Comprehensive Analysis of November 2025 Fraser Valley Real Estate Market Data

by Katie Van Nes

Fraser Valley Real Estate Market Update: November 2025

November 2025 brought a seasonal cooldown to Fraser Valley real estate, with sales declining 16% from October as affordability concerns and tightening mortgage conditions continued to weigh on buyer activity. Despite eight consecutive months of price declines bringing the composite benchmark to $912,400—closer to early-2023 levels—buyers remained cautious amid economic uncertainty.

November 2025 Key Statistics

$912,400 Benchmark Price (−0.7% MoM)

943 Sales (−16% MoM)

9,201 Active Listings (+47% vs avg)

10% Sales Ratio (Buyer's Market)

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−5.9% Year-over-Year Price Change 8th consecutive monthly decline

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9,201 Active Listings +47% above 10-year average

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37-52 Avg Days on Market Townhomes fastest at 37 days

Fraser Valley Market Overview

According to the Fraser Valley Real Estate Board (FVREB) November 2025 Statistics Report, the region recorded 943 sales on its Multiple Listing Service (MLS)—a 16% decrease from October's 1,123 transactions and 17% below November 2024 levels.

New listings slowed significantly to 2,210 in November, down 26% month-over-month and 7% year-over-year. Despite this reduction in new supply, overall inventory remains well above seasonal norms with 9,201 active listings—down 9% from October but still 47% above the 10-year seasonal average.

"Affordability concerns and economic pressures are weighing heavily on many Fraser Valley households. Our REALTORS® understand how personal and complex these decisions are. But there are encouraging signs for buyers. Composite prices are closer to early-2023 levels, inventory has improved, and there is more space to negotiate than we've had in recent years."
— Tore Jacobsen, Chair, Fraser Valley Real Estate Board

The sales-to-active listings ratio dropped to 10% in November, down from 11% in October, keeping the Fraser Valley firmly in buyer's market territory. A balanced market is typically defined by a ratio between 12% and 20%.

📉 Eight Months of Price Softening

The composite benchmark has now declined for eight consecutive months, falling from the February 2025 peak of $970,300 to November's $912,400—a total decline of $57,900 (6.0%). Prices are now closer to early-2023 levels, though they remain approximately 35-40% above pre-pandemic (2019) benchmarks.

Mortgage Conditions Tightening

Baldev Gill, CEO of the Fraser Valley Real Estate Board, notes that mortgage conditions are creating additional friction: "With mortgage conditions tightening, buyers are encountering increased scrutiny and higher down payment expectations from lenders. These constraints can delay transactions and influence overall activity in the market."

Historical Perspective

While benchmark prices have declined roughly 6% from their February 2025 peak, they remain approximately 35-40% above pre-pandemic (2019) levels. The current correction has moderated the extreme gains of 2021-2022 but hasn't returned affordability to historical norms. For context, the composite benchmark was in the $650,000-$700,000 range in 2019.

Benchmark Prices by Property Type

November 2025 FVREB Benchmark Prices

Property Type	Benchmark Price	Monthly Change	Year-over-Year	Avg DOM
Single Family Detached	$1,405,500	−0.6%	−5.4%	52 days
Townhomes	$778,700	−0.8%	−6.8%	37 days
Apartments/Condos	$496,500	−1.0%	−6.9%	41 days

Condos continue to experience the steepest year-over-year declines at 6.9%, followed by townhomes at 6.8% and detached homes at 5.4%. Detached homes are taking the longest to sell at an average of 52 days, while townhomes move fastest at 37 days.

City-by-City Market Snapshot

Neighbourhood-level data from SnapStats November 2025 Fraser Valley Market Summary reveals varied conditions across the region, with some markets showing resilience while others continue to soften.

November 2025 Benchmark Prices by City (FVREB HPI)

City	Composite	Detached	Townhouse	Apartment	YoY Change
Surrey	$960,400	$1,413,300	$767,700	$509,000	−7.5%
Langley	$984,100	$1,543,400	$827,500	$564,200	−4.8%
White Rock / South Surrey	$1,060,900	$1,746,100	$876,500	$574,900	−7.5%
Abbotsford	$763,100	$1,215,400	$638,100	$406,600	−2.9%
Mission	$866,300	$981,700	$646,700	$428,400	−4.9%

Sales Ratio: 0-11% = Buyer's Market | 12-20% = Balanced | 21%+ = Seller's Market. YoY = Year-over-Year composite benchmark change.

Surrey: Deeper Buyer's Market Conditions

Surrey remains in buyer's market territory with a 7-8% sales ratio for detached homes, down from balanced conditions in October. The composite benchmark at $960,400 reflects a 7.5% year-over-year decline—among the steeper corrections in the region. Detached homes at $1,413,300 are down 7.0% YoY, while townhomes at $767,700 show a 7.9% decline.

Attached properties maintain slightly better conditions at approximately 11% sales ratio, though still in buyer's market territory. Properties are generally selling 3-5% below list price.

SNAPSTATS INTELLIGENCE: SURREY

Detached Benchmark: $1,413,300 (−7.0% YoY)
Townhouse Benchmark: $767,700 (−7.9% YoY)
Apartment Benchmark: $509,000 (−7.7% YoY)
Detached Market | Attached Market

Browse Current Surrey Listings

Langley: Most Resilient Market

Langley continues to demonstrate the strongest market conditions in the Fraser Valley with sales ratios in the 14-17% range—approaching or within balanced market territory. The composite benchmark at $984,100 shows a more modest 4.8% year-over-year decline, the smallest correction among major Fraser Valley markets.

Detached homes benchmark at $1,543,400 (−4.9% YoY), while townhomes at $827,500 show a 4.7% decline. Properties typically sell at 97-98% of list price, with 20-22 day average times on market for the most competitive segments.

SNAPSTATS INTELLIGENCE: LANGLEY

Detached Benchmark: $1,543,400 (−4.9% YoY)
Townhouse Benchmark: $827,500 (−4.7% YoY)
Apartment Benchmark: $564,200 (−5.5% YoY)
Detached Market | Attached Market

Browse Current Langley Listings

White Rock & South Surrey: Premium Markets Under Pressure

The premium South Surrey/White Rock market has experienced one of the steeper corrections at 7.5% year-over-year. Detached homes remain firmly in buyer's market territory with a 6% sales ratio, properties selling 4% below list price, and averaging 37-41 days on market.

Townhomes at $876,500 show an 8.1% year-over-year decline—the steepest townhouse correction in the region. However, certain price bands and neighbourhoods like Crescent Beach and Sunnyside Park continue to show pockets of relative strength.

SNAPSTATS INTELLIGENCE: WHITE ROCK/SOUTH SURREY

Detached Benchmark: $1,746,100 (−5.9% YoY)
Townhouse Benchmark: $876,500 (−8.1% YoY)
Apartment Benchmark: $574,900 (−6.4% YoY)
Detached Market | Attached Market

Browse White Rock Listings Browse South Surrey Listings

Abbotsford: Best Value with Smallest Correction

Abbotsford continues to offer the most accessible pricing in the Fraser Valley while experiencing the smallest year-over-year correction at just 2.9%. Detached homes benchmark at $1,215,400 (−0.7% YoY)—essentially flat compared to last year and significantly below other Fraser Valley markets.

Sales ratios around 12-14% indicate balanced to near-balanced conditions, particularly for attached properties. November saw 59 detached sales against 415 active listings, with attached properties showing similar proportional activity. The $600,000-$700,000 attached price band shows balanced conditions with a 16% sales ratio.

SNAPSTATS INTELLIGENCE: ABBOTSFORD

Detached Benchmark: $1,215,400 (−0.7% YoY)
Townhouse Benchmark: $638,100 (−2.8% YoY)
Apartment Benchmark: $406,600 (−6.9% YoY)
Detached Market | Attached Market

Browse Current Abbotsford Listings

Mission: Strong Sales Activity Defies Regional Trends

Mission stands out in November with detached sales up 31% year-over-year—the only major Fraser Valley market showing positive sales growth. The 38 detached transactions against 245 active listings translate to approximately a 16% sales ratio, indicating balanced market conditions.

The detached benchmark at $981,700 (−3.2% YoY) offers the most affordable detached housing in the Fraser Valley, approximately $230,000 less than Abbotsford and $420,000 less than Surrey. Attached properties show balanced conditions at 13-18% sales ratios.

SNAPSTATS INTELLIGENCE: MISSION

Detached Benchmark: $981,700 (−3.2% YoY)
Townhouse Benchmark: $646,700 (−3.7% YoY)
Apartment Benchmark: $428,400 (+0.2% YoY)
Detached Market | Attached Market

Browse Current Mission Listings

What This Means for Buyers

November's continued price softening and elevated inventory create ongoing opportunities for well-qualified buyers. However, tightening mortgage conditions mean lender scrutiny has increased.

Current Conditions Favour Buyers Who:

Have stable employment and can demonstrate consistent income
Have saved a substantial down payment (lenders increasingly favouring 20%+)
Can be patient—prices may continue softening into 2026
Are prepared to negotiate—most properties selling 2-5% below list
Consider Mission, Abbotsford, or Langley for better relative value

Consider Your Timing If:

Your employment situation is uncertain
You're stretching financially to qualify under new lending standards
You expect to sell within 2-3 years (price recovery timeline uncertain)
You're waiting for prices to drop further—timing the market is risky

What This Means for Sellers

Sellers face continued headwinds as inventory remains elevated and buyer activity is subdued. Success requires realistic expectations and competitive positioning.

Strategies for today's market:

Price competitively from day one—properties taking 37-52 days to sell depending on type
Expect offers 2-5% below list price in most areas
Focus on presentation—buyers have significant choice and are selective
Consider the trade-off between holding for higher prices vs. ongoing carrying costs
Langley and Mission offer relatively stronger conditions for sellers

Looking Ahead: December 2025 and Beyond

As we enter the traditionally slower winter months, several factors will shape Fraser Valley real estate heading into 2026:

Interest rates: Bank of Canada policy decisions will continue influencing buyer qualification and market activity
Economic conditions: Employment stability and overall economic confidence remain key demand drivers
Inventory levels: Whether the elevated supply persists or begins to normalize will impact price trajectories
Seasonal patterns: Expect further activity slowdown through December-January before typical spring pickup

Need Guidance on Your Real Estate Decision?

Whether you're considering your first home purchase, thinking about selling, or exploring investment options, understanding current market conditions specific to your situation is essential. The team at SearchFraserValley.ca provides data-informed guidance without pressure.

Explore Next Steps:

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For more balanced perspectives on Fraser Valley real estate, explore our Market Insights blog.

Data Sources & Verification: Market statistics from FVREB November 2025 Stats Report and SnapStats November 2025 Summary. Data verified: December 2, 2025. View all Fraser Valley City Statistics & Market Insights.

About the Author: Katie Van Nes is a Fraser Valley–based Realtor and market analyst specializing in local housing trends. This analysis combines verified FVREB board-level statistics with SnapStats neighbourhood-level data to provide comprehensive market intelligence for buyers, sellers, and investors across the Fraser Valley region.