| Measure | August 2026, as read on 5 September |
|---|---|
| Under $1.2 million, Langley-wide | 26 sold in August (16 a year ago), 237 in thirteen months, 4.7 months of supply (5.7 a year ago), 95.8% of ask, 21 median days |
| Aldergrove detached | $1,084,700 (−6.3%), 103 sold in twelve months, 53 for sale, 6.2 months, 20 median days, 96.6% of ask, $495 a sq ft |
| Langley City detached | $1,145,000 (−7.7%), 107 sold, 65 for sale, 7.3 months, 28 days, 96.3%, $543 a sq ft |
| Four-bedroom-plus medians | Aldergrove $1,114,000 (72 sold); Langley City $1,302,000 (68 sold) |
| By age and size, Langley-wide | Built before 1990: median $1,215,000; under 2,000 sq ft: $1,078,000 at $654 a foot |
The cheapest band in Langley is also the one moving fastest: 26 house sales under $1.2 million in August against 16 last August, 4.7 months of supply against 5.7, and a median 21 days to sell. Sellers in this band gave up more than in the bands above (95.8% of ask against 97.4% from $1.2 to $1.5 million), which is where the room is for a buyer who has done the work.
Two neighbourhoods are indexed under the line. Aldergrove, at $1,084,700, is the most house per dollar in Langley ($495 a square foot) and the quickest sale in the township at a median 20 days. Langley City, at $1,145,000, is the walkable one, with the SkyTrain terminus arriving in late 2029 and 65 houses for sale against 53 in Aldergrove. Elsewhere the budget buys age or size rather than a neighbourhood: a house built before 1990 sold at a median $1,215,000 across Langley, and one under 2,000 square feet at $1,078,000; Brookswood’s pre-1990 houses sold at a median $1,304,000, just over the line, with the rebuild question attached.
If the house is the point, it is Aldergrove or Langley City. If the bedrooms are the point, the four-bedroom townhome is the reachable family home at a median $923,000 across Langley and $931,000 in Willoughby, in the tightest segment on the board. Decide which you are buying before the first viewing.
| Price band | Sold Aug 2026 / Aug 2025 | Sold, 13 months | Months of supply | Same, Aug 2025 | Sold at % of ask | Median days |
|---|---|---|---|---|---|---|
| Under $1.2M | 26 / 16 | 237 | 4.7 | 5.7 | 95.8% | 21 |
| $1.2M to $1.5M | 20 / 32 | 341 | 4.1 | 5.5 | 97.4% | 33 |
| $1.5M to $2.0M | 19 / 17 | 238 | 5.9 | 7.3 | 97.1% | 22 |
| $2.0M to $3.0M | 4 / 6 | 74 | 12.8 | 12.3 | 97.8% | 48 |
| $3.0M and up | 0 / 1 | 16 | 24.8 | 22.2 | – | – |
Under $1.2 million was the busiest band in August with 26 house sales, up from 16 a year earlier, on 4.7 months of supply against 5.7. It is also the band where sellers gave up the most: 95.8% of ask against 97.4% in the band above. Twenty-one median days is quick, but the four per cent is where a prepared buyer’s room is. Every band under $2 million is tighter than last year; the money that left the top of the market did not leave the market.
| Neighbourhood | Benchmark (year) | Sold, 12 mo | For sale | Months of supply | Median days | Sold at % of ask | $ / sq ft | Four-bed-plus median (sold) |
|---|---|---|---|---|---|---|---|---|
| Aldergrove | $1,084,700 (−6.3%) | 103 | 53 | 6.2 | 20 | 96.6% | $495 | $1,114,000 (72) |
| Langley City | $1,145,000 (−7.7%) | 107 | 65 | 7.3 | 28 | 96.3% | $543 | $1,302,000 (68) |
| Walnut Grove | $1,337,600 (−4.9%) | 142 | 43 | 3.6 | 21 | 97.6% | $572 | $1,421,000 (100) |
| Willoughby Heights | $1,442,200 (−6.9%) | 209 | 91 | 5.2 | 28 | 96.8% | $473 | $1,505,000 (193) |
| All Langley | $1,479,400 (−7.1%) | 835 | 414 | 6.0 | 23 | 96.8% | $527 | $1,468,000 (632) |
Aldergrove is the most house per dollar in Langley: the lowest detached benchmark, $495 a square foot, a four-bedroom-plus house at a median $1,114,000, and the quickest sale in the township at 20 days. Langley City is $60,300 dearer on the benchmark, dearer per foot at $543, slower at 28 days, and has the deeper shelf, 65 for sale against 53; it is the walkable neighbourhood and the one with the SkyTrain terminus arriving in late 2029, which is why its four-bedroom median, $1,302,000, is above the line while its benchmark is below it.
Outside those two the budget buys an older or a smaller house rather than a neighbourhood. Across Langley a house built before 1990 sold at a median $1,215,000 in the year, one built in the 1990s at $1,399,000, one built since 2012 at $1,742,000. By size, a house under 2,000 square feet sold at $1,078,000 ($654 a foot), 2,000 to 3,799 at $1,403,000 ($519) and 3,800 or more at $1,990,000 ($434). So the house that clears under $1.2 million in Walnut Grove or Willoughby is a small one, or an old one, and it is priced per foot at the top of the township. Brookswood’s pre-1990 houses sold at a median $1,304,000, just over the line, with a land question attached: the neighbourhood plans now allow smaller lots, and an old house there is priced partly as a site.
If the point is bedrooms rather than a lot, the four-bedroom townhome is the reachable family home: a median $923,000 across Langley and $931,000 in Willoughby, 240 sold in the year, up 34%, in the tightest segment on the board. It is $545,000 under the median four-bedroom house. The trade is the yard and the strata; the report on reading a strata says what to check.
Start in Aldergrove if the house and the lot are the point and speed does not frighten you; start in Langley City if walking and the train matter and you want more to choose from. Offer at the band’s figure, not the township’s: 95.8% of ask is what sellers under $1.2 million accepted this year. And decide before the first viewing whether you are buying a house or bedrooms, because the answer changes the neighbourhood.
Aldergrove (benchmark $1,084,700) and Langley City ($1,145,000) are the two sub-areas the board indexes under $1.2 million. Elsewhere the budget buys an older or smaller house: pre-1990 houses sold at a median $1,215,000 across Langley and houses under 2,000 square feet at $1,078,000.
Houses under $1.2 million sold in a median 21 days over the thirteen months to August 2026, at 95.8% of asking, on 4.7 months of supply. Aldergrove houses sold in a median 20 days, the quickest in Langley.
Aldergrove for the most house per dollar ($495 a square foot, four-bedroom median $1,114,000); Langley City for the walkable town, the deeper shelf (65 for sale) and the SkyTrain terminus due in late 2029, at $543 a foot.
A four-bedroom-plus house at a median $1,114,000 in Aldergrove; elsewhere the four-bedroom answer under the line is a townhome, at a median $923,000 across Langley.
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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