More Choice, More Balance: Langley’s Market Finds a Steadier Rhythm
After the intense 2021–2022 surge, the Fraser Valley and Langley are moving back toward a more “normal” market pace…closer to 2019-style conditions.
Over the past year, the biggest change hasn’t been a dramatic swing in prices…it’s been the return of breathing room. More listings, a slower pace from list-to-offer, and more realistic negotiating have brought the market back toward a steadier, more familiar rhythm.
This matters because “normal” markets tend to be easier to navigate. Buyers get more choice and time to compare. Sellers can still achieve strong outcomes, but the path there is more strategic: pricing, presentation, and patience matter more than simply showing up.
Conditions today aren’t “dire”...this is a rebalancing. The data suggests the market is behaving more like 2019 (choice and negotiating are back), rather than the unusually heated mechanics we saw in 2021–2022.
By the Numbers (Fraser Valley + Langley)
Active listings are up meaningfully. In 2025, average active listings rose to ~7,857 (FVREB) and ~1,491 (Langley)…both well above 2021 averages (~3,507 FVREB / ~671 Langley).
Months of supply is back in “choice” territory. In 2025, months of supply averaged ~7.7 (FVREB) and ~5.9 (Langley). (Months of supply = how long it would take to sell what’s currently listed, at today’s pace of sales.)
The pace has normalized. Average listing-to-contract time in 2025 averaged ~39 days (FVREB) and ~35 days (Langley), compared with ~23 days in both areas during 2021–2022. (Listing-to-contract days = average time between listing and an accepted offer.)
Prices look steadier than the headlines imply. In 2025, the monthly median price ranged from $814,000–$865,000 (FVREB) and $772,500–$880,000 (Langley).
The 2022 peak still stands out. The highest monthly median price in the dataset occurred in February 2022: $1,075,000 (FVREB) and $964,000 (Langley).
Borrowing costs eased from the 2023 peak. The CMHC 5-year conventional rate peaked at 6.47% (Nov 2023) and averaged ~5.12% from Jan–Oct 2025 (the dataset is missing rate values for Nov–Dec 2025).
What’s happening now (supply, pace, price)
Supply: more selection, more leverage
The most noticeable shift is inventory. Compared with the tight conditions of 2021, the Fraser Valley and Langley have returned to a market where buyers can actually compare options…not just compete for the only home that fits.
Langley remains somewhat tighter than the broader Fraser Valley (lower months of supply on average), but both markets are operating in a healthier “choice” environment than the ultra-low supply period.
Pace: fewer “instant decisions,” more conditional thinking
As months of supply rose, the market’s tempo changed. In 2025, average listing-to-contract timing moved closer to a traditional cadence (roughly five to six weeks on average, depending on area and month), rather than the “days-not-weeks” decision-making that defined the heated period.
That shift is important emotionally: slower pace typically reduces buyer regret and increases deal stability…while also rewarding sellers who position the home properly.
Price: stable, with a narrower band than many expect
The data suggests prices have been relatively steady compared to the whiplash of 2021–2022. In 2025, median prices moved within a band rather than launching upward month after month.
This doesn’t mean every segment is flat (property type, location, and condition matter a lot)…but it does support the idea that the market is finding a more normal rhythm.
What’s different from 2021–2022 (why that period was abnormal)
If you lived through 2021–2022 as a buyer or seller, you felt the abnormal mechanics:
Extremely low supply: Months of supply averaged around ~1.7 (FVREB) and ~1.6 (Langley) in 2021, with Langley dipping as low as 0.5 months at the tightest point.
Extremely fast pace: Listing-to-contract days averaged around ~23 days in both areas in 2021–2022, with certain months far faster than that.
Rapid price acceleration: Both areas reached their highest monthly median prices in February 2022, a clear outlier compared to the steadier pattern before and after.
That period wasn’t “normal strong”...it was an unusually compressed market where demand and low inventory collided. Today’s environment looks less like a crash narrative and more like the market returning to a healthier equilibrium: more listings, more time, and more negotiation.
What this means for buyers (3 actionable takeaways)
Use the return of choice to buy better, not just cheaper
With more inventory and longer decision windows, you can compare layouts, locations, strata details, and resale risk more carefully. The advantage isn’t only price…it’s selection quality.Negotiate like it’s 2019 again: terms matter
In a balanced market, negotiation often shows up in inspection conditions, completion timing, inclusions, and repairs…not just the headline price. This is where a clean strategy can outperform a “big offer” approach.Treat rates as a “scenario lever,” not a guessing game
Rates have come down from the late-2023 peak in this dataset, but they remain above 2021 levels. Build two plans:
If borrowing costs ease, you may face more competition.
If they hold or rise, you may gain negotiating leverage.
Either way, pre-approval clarity + a clear “must-have” list keeps you in control.
What this means for sellers (3 actionable takeaways)
Pricing is a strategy now…not a wish
In 2021–2022, momentum often carried listings. In today’s market, buyers compare options and take longer. Pricing that reflects current conditions tends to create more showings and better negotiating position than “testing the market.”Presentation has a measurable payoff when buyers have choice
When inventory rises, the homes that stand out are the ones that feel easiest to say “yes” to: clean staging decisions, strong photography, and pre-emptive maintenance. The goal is to remove hesitation.Plan for longer timelines…and stay flexible
With listing-to-contract timing back in a more normal range, sellers should expect a process that may take weeks rather than days. Flexibility on dates, small repairs, or thoughtful incentives can reduce friction and protect your final outcome.
What to watch next (scenario-based signals; no guarantees)
If months of supply continues rising: expect buyers to push harder on terms and price discipline to matter even more.
If months of supply tightens and days-to-contract compress: that’s often a sign demand is absorbing inventory more quickly…competition can return in the most “move-in-ready” segments first.
If the 5-year conventional rate eases further (or buyer confidence improves): we typically see faster decision-making and fewer conditional offers…especially in entry-level price bands.
No single metric tells the full story. We watch how supply + pace + price move together…because that’s what determines negotiating power in real life.
“Today’s market feels much closer to the steady, navigable rhythm we saw pre-2020…more choice, more time, and more thoughtful negotiations. That’s not a bad market…it’s a healthier one.” — Thorne Maisey Bongers Real Estate Group
Want a clearer plan for your neighborhood or property type? Request a custom market snapshot (Langley + Fraser Valley) with the key numbers that matter most for your situation…pricing range, timing expectations, and a practical strategy for buying or selling with confidence.