Straight answers to your Langley real estate questions.

Robyn Graham is a Langley REALTOR® and licensed property manager with Stonehaus Realty Corp., based at 103-20353 64th Avenue in Langley. She brings 20+ years of sales and leadership experience and a straight-talking, people-first approach, and works with buyers, sellers, investors and landlords across Langley and the Fraser Valley. She holds a 5.0-star rating on Google. Call or text 778 926 3481.

As of September 2026 the Fraser Valley is a buyer’s market. The Fraser Valley Real Estate Board reported 9,763 active listings, 31% above the 10-year seasonal average. Sales were down 4% year over year, and benchmark prices were down about 7%. Buyers have more choice and more room to negotiate. Sellers need sharp pricing and great presentation from day one. For this month’s numbers, see Robyn’s market updates.

In September 2026, Langley benchmark prices from the Fraser Valley Real Estate Board were about $1,471,100 for a detached home, $802,600 for a townhouse and $525,900 for a condo. Benchmarks describe a “typical” home. Actual prices vary a lot by neighbourhood, age, lot size and condition. Ask Robyn for a free home value or search current listings.

It depends on your budget and lifestyle. Willoughby has newer homes, townhouses and new schools. Walnut Grove is established and close to Highway 1. Brookswood has bigger lots and a quieter feel. Murrayville has character and is close to the hospital. Fort Langley has village charm and the river. Aldergrove often offers more space for the money. See all neighbourhood guides.

They are two separate municipalities with different councils, property taxes and bylaws. The City of Langley is the smaller, more urban core around downtown Langley. The Township of Langley is much larger and includes Willoughby, Walnut Grove, Fort Langley, Murrayville, Brookswood and Aldergrove. Check which one a home is in before you buy, because it affects taxes, zoning and services.

Under federal rules, the minimum down payment is 5% of the first $500,000 of the purchase price, plus 10% of the portion from $500,000 to $1.5 million. Homes priced at $1.5 million or more need at least 20% down. First-time buyers may qualify for a 30-year amortization on an insured mortgage. Always confirm with a licensed mortgage professional. Robyn can connect you with trusted local brokers.

BC’s property transfer tax is 1% on the first $200,000, 2% from $200,000 to $2 million, and 3% above $2 million, with an extra 2% on residential value over $3 million. Eligible first-time buyers can be exempt on the first $500,000 for homes with a fair market value up to $835,000, with a partial exemption up to $860,000 (purchases on or after April 1, 2024). Confirm your eligibility with your lawyer or notary. See first-time buyer costs.

In September 2026, Fraser Valley homes sold in about 45 days for detached homes, 38 days for townhomes and 46 days for condos, on average. Homes that are priced right and prepared well sell faster. Overpriced homes sit and usually sell for less in the end. See how to prepare your home to sell.

Online estimates are a starting point, but they can’t see your renovations, your street or what buyers are paying this month. Request a free home value from Robyn. You’ll get a real number based on recent sales and current competition, plus a straight answer on what would add value before you list.

Yes. Robyn is a licensed property manager. She helps landlords and investors in Langley and the Fraser Valley with tenant screening, leases, rent collection, maintenance and the BC Residential Tenancy Act. Learn more about property management or visit RentWithRobyn.ca.

Yes. Robyn works with investors on rental numbers, suite potential, strata bylaws and rental restrictions. Because she also manages rentals, she can tell you what a property will realistically rent for and what running it actually costs. Book a strategy call.

You can, but it needs a plan. The main options are selling first, buying first with bridge financing, or writing an offer subject to the sale of your home. Each carries different risk in a buyer’s market. Read sell first or buy first? and subject-to-sale offers.

Langley (City and Township), including Willoughby, Walnut Grove, Fort Langley, Murrayville, Brookswood and Aldergrove, plus Surrey, South Surrey, White Rock, Abbotsford, Mission, Chilliwack, Maple Ridge and Pitt Meadows.

Use Robyn’s MLS® listing search. It shows every active listing in Langley and the Fraser Valley, updated daily. Create a free account to save favourites and get new-listing alerts by email. You can also tell Robyn what you want and get a hand-picked shortlist.