Comprehensive Analysis of October 2025 Fraser Valley Real Estate Market Data

Fraser Valley Real Estate Market Update: October 2025

October 2025 marked the seventh consecutive month of price declines in the Fraser Valley, yet improved buyer activity signals a market finding its footing. With sales climbing 17% from September and the composite benchmark down 5.3% year-over-year, conditions continue to favour patient, well-qualified buyers heading into the final months of 2025.

Fraser Valley Market Overview

According to the Fraser Valley Real Estate Board (FVREB) October 2025 Statistics Report, the region recorded 1,123 sales on its Multiple Listing Service (MLS)—a 17% increase from September's 962 transactions, though still 16% below October 2024 levels.

New listings slowed to 2,967 in October, down 14% month-over-month and 7% year-over-year. This moderation in supply, combined with increased buyer activity, helped push the sales-to-active ratio from 9% in September to 11% in October. While still firmly in buyer's market territory (below the 12-20% balanced range), this represents a modest improvement in market conditions.

"Motivated sellers are responding to increasingly competitive market conditions with more realistic pricing strategies. As a result, we're seeing prices soften—a shift that's helping to facilitate sales in a slower market."

— Tore Jacobsen, Chair, Fraser Valley Real Estate Board

The composite benchmark price decreased 0.7% month-over-month to $919,900, now sitting 5.3% below October 2024. This marks the seventh consecutive month of price softening, reflecting sustained elevated inventory and buyer caution amid economic uncertainty.

Benchmark Prices by Property Type

October 2025 FVREB Benchmark Prices

Condos have experienced the steepest year-over-year declines at 6.8%, followed by townhomes at 5.6% and detached homes at 5.1%. This pattern suggests buyers at entry-level price points may be finding improved relative value, though affordability challenges persist across all categories.

City-by-City Market Snapshot

Neighbourhood-level data from SnapStats October 2025 Fraser Valley Market Summary reveals significant variation in market conditions across the region.

October 2025 Market Summary by City (SnapStats)

Sales Ratio: 0-11% = Buyer's Market | 12-20% = Balanced | 21%+ = Seller's Market. SP/LP = Sale Price to List Price. DOM = Days on Market.

Surrey: Balanced Conditions Return

Surrey's market has improved from buyer's territory to balanced conditions in October. Detached homes show a 12% sales ratio, with properties selling at 99% of list price in an average of 22 days. The median sale price of $720,000 represents the most active price segment, though FVREB benchmark data shows combined Surrey detached at $1,426,800.

Langley: Strong Balanced Market

Langley demonstrates the strongest balanced market conditions in the Fraser Valley, with detached homes showing a 16% sales ratio—comfortably in balanced territory. Properties are selling at 98% of list price with a median of $1,377,500. Attached properties perform similarly at 17% sales ratio and $682,500 median price.

White Rock & South Surrey: Premium Markets See Mixed Conditions

The premium South Surrey/White Rock market shows a split between property types. Detached homes remain in buyer's market territory at a 10% sales ratio, with properties selling 3% below list price and taking an average of 41 days to sell. The $1,787,500 median reflects this area's luxury positioning.

However, attached properties have improved to balanced conditions at 15% sales ratio, with the $400,000–$500,000 price band showing a seller's market at 30% sales ratio—indicating strong demand for entry-level options in this desirable area.

Abbotsford: Most Accessible Fraser Valley Market

Abbotsford offers balanced market conditions with detached homes at a 12% sales ratio and a median price of $1,055,000—the most affordable detached market in the Fraser Valley. Properties are selling 4% below list price, providing negotiating room for buyers.

Attached properties show even stronger conditions at 17% sales ratio, with a $532,450 median price representing genuine entry-level pricing. The $200,000–$300,000 attached price band shows a seller's market at 26% sales ratio.

Mission: Value Market with Buyer Leverage

Mission's detached market remains in buyer's territory at 11% sales ratio, with the $880,000 median representing the lowest-priced detached market in the Fraser Valley. Properties are selling 5% below list price, giving buyers significant negotiating leverage.

Attached properties show balanced conditions at 18% sales ratio, though the higher 61-day average time on market suggests more selective buyer behaviour in this segment.

What This Means for Buyers

October's improved sales activity suggests some buyers are responding to softening prices and motivated sellers. For those considering a purchase:

What This Means for Sellers

Sellers face a more competitive environment than in recent years, but realistic pricing strategies are yielding results.

"While these early signs are encouraging, the path back to seasonal average sales levels will take time. As more new supply comes on stream and sellers adapt to the shifting dynamics, we expect the market to respond accordingly."

— Baldev Gill, CEO, Fraser Valley Real Estate Board

Strategies for today's market:

• Price competitively from day one—the data shows properties priced at market value are selling in 17-42 days depending on location and type
• Expect offers 2-5% below list price in most areas
• Consider the trade-off between holding for higher prices vs. carrying costs and market uncertainty
• Focus on presentation and condition—buyers have choice and are selective