The Fraser Valley Real Estate Board released its October 2026 statistics package on November 3. Here are the Langley numbers, and the one segment that is moving against the rest of the valley.
Board wide, October was a seasonal bounce inside a buyer's market. FVREB recorded 1,051 sales, up 14.0% from September and down 6.4% from October 2025. The composite benchmark for a typical Fraser Valley home slipped 0.1% in the month to $860,000, down 6.4% over the year. The board put the sales-to-active listings ratio at 11% and called it a buyer's market. A balanced market, on the definition FVREB uses, runs from 12% to 20%.
FVREB's CEO said affordability is at its best level in five years, and also warned that buyers need to factor in borrowing costs now that rates have moved higher. Both of those show up in Langley.
Langley detached
Benchmark $1.448M, down 1.6% from September and down 6.5% from October 2025. There were 59 sales, 164 new listings and 434 active listings at month end.
That 1.6% monthly drop was the largest one month detached decline of the eight communities the board indexes. Sales were down 25.3% from a year ago, in a month when detached sales across the whole board rose 1.6%. New listings were up 1.2%, the only Langley segment where they rose at all.
The median sale price was $1.300M, which sits $148,100 below the benchmark. The benchmark holds house type, age and features constant. The median just reports whatever sold. A gap that wide says October's detached sales leaned toward the lower part of the range, which fits buyers who are paying attention to the payment as much as the price.
Langley townhouses
Benchmark $800,600, down 0.2% from September and down 3.7% from a year ago. That is the smallest twelve month townhouse decline of any community the board tracks except North Delta and North Surrey. There were 76 sales, 125 new listings and 260 active listings.
This is the segment going the other way. Langley townhouse sales were up 7.0% on October 2025 and up 24.6% on September. Across the whole Fraser Valley, townhouse sales were down 17.6% year over year. Active listings here fell 17.7% from a year ago.
Over five years the Langley townhouse index is up 6.0%. That is the largest five year townhouse gain of the eight communities, and the only one of Langley's three property types with a clearly positive five year number. Condos are up 0.5% over the same stretch. Detached is down 7.2%.
Langley condos
Benchmark $522,300, down 0.7% in the month and down 8.4% over the year. There were 60 sales, 145 new listings and 404 active listings.
Supply keeps leaving. New listings were down 21.6% from October 2025 and active listings down 27.2%, the steepest inventory drop of Langley's three types. Sales were down 20.0%. The median condo sale was $438,825, down 20.1% from a year ago, well below the benchmark. Again that is mostly what sold: smaller and older units made up more of the month.
The ratio by segment
FVREB publishes one sales-to-active ratio for the whole board. It does not publish one for Langley or by property type, so these are my own arithmetic from the counts in the same package.
Detached: 59 sales against 434 active listings, 14%. Townhouse: 76 against 260, 29%. Condo: 60 against 404, 15%. The three together: 195 against 1,098, 18%. The board's own three residential types come to 13% on the same calculation.
Langley townhouses at 29% sit well above the top of the balanced band. By the board's own yardstick, that is a seller's market, in a month the board described the valley as a buyer's market. September was 22%. It moved further, not back.
How Langley compares over time
The Home Price Index table runs every community out to ten years. Langley's composite benchmark is $932,900. It is down 5.7% over one year, 10.4% over three years and 4.9% over five. The five year figure is the smallest decline of any community in the table. Over three years Cloverdale has now edged ahead, at down 9.6%.
Over ten years Langley's composite is up 37.8% and Langley detached is up 57.0%. South Surrey and White Rock over the same ten years is up 3.1%. The two markets have very different housing stock and buyers, and I work both. But if you bought in Langley five years ago you are down a little, not a lot. That is worth knowing before you set a list price off what you paid.
How long things are taking
Across the Fraser Valley in October, a detached home took an average of 50 days to sell, a townhouse 37 days and a condo 44 days. Those are board wide averages, not Langley figures. A correctly priced Willoughby townhouse and an optimistically priced one are not in the same market, whatever the average says.
A note on sub areas
FVREB reports at the municipal level. It does not publish benchmarks for Willoughby, Brookswood, Walnut Grove, Murrayville or Fort Langley on their own. Anyone quoting a monthly benchmark for a single Langley neighbourhood built it themselves. I pull comparables by neighbourhood when a client needs that read, and I will tell you how thin the sample is.
Rates
The Bank of Canada policy rate is 2.50%, raised on October 28, 2026. The next scheduled announcement is December 9. October's numbers cover a month that ended three days after that increase, so they show very little of its effect. November's will show more.
What I would do with this
If you are selling a Langley townhouse, you are in the tightest segment in the valley right now. A 29% ratio is the number to keep in mind when someone tells you the whole Fraser Valley is a buyer's market. Price it right and it should not sit.
If you are selling detached, October was the weakest month in a while: the biggest monthly benchmark drop in the valley, sales down by a quarter on last year, and listings still coming. Price to where the benchmark is now, not where it was in the spring. Start with what your Langley home is worth and I will go through the comparables with you.
If you are buying detached, this is real negotiating room, and it comes with the best five year record in the valley. If you are buying a condo, prices are lower than a year ago and active listings are down 27.2% on last October. You may have to choose between waiting for price and waiting for choice.
I will post the November numbers when FVREB releases them in early December. For more on the area, see my Langley real estate page, and for the other side of the line, the South Surrey and White Rock update for October.
Sources: Fraser Valley Real Estate Board October 2026 statistics package, released November 3, 2026, including the news release, MLS Summary and MLS Home Price Index tables. Bank of Canada policy interest rate and 2026 announcement schedule, checked November 3, 2026. Segment sales-to-active ratios and the benchmark to median gap are my own arithmetic from the FVREB counts.