Comprehensive Analysis of March 2025 Fraser Valley Real Estate Market Data

by Katie Van Nes

Tariff uncertainty and economic headwinds have stalled what should have been a typical strong spring market in the Fraser Valley. March recorded 1,036 sales—up 13% from February but still 26% below last year and nearly 50% below the 10-year average. This marks the slowest start to spring in more than 15 years. However, the market tells different stories depending on where you look: Langley's attached market is heating up significantly, while detached homes in most areas remain firmly in buyer's market territory.

March 2025 Key Statistics

$974,400 Composite Benchmark

9,219 Active Listings (Decade High)

11% Sales Ratio

1,036 Properties Sold (+13%)

March 2025 Market Snapshot by City

City	Market Type	Composite Benchmark	Sales Ratio	Days on Market
Abbotsford	Buyer's Market	$783,200	11%	13 days ▼11
Langley	Balanced	$1,040,600	16% ▲5	13 days ▲2
Surrey	Buyer's Market	$1,041,700	9% ▼1	28 days ▲4
Mission	Balanced	$942,100	13% ▲4	36 days
White Rock / South Surrey	Buyer's Market	$1,144,100	7% ▼3	27 days ▲7
Fraser Valley Board	Buyer's Market	$974,400	11%	31 days ▲7

Source: Fraser Valley Real Estate Board, March 2025 Statistics Package. Days on Market from SnapStats.

Fraser Valley Market Overview: March 2025

March typically marks the beginning of the Fraser Valley's busiest real estate season. Instead, economic uncertainty—driven largely by U.S. tariff threats—has created a standoff between buyers and sellers. Sellers remain hesitant to lower prices beyond a certain threshold, while buyers facing tighter financing conditions are either unable or unwilling to meet it.

The result: 9,219 active listings—a decade-high level that sits 49% above March 2024 and 59% above the 10-year seasonal average. New listings increased 22% from February to 3,800, continuing the inventory buildup that has defined the 2025 market.

"If not for the economic uncertainty driven largely by U.S. tariffs, we'd likely be seeing a typical strong spring market in the Fraser Valley. Instead, we're seeing a disconnect as sellers remain hesitant to lower their prices beyond a certain threshold, while buyers, facing tighter financing conditions, are either unable or unwilling to meet it."
— Tore Jacobsen, Chair, Fraser Valley Real Estate Board

The Tariff Effect

Trade policy uncertainty is weighing heavily on buyer confidence. Until there's greater clarity on economic direction, expect this cautious buyer behaviour to persist. However, this also means motivated sellers may need to price more aggressively to stand out in a crowded market.

Pricing showed modest stabilization with the composite benchmark rising 0.4% to $974,400. All three property types posted small monthly gains: detached homes at $1,505,500 (+0.4%), townhouses at $833,700 (+0.5%), and apartments at $540,900 (+0.5%). However, year-over-year comparisons remain negative across the board.

City-by-City Market Analysis

Abbotsford

Abbotsford detached homes are selling faster than anywhere else in the Fraser Valley. At just 13 days on market—down dramatically from 24 days in February—well-priced properties are moving quickly despite the broader market slowdown. The 11% sales ratio keeps it in buyer's market territory, with a $1,170,000 median sale price and homes selling 2% below list.

The attached market strengthened to a 16% sales ratio (balanced market conditions) with a $535,000 median, selling 3% below list in 19 days.

SNAPSTATS MARKET INTELLIGENCE: ABBOTSFORD

Hot Price Band (Detached): $800K–$900K with 56% sales ratio (seller's market conditions).

Buyers' Best Bet: Homes $1.5M–$2M, Aberdeen, Central Abbotsford, and 7+ bedroom properties.

Sellers' Best Bet: Abbotsford East (20% sales ratio) and 3-4 bedroom homes are moving fastest.

Attached Highlight: $900K–$1M attached with 27% ratio; Abbotsford East showing 22% attached ratio.

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

→ Browse Current Abbotsford Listings

Langley

Langley stands out as the Fraser Valley's hottest market in March, particularly for attached homes. The detached segment shows a 16% sales ratio (balanced market) with a $1,600,000 median—up 10% from February. Homes are selling 3% below list in just 13 days.

The attached market has shifted into seller's market territory at 25% sales ratio. At a $662,500 median selling 2% below list in 16 days, this is the strongest attached market in the region. Walnut Grove is particularly competitive at 43% sales ratio.

Langley's Bright Spot

While most Fraser Valley markets remain sluggish, Langley attached homes are defying the trend. With a 25% sales ratio and pockets like Walnut Grove (43%) and Willoughby Heights (27%) showing exceptional activity, sellers of townhomes and condos in Langley have real leverage.

SNAPSTATS MARKET INTELLIGENCE: LANGLEY

Hot Detached Neighbourhood: Fort Langley with 56% sales ratio; Walnut Grove at 29%.

Hot Price Band (Detached): $3M–$3.5M with 30% sales ratio.

Buyers' Best Bet (Detached): Homes $2.25M–$2.75M, Aldergrove, Campbell Valley.

Attached Market: $400K–$700K range showing 29-30% ratios across price bands. Walnut Grove (43%) and Willoughby Heights (27%) are the standout communities.

See our Langley City Guide for neighbourhood insights.

→ Browse Current Langley Listings

Surrey

Surrey remains firmly in buyer's market territory. The detached segment shows a 9% sales ratio with homes taking 28 days to sell—longer than most other Fraser Valley communities. With the region's largest inventory pool, buyers have substantial selection and negotiating power.

The attached segment mirrors these conditions with buyer-friendly ratios across most price bands and communities. Buyers seeking entry points in Surrey have time and leverage on their side.

SNAPSTATS MARKET INTELLIGENCE: SURREY

Detached Market: Buyer's market conditions persist with 4% below list pricing common.

Community Standouts: Look for pockets of relative activity in specific neighbourhoods while overall conditions favour buyers.

Strategy for Buyers: Surrey's high inventory means extensive selection—take time to compare properties across communities.

See the full Surrey Market Snapshot for segment details.

→ Browse Current Surrey Listings

Mission

Mission improved to balanced market conditions in March with a 13% sales ratio for detached homes. The $1,050,000 median represents slight improvement from February, with homes selling 4% below list in 36 days.

The attached market also reached balanced territory at 12% sales ratio with a dramatic improvement in days on market—down to 40 days from 85 days in February. The $649,950 median represents Mission's value proposition for attached buyers.

SNAPSTATS MARKET INTELLIGENCE: MISSION

Hot Price Band (Detached): $1M–$1.25M with 21% sales ratio.

Buyers Best Bet: Homes $900K–$1M, Lake Errock, and 3-4 bedroom properties.

Sellers Best Bet: Hatzic (17% ratio), Mission core, and 5-6 bedroom properties moving fastest.

Attached Highlight: $500K–$600K range with 22% ratio; Mission West showing 20% attached activity.

See the Mission Market Snapshot for complete data.

→ Browse Current Mission Listings

White Rock & South Surrey

The premium White Rock and South Surrey market remains firmly in the Buyer's territory with a 7% sales ratio for detached homes. At a $1,830,888 median sale price, homes are selling 4% below list in 27 days.

Even in this high-end market, buyers have significant leverage. The $1.25M–$1.5M price band shows the most activity at 12% sales ratio (balanced), while higher price points favour buyers more strongly.

SNAPSTATS MARKET INTELLIGENCE: WHITE ROCK / SOUTH SURREY

Most Active Price Band: $1.25M–$1.5M with 12% sales ratio (balanced conditions).

Buyers' Best Bet: Homes $2.5M–$3M, White Rock proper, and 7+ bedroom properties.

Sellers' Best Bet: Morgan Creek (23% ratio) and 3-6 bedroom properties.

Community Standout: Hazelmere showing 100% ratio (limited inventory); Morgan Creek at 23%.

See the White Rock Market Snapshot for details.

→ Browse Current White Rock Listings

What This Means for Buyers

March's data reinforces that buyers have the upper hand in most Fraser Valley markets. With 9,219 active listings—the highest level in a decade—you have selection, time, and negotiating power.

Strategic Considerations for Buyers

Detached buyers have maximum leverage: With 11% overall sales ratio, the detached segment strongly favours buyers. Patient, strategic offers are rewarded.
Exception: Langley attached: At 25% sales ratio, Langley townhomes and condos require more decisive action. Walnut Grove (43%) and Willoughby Heights (27%) are particularly competitive.
Tariff uncertainty creates opportunity: If your employment is stable, you may be positioned to act while others wait—but ensure your financial foundation is solid.
Compare extensively: Decade-high inventory means exceptional selection. Take time to compare properties across communities before committing.

What This Means for Sellers

The disconnect between seller expectations and buyer willingness is the defining feature of this market. Tariff uncertainty has made buyers cautious, and elevated inventory means competing against many similar properties.

Strategic Considerations for Sellers

Price aggressively from day one: Well-priced properties are selling—Abbotsford detached in 13 days, Langley detached in 13 days. Overpriced listings languish.
Know your segment: Attached properties in Langley have real leverage (25% ratio). Detached sellers elsewhere face buyer's market dynamics.
Stand out from competition: With 9,219 active listings, professional staging, pre-inspections, and competitive pricing differentiate successful listings.
Timing considerations: Economic clarity on tariffs could shift buyer confidence. Monitor market conditions and be prepared to adjust strategy.

Looking Ahead

The spring market's slow start suggests buyer caution will persist until there's greater economic clarity. The key variables to watch: trade policy developments (tariff resolution could boost confidence), Bank of Canada rate decisions, and whether inventory continues building or stabilizes as we move into late spring.

"Currently, uncertainty is impacting all corners of the real estate and development sector. As we navigate these challenges, your local REALTOR—with firsthand market insight and access to the latest data—is a valuable resource to help guide you through the critical timing decisions for buying or selling."
— Baldev Gill, CEO, Fraser Valley Real Estate Board

Navigate the Market with Confidence

Whether you're buying, selling, or simply tracking market trends, having accurate, current data is essential. The SearchFraserValley.ca team provides neighbourhood-level insights to inform your real estate decisions.

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Data Sources & Verification: Statistics from the Fraser Valley Real Estate Board (FVREB) March 2025 Monthly Statistics Package. Detailed market intelligence, including sales ratios, median prices, SP/LP ratios, days on market, and neighbourhood-level analysis from SnapStats March 2025 Fraser Valley Report. Data verified: April 3, 2025

About the Author: Katie Van Nes is a Fraser Valley–based Realtor and market analyst specializing in data-driven real estate guidance. For personalized advice on Fraser Valley real estate, contact the SearchFraserValley.ca team.