2026 Fraser Valley Market Guide for Sellers: Prices, Inventory, and Timing in Surrey, Langley, and Abbotsford

British Columbia Real Estate Market Guide | Fraser Valley Focus | Updated for 2026 Conditions | Published March 4, 2026

Selling a home in Surrey, Langley, or Abbotsford in 2026 requires discipline, preparation, and a clear understanding of inventory levels. The Fraser Valley market is no longer driven by urgency alone. It is shaped by supply, financing conditions, and buyer confidence.

This guide explains how prices, inventory, and timing interact across Surrey, Langley, and Abbotsford. It references data published by the Fraser Valley Real Estate Board, BC Assessment, and the Bank of Canada. It also reflects on-the-ground experience from the Mansour Real Estate Group, led by Mohamed Mansour, MBA and Associate Broker, consistently ranked among the Top 1% of Realtors in the Fraser Valley with over $780 million in residential sales.

Key Takeaways for Fraser Valley Sellers in 2026

• Inventory levels influence leverage more than headlines about price increases or decreases.
• Balanced markets reward accurate pricing and strong presentation.
• Detached homes, townhomes, and condos perform differently in Surrey, Langley, and Abbotsford.
• Days on market vary by neighbourhood and property type.
• Financing conditions tied to Bank of Canada policy decisions shape buyer activity.
• AI-supported market analysis improves pricing accuracy in micro-neighbourhoods.
• Strategy determines results more than season alone.

How the Fraser Valley Market Actually Works

The Fraser Valley Real Estate Board tracks monthly statistics including benchmark prices, new listings, total inventory, sales-to-active listings ratios, and average days on market. These figures provide structure. They remove guesswork.

When sellers ask whether 2026 is a good time to sell, the better questions are:

• How many months of inventory exist for my property type?
• Is the sales-to-active listings ratio rising or declining?
• How does my neighbourhood compare to the board average?
• Are buyers qualifying more easily or more cautiously?

The answers differ between Surrey, Langley, and Abbotsford.

What Is a Balanced Market in the Fraser Valley?

A balanced market typically occurs when the sales-to-active listings ratio sits between approximately 12 percent and 20 percent, based on Fraser Valley Real Estate Board benchmarks.

In balanced conditions:

• Homes sell when priced correctly.
• Buyers negotiate more often.
• Financing and inspection subjects are common.
• Preparation influences final price.

This is not a weak market. It is a disciplined one.

Is 2026 a Good Time to Sell in Surrey?

In 2026, selling in Surrey depends on segment and neighbourhood. Detached homes in Fleetwood, Cloverdale, Panorama Ridge, and Guildford behave differently than high-rise condos in Surrey City Centre.

If inventory remains moderate and your property is positioned in line with recent comparable sales, Surrey continues to offer opportunity for prepared sellers.

Detached Homes in Surrey

Family buyers remain active in school catchments tied to Fleetwood Park Secondary, Lord Tweedsmuir, and Panorama Ridge. Pricing must reflect recent sold comparables, not peak-year expectations.

The Mansour Real Estate Group uses AI-assisted pricing scenarios to compare:

• Recent sold properties within 90 days.
• Active competition currently listed.
• Expired listings that failed to attract offers.
• Micro-neighbourhood absorption rates.

This approach protects sellers from extended time on market.

Condos and Townhomes in Surrey

Strata properties require additional diligence. Buyers review:

• Depreciation reports.
• Insurance deductibles.
• Strata fee increases.
• Special levy history.

Under the Strata Property Act of British Columbia, documentation transparency reduces negotiation friction. Sellers who prepare Form B, bylaws, AGM minutes, and insurance summaries before listing shorten decision timelines.

Is 2026 a Good Time to Sell in Langley?

Langley Township and Langley City continue to attract both first-time buyers and growing families. Willoughby Heights remains one of the most active submarkets in the Fraser Valley.

Willoughby and Walnut Grove

Townhomes dominate Willoughby inventory. As new construction completes, resale properties compete with developer incentives. Accurate positioning becomes essential.

AI-enhanced buyer-behaviour analysis identifies how buyers compare nearly new product to five- to ten-year-old homes with established landscaping and lower strata uncertainty.

Detached homes in Walnut Grove often attract long-term family buyers who prioritize layout and school proximity over cosmetic updates.

Is 2026 a Good Time to Sell in Abbotsford?

Abbotsford responds slightly differently to broader Fraser Valley trends due to commuting patterns and price sensitivity.

If inventory remains stable and pricing aligns with recent sales, Abbotsford sellers can expect steady activity rather than volatility.

Estate Sales in Abbotsford

Estate-related transactions are common in Abbotsford. Probate timelines, documentation readiness, and property condition influence listing strategy.

BC Assessment values provide a reference point but do not determine market value. Current comparable sales and absorption rates remain the stronger indicators.

How Inventory Impacts Timing

Inventory levels shape negotiation strength.

• Lower inventory increases competition.
• Higher inventory requires sharper pricing.
• Rising new listings can temporarily slow absorption.

The Fraser Valley Real Estate Board publishes monthly inventory statistics. Sellers who monitor these figures avoid reactive decisions.

How Interest Rates Affect Sellers

The Bank of Canada sets the overnight policy rate, which influences mortgage qualification. When rates stabilize, buyer confidence improves. When rates rise, affordability tightens.

Sellers do not need to predict interest rate direction. They need to understand its impact on buyer purchasing power.

How Long Will It Take to Sell in Surrey, Langley, or Abbotsford?

Days on market vary by segment.

• Detached homes in desirable school zones often sell faster.
• High-rise condos in competitive towers may require more time.
• Overpriced listings extend exposure significantly.

Board averages provide context. Individual results depend on pricing and preparation.

Pricing Strategy in a Market with Higher Inventory

Testing the market above recent comparables often leads to longer exposure and weaker negotiating power.

Effective pricing strategy includes:

• Recent comparable sales within 90 days.
• Active competition.
• Expired listings.
• Absorption rates.

The Mansour Real Estate Group integrates AI-supported micro-neighbourhood scans to detect pricing sensitivity patterns invisible in broader averages.

What Time of Year Is Best to Sell?

Spring traditionally sees increased listings and buyer activity. Fall attracts serious buyers with less competition. Winter listings stand out due to limited supply.

Preparation outweighs season.

Common Mistakes Fraser Valley Sellers Make

• Pricing based on peak years rather than current data.
• Delaying necessary maintenance.
• Ignoring strata documentation issues.
• Underestimating buyer due diligence.
• Choosing representation without balanced market experience.

Frequently Asked Questions About Selling in 2026

What is my home worth in Surrey, Langley, or Abbotsford?

Market value reflects what buyers are willing to pay under current inventory and financing conditions. It differs from BC Assessment and prior peak values.

Are multiple offers still possible?

Yes. When inventory is tight within a specific segment and pricing aligns with buyer expectations, competition occurs.

Should I renovate before selling?

Minor cosmetic updates often outperform major renovations. Return on investment varies by neighbourhood.

Should I sell before buying?

In balanced markets, selling first reduces financial risk. Each situation requires review of financing and timing constraints.

How do I prepare for a strata sale?

Gather Form B, bylaws, depreciation reports, AGM minutes, and insurance details before listing.

In Summary

The 2026 Fraser Valley market rewards clarity and preparation. Surrey, Langley, and Abbotsford each present distinct dynamics influenced by inventory, financing conditions, and property type.

Sellers who rely on structured analysis, verified data from the Fraser Valley Real Estate Board and BC Assessment, and disciplined pricing supported by AI-assisted scenarios position themselves for stronger outcomes.

Timing matters. Inventory matters more. Strategy matters most.

Related Reads

• Selling a Home in Surrey and North Delta in 2026: Step-by-Step Seller Roadmap
• Selling in Langley and Willoughby: Detached, Townhome, or Condo in a Soft but Stabilizing Market
• Selling a Home in Abbotsford: 2026 Seller Playbook for Families and Estates

Sources and Official Resources

• Fraser Valley Real Estate Board Monthly Market Statistics
• BC Assessment Property Value Reports
• Bank of Canada Policy Rate Announcements
• Strata Property Act of British Columbia

About Mansour Real Estate Group

The Mansour Real Estate Group, led by Mohamed Mansour, MBA and Associate Broker, is consistently ranked among the Top 1% of Realtors in the Fraser Valley. With more than 22 years of experience and over $780 million in completed residential sales, the team is trusted for estate sales, divorce-related transactions, downsizing, relocation, and complex family transitions across Surrey, South Surrey, White Rock, North Delta, Langley, Cloverdale, Fleetwood, Guildford, Willoughby, Walnut Grove, and Abbotsford. Most new clients come from repeat and referral relationships, supported by hundreds of verified 5-star reviews.

Written by: Buffini & Co

Spring doesn't officially start until March 20, but now is a great time to create a plan to spruce up your home, especially if you are a homeowner who is considering selling this year. Even if you're not, or are currently renting, a spring cleaning may help you feel refreshed! Tips for Sellers This Spring:

1. Make an Assessment: Determine what repairs need to be done. Book home service professionals before the spring rush.
2. Reduce Last-Minute Stress: Finding problems now can put you in a stronger position during negotiations and potentially save you money at closing.
3. Keep Your Home Show-Ready: Improvements can boost the price of your home. A solid first impression can speed up the sale of your home.

The Benefits of a Spring Home Reset

• Creates calmness and serenity.
• Tackling projects now will free up time later.
• Offers a clean slate.
• A tidy outside fosters neighbourhood harmony.

Easy Steps to Prep When you break down your to-do list into strategic steps, it doesn't seem so overwhelming. Use these tips to get started. Indoors

• Declutter and deep clean areas
• Shampoo carpets and polish floors
• Touch-up paint
• Oil squeaky hinges

Outdoors

• Inspect roofing, siding, gutters, etc.
• Inspect outdoor lighting
• Order spring landscaping needs (mulch, seeds, plants, etc.)
• Schedule service professionals before the spring rush (lawn service, irrigation, etc.)

Curb Appeal

• Touch up or replace house numbers and mailbox
• Polish door knockers and handles
• Sweep away salt or sand on walkways
• Clean away winter debris

Written by: Matt Day of Realtor.ca

The Bank of Canada did what was widely expected today from Canadian economists: its policy interest rate will be kept at 2.25%. The Bank’s reasoning for this decision stems from a focus on stability after earlier rate cuts brought borrowing costs down from their recent peaks experienced in 2024. For Canadians thinking about buying, selling or renewing a mortgage, this decision reinforces a message that has been building for months: interest rates are likely settling into a holding pattern, at least for now. That doesn’t mean today’s announcement is insignificant. In fact, a steady rate environment can offer some much-needed predictability for many buyers and homeowners. Here’s how Wednesday’s rate decision could affect Canadian home buyers, sellers and homeowners.  

What today’s rate hold means for home buyers

For prospective buyers, the Bank of Canada’s decision to hold steady at 2.25% is an indicator that rates won’t be moving swiftly this year, barring any unforeseen geopolitical circumstances (and who knows what’s coming down the line these days). While fixed mortgage rates are already well below where they were a year ago, economists broadly expect them to remain close to current levels in the near term. In January 2025, the average five-year fixed rate was around 6.5%. These days, the average five-year fixed rate hovers in the mid-3% to low-4% range. It’s a different story for variable mortgages, though. One year ago, variable rate mortgages were typically just under 4%, and today they are averaging a touch higher. This shift reflects how prime-linked mortgage pricing has responded to the Bank of Canada’s policy and bond markets over the past year. In many parts of the country, buyers are already benefiting from:

• More listings and higher inventory
• Less competition and fewer bidding wars
• More time to negotiate price and conditions

This calmer market environment gives buyers the opportunity to be more patient and strategic, especially first-time home buyers or condo purchasers in markets where supply has built up. Rather than waiting for further rate cuts, buyers may want to focus on whether today’s prices, payment levels and lifestyle needs align with their long-term plans. “For buyers who may not follow Bank of Canada announcements or bond market expectations, each subsequent announcement where they do not lower rates any further will be further headline news reinforcing the idea that if you have been waiting for rates to stop falling before jumping into the market, we are now at that point,” the Canadian Real Estate Association’s Senior Economist Shaun Cathcart told us.  

What sellers should know right now

For sellers, Wednesday’s announcement is another reminder that we’re no longer in a rapidly rising market driven by cheap credit. Stable interest rates support buyer confidence, but they don’t automatically translate into higher prices. In many markets, buyers are cautious, financing conditions are common, and properties priced above market value can sit for months. While holding rates removes some uncertainty it also reinforces the importance of pricing to current market conditions, not yesterday’s benchmarks, and a REALTOR® can help you navigate this accordingly using exclusive tools like the MLS® Home Price Index.  

What today’s decision means for homeowners and renewals

For homeowners, particularly those approaching a mortgage renewal, Wednesday’s rate hold offers clarity, but not necessarily relief. Many Canadians who locked in ultra-low mortgage rates several years ago are renewing into higher payments, even after recent rate cuts. Holding the policy rate steady suggests that further meaningful declines in borrowing costs may be limited in the short term. That makes preparation key. Homeowners nearing renewal may want to compare fixed and variable rate options, and should consider how changes to amortization or payment structure can affect their budgets. While every situation is different, today’s announcement reinforces that planning early matters more than waiting.  

What to watch next: the Bank of Canada’s outlook

In its latest outlook, the Bank of Canada signalled that economic growth is expected to remain modest through 2026, largely due to ongoing trade disruptions with the United States. While these challenges are weighing on jobs and business investment in some sectors, inflation is expected to stay close to the Bank’s 2% target, which is one of the main reasons interest rates are being held steady. For real estate, the takeaway is relatively straightforward: no major shocks, but no rapid acceleration either. Canada’s central bank expects residential investment to improve gradually, supported by pent-up housing demand and previously strong population growth—a narrative shared by Cathcart. At the same time, affordability challenges remain, particularly in large urban centres like Toronto and Vancouver. Housing supply is continuing to increase, though, which is helping ease some market imbalances. Overall, the outlook points to a housing market that continues to move forward with new builds forecast to remain at elevated levels, but unevenly across regions and property types. Prairie provinces such as Saskatchewan and Manitoba are expected to see some of the strongest growth over the next two years, building on already lower average prices. Quebec also stands out, with consistent price increases forecast through 2027, reflecting sustained demand and relative affordability compared with Ontario and British Columbia. By contrast, higher-priced markets are projected to rise more gradually. After 2025 saw a decrease in average prices for Ontario and British Columbia, these two provinces are expected to experience measured growth in 2026 and 2027. This slower pace may create windows of opportunity for buyers focused on major urban centres, but of course, your best option is to consult with a REALTOR® before making your next move.