July 2026 Market Update — Fraser Valley Real Estate

BC's Market Just Shifted | Here's What the July Numbers Mean

By Sonny Bhinder PREC* July 2026 3 min read

The July 2026 edition of our newsletter is out. We break down what's happening across the Fraser Valley — benchmark prices, days on market, and what the numbers mean for sellers, buyers, and investors right now.

The big picture: the market continues in buyer's territory with an 11% sales-to-active ratio and benchmark prices 26% below the 2022 peak. For sellers, pricing strategy matters more than ever. For buyers and investors, conditions are aligning for opportunity.

$884,800
Composite Benchmark ↓ 7% YoY
1,147
Homes Sold ↑ 2% MoM
10,377
Active Listings ↑ 2% MoM
11%
Sales-to-Active Ratio (Buyer's Market)

Full Newsletter

Here is the complete July 2026 edition — market intelligence, featured properties, client successes, and a special investment spotlight.

Download the full PDF version — print-ready format with all 4 panels.

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Key Takeaways for July 2026

  • Buyer's market continues: 11% sales-to-active ratio means more negotiating power for buyers and strategic pricing required for sellers.
  • Biggest discounts in Central Surrey: Detached benchmark down 9.7% YoY — the largest correction pocket in the region.
  • Most affordable entry point: North Surrey apartments at $408,900 (↓ 11.8% YoY).
  • SkyTrain corridor opportunity: Fleetwood, Clayton, and Langley City positioned for long-term appreciation as the 2029 extension approaches.

Want to talk about what these numbers mean for you?

Whether you are selling, buying, or investing — let's map out a strategy. No pressure, just clarity.

Book a Free Strategy Session

778-234-2000

Sonny Bhinder PREC*

Sonny Bhinder PREC* — eXp Realty

20+ years in Surrey, Delta, and Langley real estate. Lived in Sunshine Hills with my own family for 15+ years. 1,300+ families helped.
778-234-2000  |  info@sonnybhinder.com

July 2026 Fraser Valley Market: Your Questions Answered

1. Is it a buyer's or seller's market in the Fraser Valley right now?

It's a buyer's market. July 2026 sits at an 11% sales-to-active ratio across the Fraser Valley, with 10,377 active listings against 1,147 sales. That gives buyers real negotiating room, and means Surrey and Langley sellers need sharp pricing to move.

2. How much have Fraser Valley home prices dropped?

The composite benchmark is $884,800, down 7% year-over-year and about 26% below the 2022 peak. The deepest correction is Central Surrey detached homes, down 9.7% year-over-year — the largest discount pocket in the region right now.

3. What's the most affordable way into the Fraser Valley market?

North Surrey apartments, with a benchmark around $408,900 — down 11.8% year-over-year, the region's lowest entry point in July 2026. For first-time buyers priced out of Surrey or Langley detached homes, that's the realistic starting door.

4. Which Fraser Valley areas have the best long-term upside?

The SkyTrain corridor — Fleetwood, Clayton, and Langley City — is positioned for appreciation as the 2029 extension approaches. Buying near transit before the line opens is the classic Surrey and Langley play for long-term equity.

5. Should I wait to buy or sell in the Fraser Valley?

Buying with stable finances? Conditions favour you now: 10,377 listings, negotiating room, no bidding wars. Selling in Surrey, Delta, or Langley? Price to the current benchmark — homes chasing 2022 numbers sit. Call 778-234-2000 and let's map it out.