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🌦️ The Shift Continues
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The fall market has been adjusting quietly but steadily. After a few active months, listings have climbed, buyers have more breathing room, and prices have softened slightly — especially across the Fraser Valley corridor (Langley + Surrey).
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Townhomes remain one of the most in-demand property types for families looking for space without the detached price tag — but in 2025, it’s become a strategic buyer’s market.
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📊 Quick Market Snapshots (September 2025)
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Region
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Benchmark Price
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MoM Change
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YoY Change
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Sales-to-Active Ratio
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Market Type
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Greater Vancouver
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$1,069,800
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-0.9 %
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-2.7 %
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12.7 %
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Balanced / Soft
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Fraser Valley (Board)
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$795,600
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-1.5 %
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-4.7 %
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≈ 9 %
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Buyer’s Market
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Langley Townhomes
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~$810 K avg sold price
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Stable to -1 % trend
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-4–5 % YoY
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Low sales velocity
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Buyer-leaning
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Surrey Townhomes
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~$780 K avg sold price
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-1.2 % MoM
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-5 % YoY
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Inventory ↑ 17 % YoY
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Buyer-leaning
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(Sources: GVR & FVREB Sept 2025 Stats Packages)
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🧭 Fraser Valley Focus – Langley & Surrey
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The heart of this story lies south of the river.
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Prices have eased for six straight months, putting many 3-bedroom family-sized townhomes back under $850 K— something rare in 2024.
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Inventory sits near a five-year high, giving buyers leverage on terms, repairs, and completion dates.
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Days on market: averaging ~38 days vs the 20s last spring — showing listings need sharper pricing and better presentation.
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Sales-to-Active Listings Ratio ≈ 9 %, solidly a buyer’s market — the lowest since 2020.
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Buyers’ sentiment is improving thanks to the Bank of Canada’s rate cut to 2.50 % in September, with another expected soon.
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📍 Neighbourhood notes:
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Willoughby & Clayton Heights remain the most searched — great transit and newer builds.
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Fleetwood shows steady interest with the upcoming SkyTrain extension.
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Walnut Grove & Murrayville are popular for families upgrading from condos, drawn by schools and parks.
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🏙️ Greater Vancouver Overview
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Metro Vancouver’s attached-home market is cooler but still stable. Listings are 36 % above the 10-year average, which keeps prices gently in check.
Expect balanced conditions through winter — serious buyers are active, but patient.
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Hot spots still drawing multiple offers:
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North Vancouver (Deep Cove / Lynn Valley) – rare supply.
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East Van / Burnaby Heights – urban feel, townhouse density near SkyTrain.
Elsewhere, sellers must meet the market with pricing that reflects recent comparables.
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💡 Takeaways
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For Buyers (especially Langley + Surrey)
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More inventory = time to breathe and negotiate.
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Secure rate holds now before the next BoC decision.
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Focus on quality strata management and strong CRF reserves.
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Well-kept 2000s and 2010s units often present better value than brand-new ones with high fees.
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For Sellers
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Price for today, not for spring. Townhomes down 4-5 % year-over-year means buyers will notice overpricing.
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Stage and photograph professionally — presentation is a tie-breaker in this market.
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If you’re upgrading to a detached home, the gap between segments has narrowed slightly — it’s a good time to trade up.
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📞 Ready to Navigate This Market?
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Whether you're buying, selling, or just staying informed, I'm here to guide you through every step. Reach out for:
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A personalized market analysis of your neighborhood
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Early access to off-market listings
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Tailored selling strategies for this shifting market
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Fartash Elyasi | REALTOR® | RE/MAX Heights Realty
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📧 contact@fartash.ca
🌐 fartash.ca
📱 236-885-4669
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Let’s make your next real estate move a confident one.
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DISCLAIMER: All statistics and market data in this newsletter are sourced from the September 2025 Greater Vancouver REALTORS® (GVR) and Fraser Valley Real Estate Board (FVREB) Market Reports. Figures are deemed reliable but not guaranteed.
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