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Langley Real Estate: Townhomes Lead the Market

Langley's housing market is showing a split personality right now. While detached homes sit at benchmark prices down 6.9% year over year in communities like Willoughby Heights, townhomes are moving faster than almost anywhere else in the Fraser Valley—and condo sales just jumped 35%. The composite benchmark sits at $948,600, but that number hides what's really happening neighbourhood by neighbourhood.

September brought 265 sales against 545 new listings, meaning demand is climbing faster than supply for the first time in months. For buyers, that means less pressure than last year but more competition than summer. For sellers, it's a moment to price strategically: the average gap between original list price and sale price is 6.5%, so leave room to negotiate but don't underprice.

Neighbourhood Breakdown

Willoughby Heights remains Langley's volume leader. Detached homes benchmark at $1,442,200, down 6.9% from last year but still the go-to for families seeking newer builds, master-planned streets, and access to schools. Townhouses here benchmark at $829,300, and they're moving—this is the fastest townhome market on the Fraser Valley board. If you're looking at Latimer Landing or similar developments, expect multiple showings and tighter timelines than you'd see for single-family homes.

Fort Langley is seeing quiet but meaningful change. A recent proposal at 9126 Church Street calls for two single-family homes, each with a secondary suite—gentle densification that respects the heritage core while adding housing options. This is Fort Langley's future: infill on existing lots, not towers or large-scale redevelopment. If you're drawn to the village charm but also want rental income or multigenerational living, watch for these small-scale multi-unit projects.

Walnut Grove and Murrayville are following a similar path. Both neighbourhoods have seen small-scale multi-unit housing applications—think duplexes, coach houses, and suite-enabled single-family homes. These are stable, family-oriented submarkets where incremental densification is becoming the norm. For buyers, that means more options; for existing homeowners, it signals growing flexibility if you ever want to subdivide or add a suite.

Brookswood continues as Langley's move-up detached-home market. Open houses are active, resale inventory is steady, and prices are more negotiable than at peak. If you're looking for a traditional single-family lot without the newer-suburb feel of Willoughby Heights, Brookswood offers space and affordability relative to South Surrey or parts of Surrey proper.

New Home Pipeline

Langley currently has 94 brand-new homes listed, with a median price of $689,900 and entry points starting at $299,900. Most of this inventory is townhomes and attached homes in Willoughby Heights and surrounding growth corridors. If you're a first-time buyer or downsizer, this segment offers the best combination of price, availability, and resale liquidity right now.

What This Means for Buyers and Sellers

Buyers: You have leverage, especially on detached homes. The 6.5% list-to-sale gap means you can negotiate, but don't expect steep discounts on well-priced townhomes—they're moving too quickly. If you're targeting Willoughby Heights or new builds, be ready to move within days, not weeks.

Sellers: Price matters more than ever. Overpricing by even 5% can mean weeks on market and eventual price reductions. If you're selling a townhome, you're in the strongest position. If you're selling detached, highlight livability, lot size, and any suite or income potential—those features are what buyers are filtering for now.

Bottom Line

Langley real estate is stabilizing, not stalling. Townhomes are the clear winners, detached homes are negotiable, and gentle densification is reshaping neighbourhoods from Fort Langley to Murrayville. Whether you're buying your first home in Willoughby Heights or selling a family property in Brookswood, the key is knowing which segment you're in—and pricing or offering accordingly.

Based in White Rock and serving the Fraser Valley, I work with buyers and sellers across Langley's shifting submarkets. Let's talk strategy for your neighbourhood.