Moving to Surrey, Langley or Maple Ridge? What the October 2026 Numbers Actually Say

by Alex Dunbar

Benchmark prices in Surrey, Langley and Maple Ridge are back at 2021 levels. Here's where you have room to negotiate in 2026, and where you don't.

Aerial view of detached homes and townhouse rows in Willoughby, Langley, under a blue summer sky

If you're moving to the Fraser Valley right now, you're shopping at prices this region hasn't seen since 2021. In October 2026, every Benchmark price in Surrey, Langley and Maple Ridge, across detached homes, townhouses and apartments, sat somewhere between 15.5% and 26.3% below its 2022 peak.

That's the deepest drop for all 9 of those city and property-type series since the record starts in 2005. But "prices are down" doesn't tell you much on its own, and that's not where your real opportunity is. The useful part is that the 3 property types are behaving like 3 different markets, and you'll negotiate very differently depending on which one you're shopping in.

Where Prices Sit Now

Here's the detached picture. Surrey's detached Benchmark peaked at $1,871,400 in March 2022 and was $1,380,100 in October 2026, down 26.3%. Langley detached went from $1,875,100 to $1,448,100, down 22.8%. Maple Ridge detached went from $1,481,400 to $1,138,500, down 23.1%.

For detached homes, this is also the longest stretch below a peak in the record: 55 months and counting. The longest earlier detached recovery took 37 months.

Zoom out and the story changes. Over 10 years, from October 2016 to October 2026, all 9 Benchmarks are still higher, by 38.4% to 89.5%. So if you're planning to stay 5 to 10 years, today's prices are a reset, not a collapse.

For the month's full board-wide numbers, my Fraser Valley market update for November 2026 covers them city by city.

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Townhouses Are the One Segment Still Moving

Row of new 3-storey townhomes with board and batten siding and a black picket fence in Willoughby, Langley

If you're shopping for a townhouse in Langley, expect competition. In October 2026, the Langley townhouse sales-to-actives ratio was 29.2%, up from 22.5% a year earlier. That ratio is simply sales in the month divided by homes for sale, so a higher number means homes are moving faster. It's the tightest of all 9 segments in this post. Langley detached was 13.6% and Surrey detached was 11.4%.

Langley townhouse sales went up from 71 to 76 compared with last October, while the number of active listings fell from 316 to 260. Since January 2023, the Langley townhouse ratio hasn't dropped under 12% once. Surrey detached has spent 28 months under that line.

Still, keep this in proportion. 29.2% is the third-lowest October reading for Langley townhouses in 11 years. It's the tightest segment out there right now, not a sellers' market.

Inside Langley, the townhouse pockets with the strongest 6-month ratios from May to October 2026 were Walnut Grove at 34% and Fort Langley at 30%, with Willoughby and Murrayville at 27%.

If you're still deciding between property types, my guide to condo vs townhome in BC walks through what changes when you buy.

On Detached Homes, You've Had the Leverage for Nearly 2 Years

Two-storey detached home with a double garage and a wide driveway in Bear Creek, Surrey

Surrey detached has sat under a 12% sales-to-actives ratio for 22 months in a row, from January 2025 to October 2026. The longest earlier run in the record was 11 months, back in 2008 and 2009.

Here's what that leverage has looked like in actual sales. Of the detached homes sold between July 15 and October 12, 2026, 92.3% in Surrey went for less than the list price. In Langley it was 89.0%, and in Maple Ridge 91.2%. Only 4.0% to 5.8% sold over asking.

Half of Surrey detached sales closed at or below 95.8% of the list price. In Langley that figure was 96.5%, and in Maple Ridge 97.3%. And close to a third of sellers cut their price before they sold: 32.9% in Surrey, 29.0% in Langley and 27.7% in Maple Ridge.

Lots of detached listings didn't sell at all. Of the detached listings that came off the market in August and September 2026, the share that came off without selling (expired or withdrawn) was 49% in Surrey, 40% in Langley and 46% in Maple Ridge. Part of that is sellers who chose to pull their listing, so it isn't a count of failed sales.

One honest limit on all of this: those sold-price figures cover detached homes and one 3-month window only. There's no matching townhouse or apartment data yet.

When you're ready to put numbers on paper, my BC buyer playbook for writing an offer covers the steps.

What This Means for Your Move

If you want a detached home, you're shopping in a market that has favoured you for close to 2 years, so price your offer off the sold data, not the asking price. If you want a Langley townhouse, plan to move quickly on a well-priced one, because that's where the competition is. And if you're comparing cities, Maple Ridge detached was $309,600 less than Langley detached in October 2026, which is the biggest detached price gap between these 3 cities.

Nobody can tell you from this data whether prices have hit bottom. October 2026 was the lowest reading since the peak in 8 of the 9 series, so there's no turn to point to yet.

Still choosing where to land? My guide to moving to the Lower Mainland compares the cities side by side.

Thinking About Buying or Selling?

The best first step is a quick conversation. Pick a time in the calendar that works for you and we'll talk it through.

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Frequently Asked Questions

How far have Benchmark prices fallen in Surrey, Langley and Maple Ridge?

In October 2026, every Benchmark price across detached homes, townhouses and apartments in the 3 cities sat between 15.5% and 26.3% below its 2022 peak. Prices were last this low in 2021.

Are prices still higher than 10 years ago?

Yes. From October 2016 to October 2026, all 9 Benchmarks are still higher, by 38.4% to 89.5%.

What is the sales-to-actives ratio?

It's sales in the month divided by homes for sale. A higher number means homes are moving faster.

Is Langley a sellers' market for townhouses?

No. The Langley townhouse ratio was 29.2% in October 2026, the tightest of the 9 segments, but that's the third-lowest October reading for Langley townhouses in 11 years.

How often did detached homes sell under list price?

Of the detached homes sold between July 15 and October 12, 2026, 92.3% in Surrey, 89.0% in Langley and 91.2% in Maple Ridge sold for less than the list price.

Have prices hit bottom?

Nobody can tell you from this data. October 2026 was the lowest reading since the peak in 8 of the 9 series, so there's no turn to point to yet.