| Measure | August 2026, as read on 5 September |
|---|---|
| Walnut Grove detached | $1,337,600 (−4.9%), 142 sold in twelve months, 43 for sale, 3.6 months, 21 median days, 97.6% of ask, $572 a sq ft |
| Fort Langley detached | $2,045,200 (−8.6%), 38 sold (−17%), 19 for sale, 6.0 months, 51 days, 95.4%, $650 a sq ft |
| Attached | Walnut Grove townhome $782,800 (−6.9%) on 2.6 months, condo $520,100 (−9.1%); Fort Langley townhome $925,400 (−4.6%), condo $762,800 (−12.3%), three for sale |
| Four-bedroom-plus houses | Walnut Grove median $1,421,000 (100 sold); Fort Langley $2,178,000 (30 sold) |
| Schools | Walnut Grove: Alex Hope (Late French Immersion from grade 6), Walnut Grove Secondary (French immersion, Advanced Placement, Honours, EDGE outdoor academy). Fort Langley: the LEAP Academy at Fort Langley Elementary; Langley Fine Arts is a choice program by application or audition, not a catchment |
They share a boundary and the river and almost nothing else in the numbers. Walnut Grove is the tightest house market in Langley: 3.6 months of supply, a median 21 days at 97.6% of ask, the smallest benchmark fall in the township. Fort Langley is the dearest: $2,045,200, $650 a square foot, 51 median days, and a benchmark that fell 4.2% in August alone as the village premium compressed from 42.3% above the Langley benchmark to 38.2%. The gap between the two benchmarks is $707,600; between the four-bedroom medians it is $757,000.
The village: Glover Road, the Fort-to-Fort trail, Bedford Landing on the channel, the heritage register with its real consequences for what can be done to a house, and a condo shelf of three. What it does not buy is a place at Langley Fine Arts, which sits in the village but takes students by application or audition from any Langley address, not by catchment.
Buy in Walnut Grove for a house you will hold, a school you have chosen, and the neighbourhood that gave back least in a falling year; expect competition and little room on price. Buy in Fort Langley for the village itself, and buy it in a year when the premium is compressing rather than growing, with 51 days of median patience in the market and 95.4% of ask as the going rate. On a Bedford Landing listing the first question is freehold or strata; it changes the file.
Walnut Grove and Fort Langley share the north edge of the township and the Fraser, and a buyer choosing between them is usually choosing between a finished suburb with a settled catchment and French immersion from grade 6 to 12, and a heritage village with the highest prices in it. The numbers below are the September 2026 report’s, for the twelve months to August, and they say the two markets have been moving at different speeds in the same year.
| Walnut Grove | Fort Langley | All Langley | |
|---|---|---|---|
| Benchmark, August 2026 | $1,337,600 | $2,045,200 | $1,479,400 |
| Year change | −4.9% (mildest in Langley) | −8.6% | −7.1% |
| Month change, August | −2.9% | −4.2% (largest in Langley) | −1.4% |
| Sold in 12 months | 142 (−10%) | 38 (−17%) | 835 (−2%) |
| For sale, months of supply | 43, 3.6 | 19, 6.0 | 414, 6.0 |
| Median days, sold at % of ask | 21, 97.6% | 51, 95.4% | 23, 96.8% |
| Price per square foot | $572 | $650 (highest in Langley) | $527 |
| Four-bedroom-plus median (sold) | $1,421,000 (100) | $2,178,000 (30) | $1,468,000 (632) |
| Walnut Grove | Fort Langley | |
|---|---|---|
| Townhome benchmark (year) | $782,800 (−6.9%) | $925,400 (−4.6%) |
| Townhome supply | 2.6 months, the tightest segment in Langley | – |
| Condo benchmark (year) | $520,100 (−9.1%) | $762,800 (−12.3%, the steepest condo fall in Langley) |
| Condos for sale | – | 3 |
Fort Langley’s townhome and condo benchmarks are the highest of any Langley sub-area, and its condo shelf is three units, most of the village’s attached stock being Bedford Landing on the channel, where the first question on any listing is freehold or strata. Walnut Grove’s townhomes carry 2.6 months of supply, the tightest segment anywhere in the township, though the benchmark fell 6.9% because a 1995 townhome there is priced against a 2022 townhome in Willoughby whether its owner likes it or not.
Walnut Grove’s schools are catchment schools: Alex Hope, one of the district’s two Late French Immersion schools (entry at grade 6), with Gordon Greenwood, West Langley and Topham, and Walnut Grove Secondary, with French immersion, an Advanced Placement program, Honours and the EDGE outdoor academy. Fort Langley Elementary runs the LEAP Academy, kindergarten to grade 6, outdoors 60% of the time, entered by lottery. The correction people need is about Langley Fine Arts School, which sits in the village: it is a kindergarten to grade 12 choice program in visual art, dance, music, drama and creative writing, secondary entry by audition with Langley residents first, and entry is by application to the district, not by catchment. An address in Fort Langley does not put a child in it, and an address in Walnut Grove does not keep one out.
The gap between the two benchmarks is $707,600; between the four-bedroom medians it is $757,000. For that a buyer gets the village: Glover Road, the river and the Fort-to-Fort trail, Bedford Landing, a heritage register with real consequences for what can be done to a house, and the highest price per square foot in Langley at $650. What the premium does not buy is speed or firmness: Fort Langley houses took 51 median days against Walnut Grove’s 21 and closed at 95.4% against 97.6%, and the benchmark fell 4.2% in August alone, the largest monthly move of any Langley sub-area, as the village premium compressed from 42.3% above the township benchmark in July to 38.2%.
Walnut Grove for the family that wants the catchment chosen in advance, a house it will hold, and the neighbourhood that gave back least in a falling year; it will pay in competition rather than dollars, with 3.6 months of supply and a median 21 days. Fort Langley for the buyer who wants the village itself and can price it: the premium is compressing rather than growing this year, the market carries 51 days of patience and 95.4% of ask is the going rate, so a prepared offer on a house that has sat is the way in. A seller in Walnut Grove prices to the last sales on the street and the per-foot figure, not to the benchmark, which lags a thin fast market; a seller in Fort Langley prices to the village’s own days and percentage, not Langley’s.
Yes: the detached benchmark is $2,045,200 in Fort Langley against $1,337,600 in Walnut Grove in the September 2026 report, and Fort Langley carries the highest price per square foot in Langley at $650 against $572.
Walnut Grove has Alex Hope (Late French Immersion from grade 6) and Walnut Grove Secondary, with French immersion, Advanced Placement, Honours and the EDGE outdoor academy. Fort Langley Elementary runs the LEAP Academy, outdoors 60% of the time. Langley Fine Arts School in the village is a choice program entered by application or audition from any Langley address, not a catchment school.
Walnut Grove: 3.6 months of house supply, a median 21 days to sell at 97.6% of asking, and the mildest benchmark fall in Langley (4.9%). Fort Langley carries 6.0 months, 51 days and 95.4%.
In August 2026 the Fort Langley detached benchmark stood 38.2% above the Langley benchmark, against 42.3% in July, after a 4.2% fall in the month. One month is not a series; it is the thing to watch.
Fraser Valley Real Estate Board MLS® August 2026 package, released 2 September 2026; sub-area and twelve-month figures from the board’s database, read 5 September 2026. Benchmarks are the board’s index price, never an average. Analysis: Hamish Ross.
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