September gave buyers in the Fraser Valley more room to negotiate. In most areas, homes sold a few percent below the asking price, and only about 7 to 19 of every 100 homes for sale found a buyer. Prices dipped in Surrey, Abbotsford and Mission, held steady in South Surrey and White Rock, and rose a little in parts of Langley and Cloverdale.
If you are thinking about a move this fall, here is what the numbers say, area by area, and what they mean for you.
The Big Picture: Buyers have more room to negotiate
A simple way to read any market is to ask: of every 100 homes for sale, how many sold this month? Under 12 is a buyer's market. Between 12 and 20 is balanced. Over 20 favours sellers.
Not one area reached a seller's market in September. Langley and Cloverdale are the most active, while Surrey is the quietest.
Surrey: A Buyer's Market, but Homes are moving faster
The typical Surrey house sold for $1,215,000 in September, down 8% from August. Only 8 of every 100 houses for sale found a buyer, which makes this a buyer's market. Homes sold about 5% below asking.
Here is the twist. Houses that did sell went faster, in 28 days on average, down from 40. Buyers are not waiting forever. They are moving quickly on the right home at the right price.
Condos and townhomes tell a similar story. The typical price was $512,944, down 8%. Only 7 of every 100 sold, and they sold just 1% below asking.
- Busiest price range for houses: $800,000 to $900,000, where 31 of every 100 sold. That is a seller's market inside a buyer's market.
- Best bets for buyers: houses between $1.75 million and $2 million, and the Bear Creek, East Newton, Guildford, Panorama Ridge and Sullivan Station areas.
- Best bets for sellers: West Newton, and 3 to 4 bedroom houses.
South Surrey and White Rock: Rock Solid
South Surrey and White Rock held firm. The typical house sold for $1,628,000, about the same as August. Sales jumped 25%, from 48 homes to 60, and houses sold for 2% above asking on average.
On paper it is still a buyer's market, with 10 of every 100 houses selling. But houses priced between $900,000 and $1.25 million moved fast, with 42 of every 100 selling.
Condos and townhomes here are balanced, meaning buyers and sellers are on even ground. The typical price rose 7% to $700,000, and 15 of every 100 sold.
- Best bets for buyers: houses from $3 million to $3.5 million, and the Crescent Beach, Sunnyside Park and White Rock areas.
- Best bets for sellers: Elgin Chantrell, Grandview and Pacific Douglas.
Langley and Cloverdale: Nicely Balanced
Langley and Cloverdale are the steadiest markets in the Fraser Valley right now. Both are balanced for houses and for condos and townhomes, with 14 to 19 of every 100 homes for sale finding a buyer.
In Langley, the typical house sold for $1,345,000, up 2% from August. Price per square foot fell 11%, though, so some of that rise likely came from larger homes selling this month. Condos and townhomes dipped 5% to $611,000.
In Cloverdale, the typical house sold for $1,212,500, down 4%. Condos and townhomes climbed 10% to $740,000, and houses sold in just 19 days on average.
- Langley sellers: Salmon River, Walnut Grove and Murrayville are doing best.
- Cloverdale sellers: Clayton is the strongest area for both houses and townhomes.
North Delta, Abbotsford and Mission: Room to Negotiate
North Delta held steady. The typical house sold for $1,100,000, flat from August, and sales rose 26%. Houses between $1 million and $1.25 million were the busiest, with 26 of every 100 selling.
Abbotsford house prices dipped 7% to $949,000, and sales fell 20%. It is a buyer's market, with 10 of every 100 houses selling. Houses under $800,000 are the exception: half of the houses for sale in the $700,000 to $800,000 range sold.
Mission house prices also dipped 7%, to $814,000. Even so, it is a balanced market, with 12 of every 100 houses selling, and homes sold faster than in August.
If you have been waiting to buy a house in the eastern Fraser Valley, this is a good month to take a look.
Metro Vancouver: The Same Story
Across Metro Vancouver, the typical home price is $1,075,900. That is down 5.5% from last September and down 0.6% from August. Sales fell 8.4% from a year ago, to 1,717 homes.
The slowdown is mostly in condos. Condo sales fell almost 19% from last year, while house and townhouse sales were slightly up. Greater Vancouver REALTORS® says people buying homes to live in are driving the market, while investors wait on the sidelines.
|
Home type |
Typical price |
Change from last year |
|---|---|---|
|
Houses |
$1,784,700 |
down 7.3% |
|
Townhouses |
$1,016,700 |
down 4.7% |
|
Condos |
$682,500 |
down 6.2% |
There are 16,394 homes for sale, 4% fewer than a year ago, which helps keep prices from falling too quickly.
What this means for You
If you are buying, you have choice and bargaining power. Most homes are selling below asking, and in many areas you can take time to compare. Still, the best-priced homes are selling fast, so be ready to act when the right one comes along. Getting your mortgage pre-approval in place first puts you in the strongest position.
If you are selling, price matters more than ever. Homes priced well for their neighbourhood are still selling, often within a month. Homes priced above the market tend to sit. The right price from day one, plus great presentation, still gets great results.
Every street tells its own story. The averages above can hide a lot, so the best next step is to look at the numbers for your own neighbourhood and price range.
Fraser Valley Real Estate FAQ: September 2026
Is it a buyer's market in the Fraser Valley right now? In most areas, yes. In September 2026, Surrey, North Delta and Abbotsford were buyer's markets, with 7 to 11 of every 100 homes for sale selling. Langley, Cloverdale and Mission houses were balanced.
Are home prices going down in Surrey? The typical Surrey house sold for $1,215,000 in September 2026, down 8% from August. Houses that sold went faster, though, in 28 days on average.
What is the typical house price in South Surrey and White Rock? About $1,628,000 in September 2026, steady from August. Sales were up 25%, and houses sold for 2% above asking on average.
Is now a good time to sell my home in the Fraser Valley? It can be, if the price is right from day one. Well-priced homes are still selling, often within a month. Some price ranges, like Surrey houses from $800,000 to $900,000, are seller's markets.
What is the typical home price in Metro Vancouver? $1,075,900 in September 2026, down 5.5% from a year earlier.
Let's talk about your next move
Whether you are buying, selling or just curious what your home is worth, I am happy to walk you through the numbers for your street. No pressure, just clear advice.
Allister Carrington, REALTOR® | KIC Realty Inc. 778.990.8703 · allister@allistercarrington.com · allistercarrington.com
Empower. Advise. Represent. Love Where You Live.
About the author
Allister Carrington, REALTOR® | KIC Realty Inc.
Allister Carrington is a Fraser Valley REALTOR® with KIC Realty Inc. He helps buyers and sellers across Surrey, South Surrey, White Rock, Langley, Cloverdale, North Delta, Abbotsford and Mission make clear, confident moves. He sees himself as a counsellor first, and most of his business comes from client referrals.
Allister co-hosts The Real Deal Pod, a weekly real estate and mortgage podcast. He is the author of Sold Strategy: Selling Secrets You Can't Afford to Miss, and he mentors new real estate agents. Each month, he breaks down the local numbers so Fraser Valley families can make smart decisions about home.
778.990.8703 · allister@allistercarrington.com · allistercarrington.com
Sources
- SnapStats®, September 2026 reports for Surrey, South Surrey and White Rock, North Delta, Cloverdale, Langley, Abbotsford and Mission, based on Fraser Valley Real Estate Board MLS® data captured October 1, 2026. "Typical price" in these areas is the median sale price.
- Greater Vancouver REALTORS®, September 2026 news release and MLS® Home Price Index, released October 2, 2026. "Typical price" for Metro Vancouver is the benchmark price.
Information is deemed reliable but not guaranteed.