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Langley Real Estate: 1,490 Listings & Buyer Power

Langley's housing market has swung decisively into buyer territory. With 1,490 active listings as of mid-October—including 625 houses, 422 condos, and 283 townhomes—and a composite benchmark price of $941,800 (down 6.2% year over year), this is no longer a market where sellers can simply list and wait. The Fraser Valley's inventory sits 31% above its 10-year seasonal average, and Langley is feeling the full weight of that shift. For buyers who've been patient, the leverage is finally yours.

Where the Inventory Actually Lives

Not all Langley neighbourhoods are created equal right now. Willoughby Heights dominates with approximately 538 active listings—more than a third of Langley's total supply. September saw 42 new detached listings hit the market, but only 13 sold, leaving 97 active at month-end. The detached benchmark here sits at $1.439 million (down 5.7% annually), while townhouses are at $825,200 (down 3.6%) and apartments at $565,700 (down 8.7%). This is where new construction, townhome developments, and young families converge—and where buyers have the most negotiating room.

By contrast, Fort Langley has just 45 active listings, making it Langley's tightest micro-market. A recent listing on Billy Brown Road was priced at $1.2999 million, reflecting the premium buyers pay for heritage charm, village walkability, and river proximity. If you want Fort Langley, expect less selection and stiffer competition—but also a more stable pricing environment than the newer suburbs.

Brookswood (167 listings), Walnut Grove (106 listings), and Murrayville (77 listings) occupy the middle ground. These established family neighbourhoods offer larger lots, detached homes, and quieter streets. A 3,152-square-foot custom property on 204 Street in Brookswood was recently listed at $2.799 million, illustrating the premium attached to land and custom builds. Walnut Grove, meanwhile, provides entry points as low as $329,000 for a one-bedroom strata, making it one of Langley's more accessible markets.

The Price-Cut Reality

Here's the number sellers need to see: 151 Langley listings had reduced their asking prices as of October 12, with reductions averaging 10.3%. The median asking price across all property types is $949,000, but the median sales price is closer to $873,000, and homes are taking an average of 26 days to sell. Translation? Buyers are not biting on aspirational pricing. If you're selling in Willoughby Heights or Walnut Grove, your competition isn't just the house next door—it's the 1,400+ other listings across Langley.

What Buyers Should Do Now

This is a buyer-first market, especially for townhomes and condos. With 283 townhomes listed at a median of $824,800 and 422 condos at $499,950, you have real negotiating power. Focus on:

• Willoughby Heights for new builds, family-oriented townhomes, and schools—but be ready to compare dozens of similar listings
• Walnut Grove for established detached homes and affordable strata entry points
• Brookswood or Murrayville if you want land, privacy, and older homes with renovation potential
• Fort Langley only if you're willing to pay a premium for character and limited supply

Don't rush. Inventory is high, price cuts are common, and sellers are motivated. Use this window to negotiate on price, request repairs, or ask for flexible possession dates.

What Sellers Need to Accept

If you're listing in Langley right now, pricing and presentation matter more than they have in years. Detached homes in Willoughby Heights are down 5.7% year over year, and apartments are down 8.7%. Overpricing will cost you weeks—or months—on market, and every price reduction signals desperation to buyers. Stage well, price realistically from day one, and be prepared to negotiate. The multiple-offer frenzy is over.

Bottom Line

Langley real estate in late 2026 is defined by choice, caution, and correction. Buyers have the upper hand, particularly in Willoughby Heights' townhome and condo market. Sellers need to adapt to a slower pace and realistic expectations. And for investors or families eyeing Langley homes as a long-term play, this softer market offers entry points that simply weren't available 18 months ago. If you're serious about Langley, now is the time to move—strategically.