year. Across the Fraser Valley, the board also reported average days on market of around 45 days for single-family detached homes, 38 days for townhomes and 46 days for condos, a useful general yardstick for Langley sellers even though the board doesn't break that figure out by community.

Look past the price line, though, and Langley's September numbers tell a more interesting story about supply. Active listings for Langley apartments fell 29.4% year over year to 416 units, townhouse inventory dropped 14.2% to 283, and detached listings fell 16.7% to 449, even as sales held roughly steady across all three categories: 64 detached, 61 townhouse and 67 apartment sales, each within a few units of September 2025. Fewer homes for sale alongside a similar number of transactions is often an early sign that a market is working its way toward balance, even while prices are still catching up to the broader correction.

For buyers, that combination means this is still a window where some negotiating room exists on price and conditions, particularly in the detached segment, but it's worth moving with a bit of urgency on well-priced listings in sought-after pockets like Walnut Grove, Willoughby and Murrayville, where thinning inventory is already showing up in faster showings. For sellers, especially in Langley's apartment and townhouse segments, pricing realistically against the current benchmark, not last year's, is what tends to get a property sold in a reasonable timeframe rather than sitting through repeated price reductions.

It's also worth keeping an eye on what's happening along the Fraser Highway corridor. The Surrey-Langley SkyTrain extension is under active construction through Langley, with guideway and station work continuing at both Willowbrook Station, near Willowbrook Mall, and Langley City Centre Station at 203 Street and Industrial Avenue. The project isn't expected to be in service until late 2029, so it won't move today's prices, but transit build-out of this scale has historically supported long-term demand along a corridor, and it's a factor worth weighing for anyone buying with a five-to-ten-year horizon in Langley City or nearby Willoughby.

None of this changes the fundamentals buyers and sellers in Langley should be working from: current comparable sales, not list prices from a year ago, and a realistic read on how long homes in your specific price band and neighbourhood are actually taking to sell. The September data suggests that read is shifting, gradually, toward a more balanced market than Langley has seen for much of 2026.

If you're thinking about buying or selling in Langley and want a closer look at what these numbers mean for your specific neighbourhood or price range, I'm happy to walk through it with you.

Nader Bakhoum, P.Eng.