Fraser Valley Real Estate Update: Langley, Abbotsford, Mission & Maple Ridge (2026 Market Breakdown)

Fraser Valley real estate prices have taken a beating.There’s no real way to sugarcoat it.Across the board, we’ve seen:

• Prices decline
• Sales slow down
• Inventory increase

And while I typically focus on my home market of Surrey, there’s a much bigger story happening across the Fraser Valley.Because when people think about “moving further out” for affordability, they’re usually looking at:

• Langley
• Abbotsford
• Mission
• Maple Ridge

So let’s break down exactly what’s happening in these markets—and where things may be heading next.

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The Big Picture: A Market That’s Come Down Hard

Over the past year:

• Langley: ↓ ~7% year-over-year
• Abbotsford: ↓ ~5.8%
• Maple Ridge: ↓ ~6.3%
• Mission: ↓ ~9.3%

👉 Mission has taken the biggest hit, which makes sense.It’s:

• Further east
• Further from major job centers
• More sensitive to market shifts

From what I’m seeing working with buyers and sellers in Surrey and across the Fraser Valley, this trend is consistent:👉 The further out you go, the more volatility you see.

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A Strange Pandemic Effect (That’s Now Reversing)

During the pandemic, something unusual happened:👉 Some “further out” markets actually outperformed closer ones.For example:

• Mission prices temporarily surpassed Langley
• Even rivaled Maple Ridge in some cases

That didn’t really make long-term sense.And now?👉 The market is correcting that imbalance.

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What’s Happening Right Now: Prices Are Stabilizing

If you zoom in on recent months, something important is happening:👉 Prices are starting to flattenIn Langley:

• ~$962K → ~$965K over recent months

In Maple Ridge:

• ~$919K → ~$920K

In Mission:

• ~$840K → ~$847K

👉 That’s not growth—but it’s not decline either.From what I’m seeing on the ground in Surrey and surrounding markets:👉 The downward trend is slowing.

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Sales Activity: The Spring Market Is Back

Looking at sales volume:

• Activity dropped significantly over the past year
• But recently, it’s starting to recover

Example:

• Langley sales jumped from ~125 → 220+

👉 That’s a big shift.This tells us:👉 The spring market is returning.Not booming—but definitely improving.

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Inventory: The Key Metric to Watch

Here’s where things get really important.

Last Year:

• Inventory spiked heavily into summer
• Listings piled up quickly

This Year:

• Inventory is still rising
• But not as aggressively

👉 That’s a big difference.If this trend continues:👉 We may not see the same oversupply we saw last summer.And that could help stabilize prices moving forward.

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Months of Inventory: Still Rising (But Slower)

Months of inventory is increasing across all markets.But compared to last year:👉 The rate of increase is slower.Mission stands out here:

• Smaller market
• Fewer sales
• More volatility

👉 It wouldn’t be surprising to see inventory spike higher there again.

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Pricing Strategy: What Sellers Need to Know

One of the most interesting stats right now:👉 Most homes are selling within 2.5%–3% of their list priceAcross the board:

• Langley: ~97.4% of list price
• Abbotsford: ~96.7%
• Maple Ridge: ~97.5%
• Mission: ~96.9%

👉 What does this mean?Sellers are:

• Not accepting lowball offers
• But eventually adjusting to market value

From what I see working with sellers in Surrey and the Fraser Valley:👉 Pricing correctly from the start still matters more than ever.

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Days on Market: Location Matters

Days on market varies significantly by location:

• Langley: ~33 days
• Abbotsford / Maple Ridge: ~35–45 days
• Mission: ~50+ days

👉 The further out you go:

• The longer homes tend to sit

This is a key point many sellers underestimate.

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Why Homes Take Longer to Sell Further Out

It comes down to:👉 LiquidityCloser markets (like Surrey and Langley):

• More buyers
• More demand
• Faster sales

Further markets:

• Smaller buyer pool
• More niche demand
• Longer timelines

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What I’m Seeing Across the Fraser Valley

Working daily in the Surrey real estate market—and helping clients across the valley—here’s what stands out:

• The market is no longer dropping rapidly
• Buyers are slowly returning
• Inventory is rising—but stabilizing
• Pricing is becoming more realistic

👉 In short:The market is transitioning—not crashing.

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Key Takeaways

• Prices are down across all Fraser Valley markets
• Mission has seen the largest declines
• Sales activity is starting to recover
• Inventory is rising—but at a slower pace
• Homes are selling closer to list price than many expect
• Days on market increase as you move further out

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Final Thought

The Fraser Valley real estate market is changing.It’s no longer the fast-moving, aggressive market we saw during the pandemic.But it’s also not in freefall.👉 It’s stabilizing.And for buyers and sellers in markets like Surrey, Langley, and beyond:👉 Understanding these shifts is what separates a good decision from a costly one.

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Written by:
Steve Karrasch PREC
Karrasch Real Properties Team
Macdonald Realty