October 2026 Market Update: Fraser Valley, Surrey & Langley
The Fraser Valley Real Estate Board (FVREB) published its October numbers in a release dated November 3. Sales rose from September, fewer new listings came on, and prices slipped again.
Below: the Fraser Valley overall, then the areas I work in, as far as FVREB publishes them. Every figure comes from the board's October 2026 statistics package. Anything marked "derived" is my own math.
Updated · By Jared Gibbons, REALTOR®
The short version
- Sales1,051Up 14.0% from September
- Active listings9,164Down 6.1% from September
- Composite benchmark$860,000Down 6.4% from October 2025
- Sales-to-active ratio11%Balanced is 12% to 20%
- The board recorded 1,051 sales, up 14.0% from September and down 6.4% from last October.
- Active listings fell to 9,164, down 6.1% in a month and 9.5% in a year. New listings were 2,551, down 9.5% from September.
- The board-wide sales-to-active ratio was 11%. FVREB says a balanced market is typically 12% to 20%, and it still calls this a buyer's market.
- The composite benchmark price is $860,000, down 0.1% from September and 6.4% in a year. Every area and home type below is lower than a year ago.
- Among rows with 10 or more sales, the tightest segments (derived) are Langley townhouses at 29.2% and North Delta detached homes at 20.9%.
- The Bank of Canada raised its policy rate to 2.5% on October 28, its first increase in more than three years.
Fraser Valley overall
| Measure | October 2026 | From September | From October 2025 |
|---|---|---|---|
| Sales | 1,051 | +14.0% | -6.4% |
| New listings | 2,551 | -9.5% | -14.0% |
| Active listings | 9,164 | -6.1% | -9.5% |
| Average price | $936,748 | -1.9% | -5.1% |
- Detached$1,293,800Down 8.5% over 1 year
- Townhouse$742,300Down 5.5% over 1 year
- Apartment$460,800Down 8.1% over 1 year
- All types$860,000Down 6.4% over 1 year
| Home type | Benchmark | 1 month | 1 year |
|---|---|---|---|
| Detached | $1,293,800 | -0.5% | -8.5% |
| Townhouse | $742,300 | -0.4% | -5.5% |
| Apartment | $460,800 | -0.2% | -8.1% |
| All types | $860,000 | -0.1% | -6.4% |
Source: Fraser Valley Real Estate Board statistics package, October 2026 (released November 3, 2026). How these figures are defined and sourced
Detached homes led the month: 384 detached sales, against 258 townhouses and 238 apartments. Detached sales were up 1.6% from last October, while townhouse sales were down 17.6% and apartment sales down 20.1%.
Homes took 50 days to sell on average for detached, 37 for townhouses and 44 for condos. Year to date, the board has 9,765 sales against 10,371 at this point last year (-5.8%).
Average price is what homes actually sold for, so it shifts with the mix of homes that sold. The benchmark tracks a typical home, which is why I use it for trends.
The Bank of Canada raised its policy rate by a quarter point to 2.5% on October 28. The next announcement is December 9. FVREB's CEO said buyers will need to consider how borrowing costs factor into their decisions.
By area and home type
Price is FVREB's MLS® HPI benchmark for a typical home, and 1 year is its change from October 2025. Sales and active listings are October figures. Ratio is derived: sales divided by active listings. The Fraser Valley row covers every area FVREB reports. An asterisk means fewer than 10 sales, so the ratio and percentages swing a lot.
| Area | Benchmark | 1 year | Sales | Active | Ratio (derived) |
|---|---|---|---|---|---|
| Fraser Valley | $1,293,800 | -8.5% | 384 | 2,994 | 12.8% |
| White Rock / South Surrey | $1,606,500 | -6.3% | 54 | 559 | 9.7% |
| Langley | $1,448,100 | -6.5% | 59 | 434 | 13.6% |
| Surrey combined | $1,380,100 | -7.7% | 186 | n/a | n/a |
| Surrey - Central | $1,288,000 | -8.9% | 74 | 637 | 11.6% |
| Surrey - North | $1,254,500 | -9.8% | 39 | 370 | 10.5% |
| Cloverdale | $1,326,400 | -6.0% | 31 | 191 | 16.2% |
| Abbotsford | $1,090,500 | -13.1% | 72 | 400 | 18.0% |
| North Delta | $1,165,900 | -9.2% | 38 | 182 | 20.9% |
| Mission | $883,300 | -13.1% | 17 | 211 | 8.1% |
| Area | Benchmark | 1 year | Sales | Active | Ratio (derived) |
|---|---|---|---|---|---|
| Fraser Valley | $742,300 | -5.5% | 258 | 1,502 | 17.2% |
| White Rock / South Surrey | $800,900 | -9.2% | 35 | 261 | 13.4% |
| Langley | $800,600 | -3.7% | 76 | 260 | 29.2% |
| Surrey combined | $757,300 | -5.5% | 132 | n/a | n/a |
| Surrey - Central | $744,300 | -4.5% | 63 | 397 | 15.9% |
| Surrey - North* | $671,000 | -3.4% | 9 | 131 | 6.9% |
| Cloverdale | $757,900 | -4.4% | 25 | 138 | 18.1% |
| Abbotsford | $579,600 | -10.1% | 42 | 214 | 19.6% |
| North Delta* | $867,500 | -1.4% | 3 | 32 | 9.4% |
| Mission* | $606,100 | -6.1% | 5 | 66 | 7.6% |
| Area | Benchmark | 1 year | Sales | Active | Ratio (derived) |
|---|---|---|---|---|---|
| Fraser Valley | $460,800 | -8.1% | 238 | 2,060 | 11.6% |
| White Rock / South Surrey | $558,600 | -3.5% | 46 | 295 | 15.6% |
| Langley | $522,300 | -8.4% | 60 | 404 | 14.9% |
| Surrey combined | $443,900 | -9.6% | 101 | n/a | n/a |
| Surrey - Central | $453,600 | -12.2% | 22 | 216 | 10.2% |
| Surrey - North | $392,300 | -10.2% | 52 | 656 | 7.9% |
| Cloverdale* | $501,800 | -8.8% | 3 | 68 | 4.4% |
| Abbotsford | $370,300 | -10.0% | 47 | 321 | 14.6% |
| North Delta* | $475,700 | -11.2% | 4 | 41 | 9.8% |
| Mission* | $396,200 | -8.2% | 4 | 56 | 7.1% |
FVREB reports White Rock and South Surrey as one area, so there is no South Surrey-only line. Its Surrey combined line covers North, Central, Cloverdale and South Surrey (excluding White Rock) and has no listings count. Because it includes part of South Surrey, don't add it to the White Rock / South Surrey row.
Area by area
White Rock / South Surrey
FVREB reports the two as one area. Detached sales were 54, down from 58 a year ago (-6.9%) and from 60 in September. Townhouse sales fell from 50 to 35 (-30.0%). Apartment sales held up better: 46, against 48 last October.
Benchmarks: detached $1,606,500 (-6.3% on the year), townhouse $800,900 (-9.2%) and apartment $558,600 (-3.5%). The townhouse and apartment benchmarks both rose from September, by 0.5% and 2.6%. The detached derived ratio is 9.7%, with 559 homes active. The all-types benchmark is $996,000, down 5.4% in a year.
Langley
Townhouses are the tight spot again. 76 sales on 260 active listings is 29.2% (derived), well above FVREB's balanced range, and townhouse sales were up 7.0% from last October. The townhouse benchmark is $800,600 (-3.7%).
Detached sales fell from 79 to 59 (-25.3%). The detached benchmark is $1,448,100 (-6.5%), down 1.6% from September. Apartments sit at 14.9% (derived), with active listings down 27.2% from a year ago to 404.
Surrey
Surrey combined had 186 detached sales, up from 178 (+4.5%). Townhouse sales fell from 177 to 132 (-25.4%) and apartment sales from 140 to 101 (-27.9%). Benchmarks: detached $1,380,100 (-7.7%), townhouse $757,300 (-5.5%), apartment $443,900 (-9.6%).
The areas differ. Surrey Central detached sales rose from 60 to 74, and its detached ratio is 11.6% (derived). Surrey North has 656 active apartments against 52 sales (7.9%, derived), with the apartment benchmark at $392,300 (-10.2%).
Cloverdale
Cloverdale's all-types benchmark is $930,600, down 4.6% on the year. That is the smallest drop of any area FVREB reports. Detached is $1,326,400 (-6.0%) with 31 sales on 191 active (16.2%, derived).
Townhouses are $757,900 (-4.4%) with 25 sales on 138 active (18.1%, derived). Apartments had only 3 sales, too few to read much into.
Abbotsford
Abbotsford's detached sales rose the most of any area here: 72, up from 54 last October (+33.3%) and from 45 in September. With 400 detached homes active, the derived ratio is 18.0%.
Prices are still lower. The detached benchmark is $1,090,500, down 13.1% in a year, which ties Mission for the largest annual detached drop here. Townhouses are $579,600 (-10.1%) at 19.6% (derived), and apartments are $370,300 (-10.0%). The all-types benchmark is $702,800 (-9.9%).
North Delta
FVREB covers North Delta only. It publishes no Ladner or Tsawwassen figures, so I can't report those from this package.
Detached sales were 38, up from 31 (+22.6%), while detached active listings fell 31.8% to 182. That puts the derived ratio at 20.9%, just above FVREB's balanced range. The detached benchmark is $1,165,900 (-9.2%). Townhouses and apartments had 3 and 4 sales, so skip the percentages there. The all-types benchmark is $1,024,900 (-6.8%).
Mission
Mission had the slowest detached market here. Detached sales fell from 29 to 17 (-41.4%), with 211 homes active (8.1%, derived). The detached benchmark is $883,300 (-13.1%) and the all-types benchmark is $787,800 (-11.9%), the largest annual drop of any area. Townhouses and apartments had 5 and 4 sales.
What this means for buyers
Sales picked up, but this is still a buyer's market. There are 9,164 active listings, the board-wide ratio is 11%, and prices are lower than a year ago in every area and home type above. FVREB's CEO said affordability is at its best level in five years.
Two things to watch. Where the ratio is higher, like Langley townhouses and North Delta detached homes, a well-priced home can draw competition. And borrowing costs just went up, with the Bank of Canada raising its rate on October 28. Run your budget with the first-time buyer calculator before you write an offer.
What this means for sellers
Price to today's sales, not last year's. Benchmarks are lower than a year ago in every area and type above, though a few ticked up from September.
Fewer new listings came on in October (2,551, down 9.5% from September). That is normal for the season, and it means less competition for a home that is priced right. Detached homes are leading sales. A home evaluation shows where your home sits, and my marketing plan shows how I would sell it.
Benchmarks describe what happened, not what will happen. This is general information, not advice for your situation.
Where these numbers come from
Market figures: FVREB October 2026 statistics package (news release dated November 3, 2026): news release, MLS® Summary and MLS® Home Price Index pages. Policy rate: Bank of Canada, October 28, 2026. Derived ratios are October sales divided by October active listings, calculated from the package figures. FVREB reports White Rock and South Surrey as one area.
Want numbers for your street or complex? Call or text me at 604-928-1361.
Last month: September 2026 market update. Monthly figures by area: Fraser Valley market stats.
October 2026 market questions
Is the Fraser Valley a buyer's market in October 2026?
Yes. The board-wide sales-to-active listings ratio was 11%, and FVREB defines a balanced market as 12% to 20%. There were 9,164 active listings and 1,051 sales in the month.
How many homes sold in the Fraser Valley in October 2026?
1,051 on the board's MLS®, up 14.0% from September and down 6.4% from October 2025, according to the Fraser Valley Real Estate Board.
What is the benchmark price of a detached home in the Fraser Valley?
$1,293,800 in October 2026, down 0.5% from September and 8.5% from October 2025. Townhouses are $742,300 and apartments $460,800.
What are benchmark prices in South Surrey and White Rock?
$1,606,500 for a detached home, $800,900 for a townhouse and $558,600 for an apartment in October 2026. FVREB reports the two as one area.
What did the Bank of Canada do in October 2026?
It raised its policy rate by a quarter point to 2.5% on October 28, 2026, its first increase in more than three years. The next announcement is December 9, 2026.
What Buyers & Sellers Say
Excerpts from Google reviews for Jared Gibbons, REALTOR® at Royal LePage Little Oak Realty (Suite 201 - 15272 Croydon Dr, Surrey). Quoted word for word; initials only.
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5 out of 5 stars
“My husband and I sought out Jared and his team, as we knew they had years of experience selling properties within the Langley/South Surrey/White Rock area and they came greatly recommended…”
S.S. Google review
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5 out of 5 stars
“Jared's knowledge of the Langley real estate market is second to none. As newcomers to home buying, his guidance was invaluable. He helped us navigate every step with ease, resulting in the purchase of our dream home…”
R.M. Google review
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5 out of 5 stars
“We recently worked with Jared in the sale of our South Surrey home. Not only was Jared thorough, professional and great to work with, but he also seems to really care about his clients…”
K.B. Google review
Ready to get started?
Call 604-928-1361 or Email me today and let's discuss your next home sale or purchase.