Langley Real Estate Market: Prices, Inventory, and Days on Market

Langley home prices eased again in August 2026, while inventory stayed high enough that buyers can shop instead of chase. The Fraser Valley Real Estate Board put the Langley composite MLS Home Price Index benchmark at $948,600, down 0.8% from July and 6.6% from August 2025.

That composite is a blend. A typical detached home sat at $1,479,400. A typical townhouse sat at $806,400. A typical apartment sat at $534,000. Days on market across the wider Fraser Valley ran 37 to 45 days, and late-September Langley MLS snapshots clustered around four to six weeks.

The official source for the monthly numbers below is the Fraser Valley Real Estate Board August 2026 statistics package, released September 2, 2026. Neighbourhood pace and September days on market come from subsequent MLS snapshots, which move faster than the board's calendar-month file.

August 2026 Langley Snapshot

Langley recorded 196 combined sales in August: 69 detached homes, 62 townhouses, and 65 apartments. Active listings finished the month at 1,111. New listings came in at 404.

Put those together and Langley looks tighter than the Fraser Valley board as a whole. Sales of 196 against 1,111 actives produce a 17.6% sales-to-active ratio. That sits inside the board's 12% to 20% balanced band. The board-wide ratio was 10%, which is a buyer's market.

Months of inventory tell the same story. At August's sales pace, 1,111 listings equal about 5.7 months of supply. The British Columbia Real Estate Association treats 5.0 to 8.3 months as a balanced range.

Compare this local file with the Fraser Valley board-wide update. Board averages hide how Langley condos and Willoughby townhomes behave.

Langley Home Prices by Property Type

The MLS Home Price Index benchmark is the price of a typical home of that type. It is not the average sale price. Averages swing when one acreage in Campbell Valley or one compact condo in Langley City closes in the same month.

Detached homes

The Langley detached benchmark was $1,479,400 in August 2026. That is 1.4% below July and 7.1% below the $1,592,800 mark from August 2025.

The median detached sale was $1,315,000. The average sale was $1,367,948. Both sat well under the benchmark, which means the typical closed deal was cheaper than the index home. Families shopping Willoughby, Walnut Grove, and Brookswood should use recent solds on their street, not the $1.48 million headline.

Detached sales printed 69, down 4.2% from a year earlier and 12.7% from July. New listings fell 25.1% from July to 128. Active detached inventory closed at 425, 22.0% below August 2025.

Townhouses

The townhouse benchmark was $806,400, down 0.6% from July and 5.0% from $848,900 a year earlier. The median sale was $792,500. The average sale was $807,346.

Townhouses remain the first-time buyer workhorse in Willoughby Heights and Walnut Grove. August produced 62 sales against 117 new listings, a 53.0% sales-to-new-listings ratio. Active townhouse inventory sat at 266, the tightest of the three housing types.

Apartments and condos

The apartment benchmark held at $534,000 month over month. That is the only Langley type that did not slip from July. It was still 8.8% below the $585,700 benchmark from August 2025.

Condo sales were the local surprise. Langley closed 65 apartment deals, up 35.4% from August 2025. New listings were almost unchanged at 159. Active condo inventory sat at 420. The sales-to-new-listings ratio was 40.9%, softer than detached and townhouse.

The Langley Advance Times, working from the same board file, noted that five-year detached price gains have been erased. A typical Langley house in August 2026 sold near where it sat in the summer of 2021. Townhouses were still about 8.6% above that five-year mark. Condos were about 5.6% above it.

Inventory: How Much Choice Buyers Have

Inventory is the number of active listings a buyer can walk through this week. Absorption is how fast that stack clears. Langley still gives buyers choice, especially in detached and condo stock.

A sales-to-new-listings ratio near 50% is a balanced monthly flow. Under 40% usually means listings pile up. Over 60% usually means list prices start to stick. Langley detached and townhouse flow sat in the low 50s. Condos sat at 40.9%, so apartment buyers still have more rooms to compare.

Active detached listings are down 22.0% from a year ago. That does not mean detached is tight. It means last summer's stack was even larger. Four hundred and twenty-five houses is still a deep catalogue for a municipality of this size.

If you are selling, price against the current stack, not against 2022. A home value review that uses last 90 days of solds in your pocket of Langley is more useful than a board composite.

Days on Market in Langley

Days on market (DOM) is the clock from list date to accepted offer. A short clock means the price was close. A long clock means the market is teaching the seller.

The Fraser Valley board does not always publish a Langley-only DOM line in the monthly press summary. Board-wide August 2026 averages were 45 days for detached homes, 37 days for townhouses, and 45 days for apartments.

Langley-specific MLS snapshots in late September 2026 put overall days on market in a 27-to-39-day band. House-only samples averaged about 39 days. Sale-to-list ratios on those same feeds sat near 97%, which means most accepted offers landed a few points under asking.

Neighbourhood pace is not the city average

Headline DOM hides the split inside Langley. Late-September house samples showed Murrayville and Salmon River moving in days, not months. Campbell Valley acreage sat for four months. Willoughby Heights and Brookswood landed in the one-month range.

Treat neighbourhood samples as direction, not as an appraisal. Small sale counts swing. A two-sale Campbell Valley average can move $200,000 if one estate trades. Use it to decide how aggressive the list price should be, then confirm with three nearby solds.

Langley City vs Township of Langley

Langley is two municipalities with one market name. The City is the compact core around downtown and the SkyTrain-adjacent corridor. The Township covers Willoughby, Walnut Grove, Brookswood, Murrayville, Fort Langley, Aldergrove, and the rural south.

City product skews toward apartments and smaller lots, so its blended average sale price runs lower than the Township's detached-heavy mix. Township product includes new Willoughby townhomes and acreage that never shows up in a City condo search.

Tax bills split the same way. Langley City and the Township issue separate property tax notices even when the listing says "Langley." Budget the municipality, not just the mortgage.

•       Search Langley listings by housing type first, then by pocket: Willoughby, Walnut Grove, Brookswood, Murrayville, Fort Langley, Aldergrove, Langley City.

•       Do not compare a City two-bedroom condo to a Township 4-bedroom house and call the gap a bargain.

•       Days on market stretch fastest on Township acreage and older City condos. They stay shortest on well-priced family townhomes near schools.

What This Market Means If You Are Buying

First-time buyers in Langley have more room than they did in 2021 and 2022. They do not have a fire sale. Benchmarks are down 5.0% to 8.8% year over year by type. Conditions are back. Multiple-offer weekends are no longer the default.

Ishaq Ismail, chair of the Fraser Valley Real Estate Board, described the regional tone in September 2026: "We're seeing a bit of a tug-of-war between buyers and sellers right now. Some buyers are seeing an opportunity to negotiate below asking price, while sellers who need to sell are more likely to accept lower offers."

That tug-of-war is the operating manual.

•       Get a current mortgage pre-approval before you write. Rate holds still expire, and the stress test still caps buying power.

•       Write on the property type you can actually close, not on the composite $948,600 figure.

•       Keep inspection and financing subjects unless the listing is already priced at last month's solds.

•       Walk from a seller who will not move. 1,111 active listings means another address is coming.

•       Map the home buying process against a 30-to-45-day clock, not a weekend bidding war.

If Langley is the first stop and Surrey is the backup, read both files. Surrey pricing and inventory follow a different condo-to-detached mix even in the same board month.

What This Market Means If You Are Selling

Sellers who list at last year's benchmark wait. Sellers who list at last month's solds in the same pocket still trade. The 97% sale-to-list pattern on recent Langley feeds is the tell. Buyers will pay close to a clean price. They will not pay a 2025 ask.

•       Price to the last 60 to 90 days of solds on your street type, not to the neighbour who listed high and sat.

•       Expect 4 to 6 weeks on a well-priced townhome or house. Budget longer for acreage and older condos.

•       If you are past day 21 with no second showing, the market has already voted on your price.

•       A listing plan that leads with condition, photos, and a number buyers can defend to a lender beats a round of mid-stream cuts.

How First-Time Buyers Should Use These Numbers

A first-time buyer in Langley is usually shopping a townhome near $800,000 or a condo near $530,000, not the $1.48 million detached line. Start there. Then layer carrying costs, strata fees, and the stress test on top of the purchase price.

The first-time buyer path in this market is slower and more technical than a 2021 rush. That is an advantage if you use it. You can view more than one building. You can negotiate a credit for repairs. You can refuse to waive inspection.

Do not wait for a 20% drop that the board file does not show. Do not rush a 2022-style offer on a listing that has already sat 40 days. Price the home in front of you against three solds and your approved payment.

When you are ready to walk units, book a consult and start the buy-side search. The data above is the map. The next step is a short list in one or two neighbourhoods, not another month of scrolling averages.

FAQ

What is the average home price in Langley right now?

There is no single average that fits every buyer. According to the Fraser Valley Real Estate Board August 2026 MLS Home Price Index, the Langley composite benchmark was $948,600. Detached homes sat at $1,479,400, townhouses at $806,400, and apartments at $534,000.

Is Langley a buyer's market or a seller's market in 2026?

Langley itself was closer to balanced in August 2026. Combined sales of 196 against 1,111 active listings produced a 17.6% sales-to-active ratio, inside the board's 12% to 20% balanced band. The wider Fraser Valley printed 10%, which is a buyer's market. Condos lean more toward the buyer. Townhouses lean closer to even.

How long do homes take to sell in Langley?

Board-wide Fraser Valley homes averaged 37 to 45 days to sell in August 2026, with townhouses at 37 days and detached homes and apartments at 45 days. Late-September MLS snapshots for Langley clustered around 27 to 39 days depending on type and neighbourhood. Campbell Valley acreage can sit more than 100 days. Well-priced houses in Langley City and Walnut Grove have traded closer to three weeks.

How much inventory is on the market in Langley?

August 2026 closed with 1,111 active Langley listings: 425 detached homes, 266 townhouses, and 420 apartments. That is about 5.7 months of inventory at August's sales pace. New listings that month totaled 404.

Are Langley condo prices still falling?

The apartment benchmark held flat month over month at $534,000 in August 2026, but it was still 8.8% below August 2025. Condo sales jumped 35.4% year over year to 65 units, the only Langley housing type to post a sales gain. Price relief has already arrived. Volume is starting to follow.

Should first-time buyers wait or buy in Langley now?

Waiting for a collapse is a bet, not a plan. Benchmarks have already eased 5.0% to 8.8% year over year by type. Buyers who are pre-approved, shop by housing type rather than by headline price, and keep financing and inspection subjects have negotiating room that was rare in 2021 and 2022.