A Closer Look at Abbotsford, Mission, Chilliwack, Langley & Maple Ridge

The Fraser Valley real estate market continued its cool-down through September, marking six straight months of price declines. Inventory remains elevated at decade highs, keeping conditions firmly in favour of buyers. That said, a slight uptick in sales suggests confidence is slowly returning to the market.

Fraser Valley Overview

In September, 962 sales were recorded across the Fraser Valley — a 3% increase from August but still 2% lower year-over-year and 28% below the 10-year average.
Active listings reached 10,583, up 17% from last year, while new listings jumped 23% month-over-month to 3,447.

With a sales-to-active-listings ratio of 9%, the region remains a buyer’s market (balanced = 12–20%).

Prices continued to ease:

• Detached: $1,420,000 (▼ 1.2 % MoM | ▼ 5.4 % YoY)

• Townhomes: $795,600 (▼ 1.5 % MoM | ▼ 4.7 % YoY)

• Apartments: $510,400 (▼ 0.7 % MoM | ▼ 6.3 % YoY)

Average time to sell: 37 days (detached) | 38 days (townhome) | 39 days (condo).

Abbotsford

Abbotsford saw a relatively steady month, with prices edging lower and sales activity mixed.

• Detached sales: 49 (▼ 23 % YoY)

• Townhome sales: 37 (▲ 23 % YoY)

• Apartment sales: 41 (▼ 18 % YoY)

Inventory continues to build: active listings up ≈ 26 % YoY across all property types.

Prices moved modestly lower:

• Detached: $1,152,500 (▼ 1.7 % MoM | ▼ 4.0 % YoY)

• Townhomes: $640,500 (▼ 0.8 % MoM | ▼ 2.6 % YoY)

• Apartments: $415,900 (▼ 1.4 % MoM | ▼ 4.1 % YoY)

Mission

Mission continues to show resilience, especially among detached homes, which remain above last year’s levels.

• Detached sales: 33 (▲ 50 % YoY)

• Townhome sales: 9 (▲ 29 % YoY)

• Apartment sales: 7 (▲ 75 % YoY)

Price trends:

• Detached: $1,015,400 (▼ 1.0 % MoM | ▲ 1.2 % YoY)

• Townhomes: $652,500 (▼ 0.6 % MoM | ▼ 2.9 % YoY)

• Apartments: $436,800 (▲ 0.5 % MoM | ▼ 5.6 % YoY)

Mission remains close to a balanced market, with moderate inventory and steady demand.

Chilliwack (CADREB area)

While not part of the Fraser Valley Real Estate Board, neighbouring Chilliwack followed similar trends in September 2025.

• Detached: $904,600 (▼ 1.3 % MoM | ▼ 4.6 % YoY)

• Townhomes: $621,400 (▼ 1.1 % MoM | ▼ 4.0 % YoY)

• Apartments: $392,500 (▼ 0.8 % MoM | ▼ 5.0 % YoY)
  Sales remain roughly 10 % of active inventory, with average days-to-sell near 40.

Langley

Langley remains one of the more competitive sub-markets but still shows clear buyer advantage.

• Detached sales: 68 (▼ 4 % YoY)

• Townhome sales: 59 (▼ 24 % YoY)

• Apartment sales: 66 (▼ 23 % YoY)

Benchmark prices:

• Detached: $1,576,300 (▼ 0.9 % MoM | ▼ 3.5 % YoY)

• Townhomes: $839,600 (▼ 1.0 % MoM | ▼ 3.8 % YoY)

• Apartments: $579,700 (▼ 1.7 % MoM | ▼ 4.4 % YoY)

Maple Ridge (REBGV area)

Maple Ridge, part of the Greater Vancouver Board, also experienced further cooling in September.

• Detached: $1,285,000 (▼ 1.0 % MoM | ▼ 3.8 % YoY)

• Townhomes: $825,000 (▼ 1.2 % MoM | ▼ 4.0 % YoY)

• Apartments: $539,000 (▼ 0.5 % MoM | ▼ 3.5 % YoY)
  New listings remain ~ 20 % higher YoY, keeping the area comfortably in buyer’s-market conditions.

Takeaway

Across the Fraser Valley and its neighbouring markets:

• Prices softened 4–6 % year-over-year.

• Inventory is at 10-year highs, increasing buyer choice.

• Mission held the steadiest values, while Abbotsford and Langley led the regional decline.

• Buyers currently have the strongest negotiating leverage seen since 2019.

A Closer Look at Abbotsford, Mission, Chilliwack, and Langley

The Fraser Valley housing market continues to tilt in favour of buyers this summer, with sales slowing, inventory remaining high, and benchmark prices edging down across most communities. Let’s break down what’s happening in our local markets.

Fraser Valley Overview

In August, 931 sales were recorded across the Fraser Valley, a 22% decline from July and 13% lower than last year. Sales sat 36% below the 10-year average, underscoring the strength of today’s buyer’s market.

Active listings remain elevated at 10,445, up 21% year-over-year, giving buyers plenty of options. The sales-to-active listings ratio dropped to 9%, well below the balanced range of 12–20%.

Prices softened further:

• Detached homes: $1,436,800 (↓5.7% year-over-year)

• Townhomes: $807,800 (↓4.5%)

• Apartments: $514,100 (↓5.9%)

Abbotsford

Abbotsford saw a mixed month:

• Detached sales: 50 (↓7.4% year-over-year)

• Townhouse sales: 42 (↑44.8%)

• Apartment sales: 49 (↓18.3%)

Inventory surged, with townhouse listings up 50.6% and apartment listings up 48.1% compared to last year.

Prices showed modest declines:

• Detached: $1,171,900 (↓4.1%)

• Townhouse: $645,700 (↓2.8%)

• Apartment: $421,800 (↓4.8%)

Mission

Mission had a surprisingly strong month for detached homes:

• Detached sales: 38 (↑52% year-over-year)

• Townhouses: 8 (flat vs last year)

• Apartments: 6 (↑20%)

Benchmark prices slid, however:

• Detached: $1,025,400 (↓2.0%)

• Townhouse: $656,500 (↓4.1%)

• Apartment: $434,700 (↓5.9%)

Chilliwack

While the stats package focuses on Fraser Valley Real Estate Board communities, Chilliwack’s market—just east of Mission—mirrors these trends. Detached homes are still adjusting downward, with affordability improving compared to 2022 highs. Local demand remains steady from families and retirees, but inventory continues to outpace sales, creating opportunities for buyers.

Langley

Langley recorded mixed activity:

• Detached sales: 72 (↓4% year-over-year)

• Townhouses: 72 (↑14.3%)

• Apartments: 48 (↓44.2%)

Listings increased significantly in most categories, with apartment inventory up 31.7% compared to last year.

Prices followed the regional cooling trend:

• Detached: $1,590,800 (↓3.4%)

• Townhouse: $848,100 (↓4.1%)

• Apartment: $589,500 (↓3.6%)

What This Means for Buyers and Sellers

For buyers, this is one of the most favourable markets in years. Inventory is high, competition is low, and prices are gradually softening. Sellers, however, need to be strategic—pricing realistically and being open to negotiation is key to standing out in today’s buyer-driven environment.

Bottom line: The Fraser Valley—especially Abbotsford, Mission, Chilliwack, and Langley—is firmly in a buyer’s market. Detached homes are leading sales in Mission, townhomes are seeing strength in Abbotsford and Langley, and apartments are under pressure across all cities.

If you’re house-hunting in the Fraser Valley, conditions are tilted in your favor this summer. The catch? Buyers and sellers still can’t quite agree on price, and that tug-of-war is keeping sales lower than usual.

The Fraser Valley Real Estate Board logged 1,190 sales in July—basically the same as June (down 0.5%) and about 3% lower than last year. That’s also a hefty 23% below the 10-year average, meaning it’s been a quieter summer for sold signs.

On the supply side, we saw a slight dip in listings in July: total homes for sale came in at 10,650 (down 2% from June, but still nearly 50% above normal for this time of year). New listings hit 3,453, down 5% from June. With so many homes still on the market, we’re firmly in buyer’s market territory, with a sales-to-listings ratio of just 11% (a balanced market is 12–20%).

“Sellers definitely have to hustle more than they did a year or two ago,” said FVREB Chair Tore Jacobsen. “Buyers are picky and spoiled for choice, so sellers who price realistically, stage smartly, and fix things up ahead of time are the ones getting results.”

Days on Market

• Detached Homes: 38 days (on average)

• Condos: 38 days

• Townhomes: 35 days
  So if you’re selling, expect it to take about a month—unless you’re wildly underpriced, in which case, your neighbors will probably line up first.

Pricing Trends

• Benchmark (all housing types): $944,800 (down 0.7% from June)

• Detached Homes: $1,451,100 (down 0.5% from June, down 5.1% year-over-year)

• Townhomes: $814,900 (down 1.2% from June, down 4.0% year-over-year)

• Condos: $519,300 (down 1.4% from June, down 5.8% year-over-year)

So yes—prices are still sliding a bit, but not falling off a cliff.

The Bottom Line
It’s a buyer’s market with plenty of choice and sellers who need to stay flexible. Think of it as speed dating with houses: buyers are swiping left a lot, but with the right price and a little polish, the right match can still happen.

As we step into the heart of summer, the Fraser Valley real estate market continues to shift in favour of buyers. Although official statistics for July 2025 are expected later this week, the most recent June data paints a clear picture of a market that’s finding balance through slower activity, rising inventory, and softening prices.

📉 Benchmark Prices Drop Again

According to the Fraser Valley Real Estate Board (FVREB), benchmark prices declined across all major property types in June:

Prices have now been trending downward for several months, reflecting a market where buyers have more options, and sellers must price competitively to attract attention.

🧮 Inventory Builds While Sales Lag

• 1,195 homes were sold in June — a slight 1% increase from May, but still 9% below the same time last year.

• Active listings reached nearly 11,000, representing a 30% increase from June 2024.

• The sales-to-active ratio held steady at around 11%, indicating a buyer’s market (balanced markets range from 12–20%).

Homes are also sitting longer on the market:

• Detached: ~35 days

• Townhomes: ~30 days

• Condos: ~39 days

These numbers confirm what many in the industry are feeling: the urgency is gone, and buyers are willing to wait for the right deal.

⏳ Looking Ahead: When Will July Stats Be Released?

The FVREB typically releases monthly market statistics during the first week of the following month. That means July’s full report will likely drop within the next few days, and we’ll update this space as soon as it's available.

✅ Final Thoughts

The Fraser Valley real estate market in mid-2025 is navigating a clear transition from the hyper-competitive conditions of recent years into something far more balanced—if not tipped in favour of buyers.

The data tells a consistent story: Elevated inventory levels, softened pricing, and a longer time on market are creating conditions we haven’t seen in nearly a decade. While this may cause concern for some sellers, it also represents a much-needed opportunity for stability, especially for first-time buyers and move-up purchasers who were previously priced out.

But this isn’t just a “buyer’s market”—it’s a strategic market.

For Buyers:

Yes, prices are lower and inventory is abundant—but don’t assume the perfect deal will fall into your lap. The best opportunities still go quickly, especially if they’re well-priced, renovated, or in high-demand areas. Getting pre-approved, knowing your ideal neighborhoods, and acting confidently when the right home hits the market will set you apart from passive browsers.

For Sellers:

The good news? Homes are still selling. But the days of “list it high and wait” are over. Today’s buyers are discerning, informed, and price-sensitive. If you’re selling in this environment, accurate pricing, strong marketing, and professional presentation are non-negotiable. Homes that check those boxes still sell quickly—often with multiple offers if priced right.

Big Picture:

Looking ahead, the rest of 2025 will depend heavily on a few key variables:

• Interest Rates: If the Bank of Canada cuts rates further this year, we may see renewed activity heading into the fall.

• Inflation & Employment: Slower inflation and stable employment numbers would boost buyer confidence.

• Immigration & Housing Policy: Ongoing population growth and policy changes at the provincial or federal level could also re-ignite demand.