The average residential sale price in the Fraser Valley housing market has decreased by 5.2 per cent year-over-year across all property types, between January 1 – July 31, 2025, dipping from $1,308,632 to $1,240,450. Meanwhile, sales also decreased by 11.3 per cent for the same time period, from 16,094 homes changing hands in 2024 to 14,283 unit sales in 2025. In lockstep, the number of listings increased by 11.6 per cent, from 38,126 in 2024 to 42,534 in 2025.
Looking ahead to the fall market, average sales price is expected to decline by about two per cent, reflecting buyers’ hesitancy, affordability pressures, and a need for sellers to adjust pricing expectations.
Trends in the Fraser Valley Housing Market
Buyers in the Fraser Valley housing market who have a home to sell may exhibit hesitancy to make their move, due to the uncertainty that their home will sell efficiently and for the price they want or need move within the market. “Subject to sale” offers, or conditional offers, are very common right now, when a buyer’s purchase is contingent on the successful sale of their existing home, providing protection against taking on multiple financial commitments. There is pent-up demand, but buyers who don’t seek the right professional advice may be scared away from the current market.
Families are driving sales in the Fraser Valley housing market — a trend that’s expected to continue through the fall, particularly among those looking to upsize. Younger professional buyers are also active in the market. The primary challenge is an oversupply of inventory, which has led to a surplus of listings. With inventory levels up significantly and demand remaining relatively stagnant, cumulative inventory has been building since 2024, contributing to a bloated market with increasing competition among sellers.
Some sellers are adjusting their expectations, some are not. Quite often the gap when upsizing is more advantageous now compared to past market conditions. While sellers naturally aim to achieve the highest possible price for their home, it’s important to remember that purchasing another property often comes with its own premium.
The Fraser Valley housing market has largely moved past the heightened uncertainty observed earlier in the year; however, some caution remains, and outcomes continue to depend on individual client needs and circumstances. The early transfer of generational wealth to assist younger buyers has decreased compared to periods of rapid market growth, when parents and grandparents were more eager to ensure the next generation could enter the market. While parental support remains the most common form of assistance locally, its prevalence is lower now than it was even a few years ago.
New and up-and-coming neighbourhoods in the region include Willoughby Heights in Langley, Clayton Heights in Surrey, and Mount Pleasant in Vancouver. These areas have remained popular choices among buyers over the past few years, attracting interest due to a combination of relative affordability and nearby amenities.
The “subject to sale” condition remains a significant and common feature of the current market. This occurs when a buyer’s purchase is contingent on the successful sale of their existing home, providing protection against taking on multiple financial commitments. While not often widely discussed, it is particularly prevalent in transitional markets or periods of uncertainty. Sellers should also be aware that, while this condition allows more buyers to participate in the market, it can also create longer timelines and added complexity in completing a transaction.
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