Comprehensive Analysis of July 2025 Fraser Valley Real Estate Market Data

Market conditions are ideal for Fraser Valley home buyers this summer, but the persistent gap between buyers' and sellers' price expectations continues to suppress sales. July delivered 1,190 transactions—essentially flat from June and 23% below the 10-year average. With inventory nearly 50% above seasonal norms and prices continuing to ease, buyers have time, selection, and negotiating power. For sellers, meeting buyers where they're at has never been more important.

July 2025 Market Snapshot by City

Source: Fraser Valley Real Estate Board, July 2025 Statistics Package. Trend arrows show month-over-month change.

Fraser Valley Market Overview: July 2025

The Fraser Valley entered its typical summer slowdown in July, with sales essentially flat compared to June. The 1,190 transactions recorded were down just 0.5% from June but 3% below July 2024 and a significant 23% below the 10-year average.

"Home sellers are having to work harder than they did a year or two ago. In a market where buyers are cautious and have ample choice, successful sellers are going the extra mile to meet buyers where they're at—staging their home, handling repairs up front, and most importantly, pricing their homes realistically for the current market conditions."

— Tore Jacobsen, Chair, Fraser Valley Real Estate Board

Active listings dipped slightly to 10,650—down 2% from June but still 22% above last year and nearly 50% above the 10-year seasonal average. New listings declined 5% from June to 3,453 as some sellers opted to wait for fall rather than compete in a crowded summer market.

Pricing continued its gradual decline with the composite benchmark falling 0.7% to $944,800—now down 5.4% year-over-year. Detached homes declined 0.5% to $1,451,100 (-5.1% YoY), townhomes fell 1.2% to $814,900 (-4.0% YoY), and apartments dropped 1.4% to $519,300 (-5.8% YoY).

City-by-City Market Analysis

Abbotsford

Abbotsford maintained balanced conditions across most segments in July. Detached homes showed a 13% sales ratio with a $1,154,600 median—up 9.6% from June's unusually low median as sales shifted to higher price points. The benchmark declined to $1,180,200 (-0.9% from June, -4.4% YoY).

The attached market held at a 15% sales ratio (balanced), with a $492,500 median and homes selling at 99% of list price in 19 days. Condos benchmark at $424,400 (-3.9% from June)—the most affordable entry point in the Fraser Valley.

Visit our Abbotsford Market Snapshot for complete data or read the Abbotsford City Guide.

Browse Current Abbotsford Listings →

Langley

Langley continued showing the region's strongest market conditions, with overall balanced conditions across property types. Detached homes posted a 16% sales ratio with a $1,400,000 median—essentially flat from June. The benchmark held relatively stable at $1,598,600 (-0.1% from June).

The attached market showed balanced conditions at a 20% sales ratio, with a $650,000 median and homes selling at 97% of list price in 21 days. Year-over-year, Langley's composite benchmark is down just 2.5%—the smallest decline among major Fraser Valley communities.

See the Langley Market Snapshot for complete data and our Langley City Guide for neighbourhood insights.

Browse Current Langley Listings →

Surrey

Surrey remained firmly in buyer's market territory across all segments. The composite benchmark fell to $1,002,500 (-1.1% from June, -7.0% YoY)—breaking below the $1 million mark for the first time since early 2022. Central Surrey detached showed a 7% sales ratio with homes selling 2% below list.

The attached segment showed slightly better conditions at a 12% sales ratio, with a $596,500 median and homes selling at 99% of list. North Surrey apartments benchmark at $458,200 (-7.9% YoY), offering the region's most affordable entry point for first-time buyers.

See the full Surrey Market Snapshot for segment details.

Browse Current Surrey Listings →

Mission

Mission was the only Fraser Valley community with positive monthly price movement in July, with the composite benchmark rising 0.5% to $908,200. The detached benchmark increased 0.6% to $1,033,100, while townhomes rose 0.5% to $663,000.

Mission continues offering compelling value for buyers who can accommodate the commute. The detached benchmark of $1,033,100 represents approximately 35% savings versus Langley ($1,598,600) and 30% savings versus Surrey Central ($1,468,200).

See the Mission Market Snapshot for complete data.

Browse Current Mission Listings →

White Rock & South Surrey

The premium White Rock and South Surrey market saw sales activity moderate from June's strong numbers, with detached transactions dropping 26% (73 to 54 sales). The 11% sales ratio for detached homes remains in buyer's market territory. The benchmark fell 0.5% to $1,837,300 (-7.2% YoY), with homes selling at a $1,658,000 median—down 7.9% from June.

The attached segment showed balanced conditions at 15% sales ratio, with a $795,000 median and homes selling at 95% of list price in 28 days. Premium neighbourhoods like King George Corridor (13%), Sunnyside Park (9%), and White Rock (11%) are seeing varied conditions.

See the White Rock Market Snapshot for details.

Browse Current White Rock Listings →

What This Means for Buyers

July reinforced that 2025 remains the strongest buyer's market the Fraser Valley has seen in years. With inventory 50% above seasonal norms, prices down 5.4% year-over-year, and days on market extended, buyers who can act have substantial leverage.

What This Means for Sellers

Sellers face the challenge of a market where buyers have ample choice and little urgency. Strategic pricing and presentation from day one are essential.

Looking Ahead

The housing market continues processing the effects of ongoing tariff threats and economic uncertainty. The slowdown in home sales this spring and summer has been largely driven by uncertainty and fear—factors that may persist into fall.

"The housing market, like other sectors, continues to process the effects of the ongoing tariff threats. The slowdown in home sales this spring and summer has largely been driven by uncertainty and fear. Buyers and sellers are taking measures to offset the anticipated impacts, knowing that the economic effects of tariffs will likely take some time to be fully realized throughout the system."

— Baldev Gill, CEO, Fraser Valley Real Estate Board

August typically sees continued summer slowdown before activity picks up after Labour Day. With inventory remaining elevated and prices continuing to ease, buyers who can tolerate uncertainty may find fall 2025 offers genuine opportunities. For sellers, the return of school-year buyers may bring renewed activity—but only for competitively priced properties.