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State of BC Real Estate · September 2026

State of BC Real Estate: September 2026

Published 2026-10-06 · By Bronson Job PREC, REALTOR® · Momentum Realty Inc.

August's one-month gain in Fraser Valley sales did not hold. The Fraser Valley recorded 922 sales in September, down 4.2% from September 2025 and 2.0% from August. New listings rose 18.8% on the month to 2,818 but stayed 18.2% below last year. Active inventory held at 9,763, down 0.2% on the month and 7.7% on the year, and 31% above the 10-year seasonal average. Langley went the other way: 226 sales, up 4.1% on the year, against active listings down 17.8%, the highest sales-to-active ratio of the six areas in the board's municipal report, about 15.7%. Greater Vancouver recorded 1,717 sales, down 8.4% on the year and 25% below its 10-year seasonal average. The weakness sat in apartments, with 777 sales, down 18.6%. Detached sales rose 4.2% and attached sales 0.6%. Prices eased on both boards. The Greater Vancouver composite benchmark is $1,075,900, down 5.5% on the year and 0.6% on the month. The Fraser Valley composite is $861,300, down 7% on the year and 1% on the month. Both boards remain in buyer's-market territory. Sales-to-active ratios are about 11% in Greater Vancouver and about 9% in the Fraser Valley.

Market notes

  • The Fraser Valley's August gain did not hold

    Sales were 922 in September, 4.2% below September 2025 and 2.0% below August. August had been only the second year-over-year gain since the start of 2025, and it lasted one month. The picture was uneven by home type. Detached sales rose 1.5% on August and fell 2.0% on the year. Townhouse sales were 225, down 7.8% on both the year and the month. Apartment sales were 220, down 16.0% on the year and 6.0% on the month. The board's interim chief executive, Anthony Boone, put the cause on confidence: "Buyers have been waiting for months for greater economic certainty." Board chair Ishaq Ismail said prices "continue to soften, with some areas of the Fraser Valley seeing more significant declines."

  • Sellers came back for a month, and still came in below last year

    New listings rose 18.8% from August to 2,818, the seasonal return after a quiet summer. They were still 18.2% below September 2025. Year to date the board has taken 27,397 new listings against 31,437 over the same stretch of 2025, a 12.9% decline. Active inventory of 9,763 was unchanged on the month, down 0.2%, and down 7.7% on the year. It is still 31% above the 10-year seasonal average. Active listings fell on the year in all three types. Detached were 3,261 (down 13.2%), townhouse 1,630 (down 11.1%) and apartment 2,153 (down 17.2%).

  • Langley did something the rest of the board did not

    Langley recorded 226 sales, up 4.1% on the year and 3.1% on August, while its active listings fell 17.8% to 1,438 and new listings fell 20.5%. Sales against active listings came to about 15.7%, the highest of the six areas in the board's municipal report; North Delta was next at about 12.1%, and Surrey, Abbotsford, White Rock and Mission sat between 8% and 10%. The gain was in the lower-priced types. Langley townhouse sales rose 3.4% to 61 and apartment sales 1.5% to 67, against board-wide falls of 7.8% and 16.0%, while Langley detached sales fell 5.9% to 64. In Langley, detached was $1,471,100 (down 6.7% on the year), townhouses $802,600 (down 4.4%) and apartments $525,900 (down 9.2%). Over three years Langley's composite benchmark is down 9.6%, the smallest decline of any area in the board's table.

  • Greater Vancouver: the weakness is in apartments

    Sales of 1,717 were down 8.4% from September 2025 and 25% below the 10-year seasonal average of 2,289. Apartment sales fell 18.6% to 777. Detached sales rose 4.2% to 575 and attached sales rose 0.6% to 358. Chief economist Andrew Lis said the weakness "is contained to the sizeable apartment segment", and that end-users are primarily driving the market while investor demand "awaits more favourable market conditions." New listings of 5,852 were down 10.3% on the year and 5.7% above the seasonal average. Inventory of 16,394 was down 4% on the year and 24.3% above the seasonal average.

  • Prices by home type

    In the Fraser Valley the detached benchmark is $1,300,000, down 1.5% on the month and 8.8% on the year. The townhome benchmark is $745,300, down 0.7% and 6.2%. The apartment benchmark is $461,800, down 0.9% and 9.3%. The board chair noted the detached benchmark is now $460,000 below its March 2022 peak. Condos took an average of 46 days to sell, detached homes 45 and townhomes 38. In Greater Vancouver the detached benchmark is $1,784,700, down 0.8% on the month and 7.3% on the year. The townhouse benchmark is $1,016,700, down 1.2% and 4.7%. The apartment benchmark is $682,500, down 0.5% and 6.2%. Lis noted "all market segments now showing price declines of about three per cent since the start of the year."

  • What is still true

    Greater Vancouver's sales-to-active ratio is 10.9% overall: 9.7% for detached, 12.2% for attached and 11.4% for apartments. The board treats a sustained reading below 12% as a sign of downward pressure on prices and one above 20% as upward pressure. The Fraser Valley board describes a buyer's market. Sales of 922 against 9,763 active listings work out to about 9%, and a balanced market is typically a ratio between 12% and 20%. Prices fell on the month in every segment on both boards. Volume counts are quoted as the boards report them. Each groups property types slightly differently, so counts from other sources will not always align exactly.

  • Where these numbers come from

    Every figure in this snapshot is drawn from the September 2026 statistics releases published by Greater Vancouver REALTORS on October 2 and the Fraser Valley Real Estate Board on October 5, 2026. Benchmark prices are MLS® Home Price Index values. Sales and listing counts are quoted as the boards report them; each board groups property types slightly differently, so counts from other sources will not always align exactly.

Implications by audience

  • For buyers

    Choice grew in September and prices did not rise to meet it. Fraser Valley new listings were up 18.8% on the month, and all three benchmarks by home type fell again, with apartments 9.3% below last year. The financing constraint is unchanged. The mortgage stress test still qualifies you at your contract rate plus two percentage points, or 5.25%, whichever is higher, and that qualifying rate does not fall because benchmarks have. Inventory is 31% above its seasonal norm in the Fraser Valley and 24.3% above in Greater Vancouver. September left buyers room to take their time.

  • For sellers

    There are fewer buyers than a year ago, and fewer sellers. Fraser Valley sales were 4.2% lower and new listings 18.2% lower than last September, so both sides shrank together. Prices fell on the month in every segment on both boards, and a Fraser Valley home took about 45 days to sell, 38 for a townhome. Apartment owners face the steepest annual decline of the three types: 9.3% in the Fraser Valley and 6.2% in Greater Vancouver. Pricing to the current benchmark rather than last year's shapes the outcome.

Related

Sources: OSFI · Office of the Superintendent of Financial Institutions
Verified sources (2)· re-verified Sep 5, 2026Show sources

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Cite this report: Bronson Job (2026). State of BC Real Estate: September 2026. https://www.bronsonjob.com/reports/state-of-bc-real-estate-september-2026.

Bronson Job PREC, REALTOR® at Momentum Realty Inc. — Langley + Fraser Valley + Greater Vancouver
Bronson Job PRECREALTOR® · Momentum Realty Inc.GVR Member #6015742 · FVREB Member #FJOBBR