Comprehensive Analysis of September 2025 Fraser Valley Real Estate Market Data

Fraser Valley Real Estate Market Update: September 2025

September 2025 marked the sixth consecutive month of price declines in the Fraser Valley, yet the softer pricing is beginning to draw some buyers back into the market. With inventory holding at decade-high levels and the composite benchmark down 5.4% year-over-year, buyer leverage remains significant heading into fall.

Market Overview: Signs of Renewed Confidence

After a quiet summer, September brought tentative signs that some buyers are responding to sustained price declines. The Fraser Valley Real Estate Board recorded 962 sales—up 3% from August, though still 2% below September 2024 and 28% below the 10-year average.

The composite benchmark price fell 1% to $926,300, marking the sixth straight month of declines. Year-over-year, prices are now down 5.4%—the largest annual decline since the 2022-2023 correction period.

"As prices continue to weaken, the market is showing hopeful signs of renewed confidence. While recent economic uncertainty seems to have weighed more heavily here in the Fraser Valley, some buyers are beginning to re-engage in the market, a positive signal heading into the fall."

— Tore Jacobsen, Chair, Fraser Valley Real Estate Board

Property Type Performance

Source: FVREB MLS® HPI Benchmark Prices, September 2025.

Apartments continue to show the steepest year-over-year decline at -6.3%, reflecting investor caution and ample rental supply. Townhomes saw the largest monthly drop (-1.5%) but remain the most resilient property type on an annual basis (-4.7%). Detached homes held relatively steady month-over-month but are down 5.4% from last September.

City-by-City Market Snapshot

Source: Fraser Valley Real Estate Board and SnapStats, September 2025.

Surrey: Strong Buyer Leverage

Surrey's detached market shows a 7% sales ratio—the lowest in the region—giving buyers considerable negotiating power. Homes are selling 3% below asking price with a median of $1,375,000. Days on market averaged 21 days for properties that did sell, though many listings sit much longer.

North Surrey condos offer the most accessible entry point at $443,800 benchmark (-9.2% YoY), though the 9% sales ratio indicates buyer caution even at these price points.

Browse Current Surrey Listings

Langley: Approaching Balance

Langley continues to show the healthiest market conditions in the region with a 13% sales ratio for detached homes—at the threshold of balanced market territory. Homes sell 3% below list in 22 days, with a median of $1,432,950.

Walnut Grove stands out with a 33% sales ratio, indicating seller-friendly conditions in this sought-after neighbourhood. Meanwhile, townhomes and apartments trade at 11-12% ratios, offering more balanced conditions for buyers.

Browse Current Langley Listings

Abbotsford: Accessible Entry Points

Abbotsford offers the most affordable detached home prices in the Fraser Valley, with a median of $1,050,000—roughly $380,000 less than Langley. The 10% sales ratio keeps conditions in buyer's market territory, with homes selling 3% below list.

Attached homes show balanced market conditions at a 13% sales ratio, with a median of $495,200. Condos benchmark at $415,900 (-4.1% YoY)—genuine entry-level pricing for qualified buyers.

Browse Current Abbotsford Listings

Mission: The Stability Story

Mission stands apart as the only Fraser Valley market showing year-over-year price gains (+1.2%). The 11% sales ratio sits at the threshold of balanced territory, and remarkably, homes are selling at 100% of list price—a rarity in today's market.

With a median of $995,000 for detached homes, Mission offers approximately 30% savings compared to Langley, making it attractive for buyers willing to accommodate the commute.

Browse Current Mission Listings

White Rock / South Surrey: Premium Market Correction

The premium White Rock/South Surrey market shows the steepest year-over-year decline at -8.1% for detached homes. With a 6% sales ratio and homes selling 4% below list, buyers in this segment have significant leverage.

The $1,777,900 benchmark remains well above most household budgets, but for those who can qualify, the correction represents meaningful savings from 2024 peaks. Attached homes show an 11% ratio at a $661,500 median.

Browse White Rock Listings Browse South Surrey Listings

What This Means for Buyers

• Negotiate confidently: Most properties are selling 2-4% below asking price. Make competitive offers, especially on listings that have been sitting 30+ days.
• Consider Mission: The only market showing YoY price gains (+1.2%) with homes selling at 100% of list—indicating relative stability and value.
• Watch Langley: At 13% sales ratio, Langley may tighten first if sentiment shifts. Walnut Grove already shows seller-friendly conditions.
• Entry-level opportunities: North Surrey condos ($443,800) and Abbotsford apartments ($415,900) offer the most accessible entry points.

What This Means for Sellers

• Price to current market: The 2-4% below-list norm reflects reality. Aspirational pricing leads to extended days on market and eventual reductions.
• Langley and Mission advantage: If selling in these markets, conditions are more balanced. Walnut Grove and Hatzic sellers see particularly favourable ratios.
• Presentation matters: In a crowded market, staging, repairs, and professional photography differentiate your listing from the competition.
• Townhomes selling fastest: At 38 days average, townhomes are moving more quickly than detached homes (37 days) and condos (39 days).

Market Outlook

"It is unreasonable to single out any one factor or policy driving today's market dynamics. That said, there is a growing consensus within the housing and development sector calling for greater measures to incentivize investors to help drive new supply growth, which would certainly have a positive impact on affordability."

— Baldev Gill, CEO, Fraser Valley Real Estate Board