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Langley Real Estate: Inventory Up 43%, What It Means

Langley's housing market has shifted decisively in favour of buyers. With 1,501 active listings and inventory up 43% from December, we're seeing the kind of selection families haven't had since before the pandemic. Average prices sit at $936,322, down 7.7% year over year, while sales have slowed from last year's pace. If you've been waiting for negotiating room in Willoughby Heights or Fort Langley, this is your window.

Market Snapshot: More Supply, Softer Pricing

The numbers tell a clear story. Langley recorded just 116 sales in the last 30 days, compared with 91 sales in January 2025—a notable slowdown that reflects both seasonal patterns and buyer hesitation. Market prices on REALTOR.ca show the Township of Langley benchmark at $1,037,700, down from last year's highs. With a sales-to-active ratio well below the balanced threshold of 0.12–0.20, this is officially a buyer's market.

What's driving the shift? Elevated inventory, higher borrowing costs, and more cautious buyers who remember the frenzy of 2021–2022. Sellers who price aggressively are sitting, while well-priced, move-in-ready homes—especially townhomes—are still attracting multiple showings.

Neighbourhood by Neighbourhood

Willoughby Heights remains Langley's growth engine. This is where you'll find the newest townhome developments, family-friendly parks, and buyers who prioritize walkability and schools. The sweet spot for townhomes right now? Around $820,000 to $875,000. Anything priced aggressively above that is seeing longer days on market.

Fort Langley operates in its own universe. Heritage homes, larger lots, and the village charm mean buyers here aren't chasing new builds—they're paying for character and location. Inventory is tighter than in the newer suburbs, but the broader Langley softness is creating opportunity for negotiation even in this traditionally resilient pocket.

Walnut Grove and Murrayville continue to attract established families looking for mature neighbourhoods, good schools, and quieter streets. Both areas are benefiting from the inventory expansion—buyers have more choice than they've had in years, and sellers need to price to the current market, not last year's comps.

Brookswood is Langley's traditional detached-home stronghold. Larger lots and lower density appeal to buyers who want space without leaving the city. The current market conditions mean patience is being rewarded: buyers can take their time, compare properties, and negotiate.

What This Means for Buyers, Sellers, and Investors

Buyers: You have leverage. With 1,501 listings to choose from and prices down year over year, this is the time to be selective. Don't settle for a property that needs major work unless the price reflects it. In Willoughby Heights and Walnut Grove, focus on townhomes and detached homes that show well and are priced within the current benchmarks.

Sellers: Pricing discipline is everything. The days of listing high and waiting for a bidding war are over. Work with your agent to price competitively from day one, stage well, and be prepared to negotiate. Homes that sit become stale, and buyers in this market know how to spot desperation.

Investors: Langley's fundamentals remain strong—population growth, new infrastructure, and proximity to metro Vancouver. The current softness is a buying opportunity, especially in townhome-heavy areas like Willoughby Heights where rental demand from families stays consistent.

Bottom Line

Langley real estate is in a recalibration phase. Inventory is up, prices are down, and buyers have options. Whether you're looking for a heritage home in Fort Langley, a new townhome in Willoughby Heights, or a family estate in Brookswood, the conditions favour careful, strategic buyers. This won't last forever—markets shift fast—but right now, patience and smart positioning win.

I serve Langley, White Rock, and the Fraser Valley as part of Katrina & THE TEAM at eXp Realty. If you're ready to explore Langley homes with a strategy built for this market, let's talk.