Fraser Valley & Langley Real Estate Update: What’s Really Happening in 2026

If you’ve been paying attention to the real estate market lately, you may have noticed things feel… different.

After the rapid pace of the pandemic years, the Fraser Valley is starting 2026 in a much calmer place. Buyers are more cautious, sellers are more strategic, and the market is no longer rewarding guesswork.

Here’s what’s actually happening right now, without the headlines or hype.

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1. The market has slowed, and that’s not a bad thing

Following a quieter 2025, the Fraser Valley has moved into what most people would call a buyer-friendly to balanced market.

There are more homes for sale, fewer buyers rushing decisions, and more time for thoughtful negotiations. The fast multiple-offer situations that defined past years are no longer the norm in most price ranges.

For sellers, this means success now comes from strategy, not speed. For buyers, it means more breathing room and better choices.

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2. Inventory is high, prices have softened, and homes take longer to sell

Across the Fraser Valley, active listings remain well above what we would typically expect for this time of year. In some areas, there are significantly more homes available than buyers actively shopping.

What does that change?

• Buyers have more options
• Homes stay on the market longer
• Conditional offers are more common

Prices have adjusted from their peak, but they are not collapsing. Values have come down modestly from last year, settling into a more sustainable range rather than free-falling. In Langley, the market has already shown signs of stabilizing after earlier price corrections.

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3. What this means for Langley buyers

If you’re buying in Langley, Aldergrove, Willoughby, or nearby communities, choice and negotiation are the big themes for 2026.

Move-in-ready homes in popular neighbourhoods are still attracting attention and tend to sell faster. Homes that need updates often sit longer, which opens the door to stronger negotiations on price, terms, or both.

This split matters, especially for first-time buyers. Knowing what homes are actually selling for, not just what they’re listed at, gives you a real advantage.

Being pre-approved and clear on neighbourhood values allows you to act confidently when the right property comes along.

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4. What this means for Langley sellers

With more homes on the market, buyers are comparing everything. Online photos, pricing, and presentation matter more than ever.

Homes that sold well in 2025 and early 2026 typically shared a few things in common:

• Pricing based on recent local sales, not last year’s market
• Clean, decluttered spaces with strong presentation
• Professional photos and marketing
• Willingness to adjust early if needed

Testing the market at a higher price often leads to longer days on market and weaker results. Small, strategic adjustments early on usually outperform larger reductions later.

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5. Is 2026 a good time to buy or sell?

The better question is whether it’s a good time for you.

For buyers, today’s market offers more selection, fewer bidding wars, and better negotiating power than we’ve seen in years.

For sellers, it can still be a good time to move if the timing makes sense for your life and you’re prepared to price and present your home realistically.

Upsizing, downsizing, or relocating can all work well in this market with the right plan in place.

If you’d like a clear picture of what’s happening in your specific neighbourhood in Langley or the Fraser Valley, we’re happy to put together a personalized market snapshot and talk through next steps.

No pressure. Just clarity.

Reach out anytime at 778-882-5478 or info@murphyreg.ca