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Langley Real Estate: Townhomes Surge as Detached Stalls

Langley's housing market is telling two very different stories this July. While single-family home sales crawled to their second-slowest pace in a decade—just 78 units sold, down 7.1% year-over-year—townhouse sales surged 25%, with 105 units changing hands. This divergence isn't just a statistical blip. It signals a fundamental shift in buyer priorities as affordability pressures and rising inventory reshape the Langley real estate landscape.

The Numbers Tell a Buyer's Market Story

Langley is firmly in buyer's market territory, with a sales-to-active ratio of just 11%—well below the 12-20% balanced range. Active listings for single-family homes hit 482 in July, up 47.9% from three years ago, while the composite benchmark sits at $884,800, down 7.0% year-over-year and 26% below the 2022 peak. For detached homes specifically, the benchmark is $1,598,600, down 2.2% annually. This inventory surge gives buyers significant negotiating power—something we haven't seen consistently since before the pandemic.

What's driving the detached slowdown? Partly uncertainty around tariffs and economic headwinds, but also simple math: buyers are gravitating toward more affordable options. Townhouse inventory is up 66.4%, yet sales are climbing, proving that when price meets product type, buyers will move.

Where the Action Is—and Isn't

Willoughby Heights and the Township: The Township of Langley, including Willoughby Heights, is experiencing a sharper correction than the City, with detached assessed values down approximately 4% year-over-year. The median assessed value here is $1,406,000. Willoughby's larger, more expensive inventory is contributing to this drop, though the area's family-friendly appeal and new townhome developments continue to attract buyers seeking space and schools.

Fort Langley: The heritage charm and vineyard country proximity still draw interest, but Fort Langley's higher price points mean longer sales times. Properties here are part of the Township's 4% decline in detached values. If you're selling in Fort Langley, pricing aggressively from day one is critical—buyers have options, and they're taking their time.

Walnut Grove, Murrayville, and Brookswood: These established neighbourhoods fall under the broader Township trends: higher inventory, price corrections, and selective buyer activity. One bright spot: homes with rental suites priced under $1.6M are seeing strong demand, creating pockets of strength even as the broader market cools.

The SkyTrain Effect: City of Langley Holds Stronger

The City of Langley is down a more modest 2% in assessed values, cushioned by demand tied to the SkyTrain extension. With 30% of the elevated guideway standing and rail installation underway, proximity to rapid transit is proving its value. The median assessed value for a detached home in the City is $1,207,000—nearly $200,000 less than the Township—and Langley's condo benchmark runs about $65,000 above the Fraser Valley average at $542,100, driven by SkyTrain anticipation.

If you're a buyer prioritizing future resale value or a shorter commute, the City of Langley offers a compelling case right now.

What This Means for Buyers, Sellers, and Investors

Buyers: You have leverage. With inventory up nearly 48% for detached homes and sellers feeling the pressure, don't be afraid to negotiate on price, conditions, or closing timelines. If you're stretched on budget, townhomes are moving—act quickly on well-priced units near the SkyTrain corridor.

Sellers: Price matters more than ever. The average days on market for condos is 38 days, 33 for townhomes. Overpricing in this environment means you'll sit while inventory continues to climb. Work with a REALTOR who understands hyper-local pricing in Willoughby Heights versus Fort Langley versus the City core.

Investors: Look for homes with rental suites under $1.6M in Walnut Grove or Murrayville—these are holding demand. The City of Langley's SkyTrain-adjacent properties also offer long-term upside as infrastructure completes.

The Bottom Line

Langley's market is correcting, not crashing. The 7% year-over-year decline in composite prices is a measured reset after years of rapid appreciation. Townhomes are outperforming detached homes because they meet buyers where they are: budget-conscious, seeking value, and willing to trade yard space for affordability. Whether you're based in White Rock like me or looking to relocate to Langley's family-friendly suburbs, now is the time to act strategically—buyers with the courage to move in a soft market often look back with gratitude.