Langley Real Estate Blog

A recent Financial Post column by mortgage strategist Robert McLister caught my attention this month, and I wanted to share what it means for buyers, homeowners and sellers here in Langley and the Fraser Valley. You can read the original article here. Below is my take, along with the local numbers I am watching.

The headline

McLister reports, using data from Zealty.ca, that Greater Vancouver and the Fraser Valley had 946 court-ordered residential listings through September. The record in Zealty's data is 1,174, set in 2012, and the site is forecasting that this year could challenge it. More than 80% of these listings are foreclosures.

The part buyers should pay attention to

These properties are not moving quickly. Zealty says only 38% have sold so far this year, compared with a typical year where about 60% sell and half are gone by September. They are taking a median of about 70 days to sell versus about 23 for regular listings.

Discounts exist but are modest. Court-ordered homes are selling about 14% below assessed value this year, compared with roughly 5% for a regular sale. That is better than a typical purchase, but it is not the 30 to 40% off that many people expect, because the court's job is to get close to fair market value.

What the buying process involves

The process is the main trade-off. Based on Zealty's outline in the article, the court only approves unconditional offers, there is a court hearing where other buyers can submit sealed bids, and the whole thing typically takes two to three months from offer to keys. You can do all of that work and still lose the home on hearing day. If you are curious about the step-by-step timeline, it is laid out in the original article.

What I am seeing locally

The September numbers from the Fraser Valley Real Estate Board give some useful context: 922 sales, 9,763 active listings (about 31% above the 10-year seasonal average), and a sales-to-active-listings ratio of roughly 9%. That is a buyer's market, which means buyers have more choice and more room to negotiate on all types of listings, not only court-ordered ones.

One thing to keep in mind is that the court-ordered sale process takes quite a long time. A lot of the listings we are seeing on the market today have been in the process for the last year or so. It will be interesting to see how this trend continues as economic uncertainty stays elevated.

What this means for you

If you are buying: a court-ordered sale can offer a bigger discount, but expect a longer timeline, no conditions, and the chance of being outbid. Talk to a lawyer and your lender early, and set aside a budget for repairs, since a home inspection condition is not an option.

If you are a homeowner with a renewal coming up: the article notes that some owners are struggling to renew at higher rates. If that worries you, speak with your lender or a mortgage professional well before your renewal date so you have options.

If you are thinking of selling: more distressed inventory is one more thing buyers are weighing, so pricing and presentation matter. A no-obligation home evaluation will show you where your home sits in today's market.

Have questions about how this applies to you? Call or text 604-789-2140 or email info@garryvoigt.com.

This post is general information only and is not financial, legal or investment advice. Court-ordered sales have their own legal requirements, so speak with a lawyer before making an offer.

Sources

• Robert McLister, "Vancouver's court-ordered property listings are nearing a 20-year high — and they're not selling," Financial Post, October 9, 2026 (updated October 16, 2026): https://financialpost.com/real-estate/mortgages/vancouver-property-listings-20-year-high-not-selling

• Court-ordered listing data cited in the article is from Zealty.ca: https://www.zealty.ca

• Fraser Valley Real Estate Board, September 2026 monthly market statistics.

When buyers are preparing to purchase a home, the focus is often on one number: the purchase price. But the purchase price is only part of the financial picture. Understanding the additional costs that come with buying a home can help you budget realistically and avoid surprises along the way.

Closing costs are one of the biggest expenses buyers need to plan for. Depending on the property and the transaction, these can include legal or notary fees, land transfer or property taxes, title-related costs, and other administrative expenses.

There can also be inspection and appraisal costs. A home inspection can provide valuable information about the condition of the property and identify potential issues before you finalize the purchase. An appraisal may also be required by your lender as part of the financing process.

Then there are the expenses that come after you get the keys. Moving costs, new furniture, window coverings, appliances, painting, minor repairs, and other updates can add up quickly. Even a home that appears move-in ready may have a few things you’ll want to change once you make it your own.

Another important consideration is your ongoing monthly budget. Your mortgage payment is only one piece of homeownership. Property taxes, insurance, utilities, maintenance, strata or HOA fees where applicable, and unexpected repairs should all be considered when determining what you can comfortably afford.

The goal isn’t to discourage you from buying—it’s to help you go into the process prepared. A realistic budget allows you to shop with greater confidence and make decisions based on the true cost of homeownership, rather than simply the listing price.

Before you start your home search, take some time to look at the complete financial picture. Knowing your numbers upfront can make the entire buying process feel much more manageable.

Have questions about what you should budget for when buying a home? I’m always happy to help you understand the numbers and prepare for your next move

Whether you’re buying your first home, selling a property, or simply keeping an eye on the market, real estate is a major decision. With the right information and preparation, the process can feel much more manageable.

Start With Your Goals

Every real estate journey is different. Before making a move, take some time to consider what matters most to you.

Are you looking for more space? Hoping to downsize? Interested in investing? Or perhaps you’re simply curious about what your current property may be worth?

Having a clear idea of your goals can help shape the decisions that follow.

Understanding the Market

Real estate markets can vary significantly from one neighbourhood to another. Factors such as inventory, buyer demand, interest rates, property condition, and location can all influence the buying and selling process.

Rather than relying solely on headlines or general market statistics, it’s helpful to look at the conditions affecting the specific area and type of property you’re interested in.

Preparation Makes a Difference

For buyers, getting financially prepared early can make the search much easier. Understanding your budget, financing options, and must-have features can help narrow your choices.

For sellers, presentation and pricing are important considerations. Small improvements, thoughtful staging, professional photography, and a well-planned marketing strategy can all help a property make a strong first impression.

Work With the Right Guidance

Real estate involves a lot of moving pieces, from negotiations and paperwork to inspections, financing, and closing. Having a knowledgeable professional by your side can help you understand your options and navigate the process with greater confidence.

The goal isn’t simply to make a transaction. It’s to make informed decisions that fit your circumstances and long-term plans.

Thinking About Your Next Move?

Whether you’re considering buying, selling, or simply want to understand what’s happening in the local market, now is a great time to start gathering information.

If you have questions about your neighbourhood, your property’s potential value, or what the current market could mean for your plans, feel free to reach out. I’m always happy to have a conversation and help you explore your options.

If you have been watching the Bank of Canada, September looked like a quiet month. The Bank held its policy rate at 2.25 per cent on September 2, the seventh straight decision with no change.

Then, about a week and a half later, several major lenders raised their fixed mortgage rates.

I get asked about this every time it happens, so let me explain what is actually going on, because it is not a contradiction. It just means most people are watching the wrong number.

Fixed and variable rates answer to two different bosses

The Bank of Canada sets the overnight rate. That rate drives prime, and prime drives variable mortgages. When the Bank holds, a variable-rate holder's payment generally sits still.

Fixed mortgage rates do not come from the Bank of Canada at all. They follow Government of Canada bond yields, and for a five-year fixed mortgage, the five-year bond yield is the one that matters. Those yields are set by bond investors, every day, all over the world. The Bank's announcement is one input among many, and often not the loudest one.

So you can have a week where the Bank does nothing and fixed rates climb anyway. That is exactly what happened.

What actually moved

In the week leading up to September 11, the five-year Government of Canada bond yield rose by roughly a quarter of a percentage point. Lenders followed. Canadian Mortgage Trends reported that several major banks pushed their fixed rates up by 10 to 20 basis points, and that some lenders quietly pulled discretionary discounts worth as much as 40 basis points, which stings more than the posted increase suggests.

For context: on September 3, the best available five-year fixed sat around 4.24 per cent, with the best five-year variable near 3.55 per cent. After the mid-September increases, the gap between fixed and variable widened to roughly a full percentage point on some products.

This is also not a one-week story. The five-year bond yield has climbed about half a percentage point over the past two years, from 2.77 per cent to around 3.30 per cent, even while the Bank of Canada was cutting.

What the Bank actually said

The statement itself is worth reading, because the tone changed.

The Bank pointed to new US tariffs and Canadian counter-measures following the breakdown of trade talks, and said these raise costs for some businesses and could feed into consumer prices over time. It noted that inflation has been hovering around 3 per cent, mostly on gasoline, while core measures stayed close to 2 per cent in July. The line that caught my eye: upside risks to the Bank's inflation forecast have increased.

Read plainly, the next move is at least as likely to be up as down. That is a shift from a year ago, and the bond market heard it.

What this means here in the Fraser Valley

Locally, August gave us 941 sales, down 14 per cent from July but up about 1 per cent from a year ago. Active listings finished at 9,787, which is 33 per cent above the ten-year average, and the sales-to-active ratio sat at 10 per cent. That is buyer's market territory. The composite benchmark price is $869,900, down 7 per cent year over year, and the board's interim CEO noted prices are now as much as 15 per cent lower than three years ago.

So the picture is mixed. Borrowing costs on the fixed side are creeping up, which trims buying power. At the same time, there is more inventory and softer pricing than we have seen in years, which gives buyers room to negotiate on price, on terms, and on timing.

What these numbers do not tell you

Being honest about the limits here matters more than sounding confident.

The rates above are the best advertised offers. What you qualify for depends on your down payment, income, the property and the lender. Treat them as direction, not a quote.

A quarter-point move in bond yields over one week tells you nothing reliable about the next six months. If tariff pressure fades or the economy stalls, yields can fall back just as quickly as they rose.

And the benchmark price is a composite. It is not your house. A well-prepared home in the right pocket of Langley or Cloverdale can behave nothing like the average.

The next Bank of Canada decision is October 28. Nobody knows what it will be, and anyone who tells you otherwise is guessing.

If you are renewing in the next year, or weighing fixed against variable on a purchase, this is worth working through against your own numbers, ideally with a good mortgage broker in the room. Get in touch and let me know where you are at.

Sources

• Bank of Canada, "Bank of Canada maintains the policy rate at 2¼%," September 2, 2026 https://www.bankofcanada.ca/2026/09/fad-press-release-2026-09-02/

• Money.ca, "Bank of Canada holds rate at 2.25% for 7th straight decision," September 2026 https://money.ca/news/economy/bank-of-canada-interest-rate-hold-september-2026

• TD Stories, "The Bank of Canada holds its interest rate on September 2," September 2026 https://stories.td.com/ca/en/article/bank-of-canada-interest-rate-september-2026

• Canadian Mortgage Trends, "Bond yield surge pushes fixed mortgage rates higher across Canada," September 12, 2026 https://www.canadianmortgagetrends.com/2026/09/bond-yield-surge-pushes-fixed-mortgage-rates-higher-across-canada/

• Mortgages for Less, "Why Are Canadian Fixed Mortgage Rates Rising While the Bank of Canada Is on Hold?," September 2026 https://mortgagesforless.ca/blog/2026-09/canadian-fixed-mortgage-rates-rising-boc-on-hold/

• Fraser Valley Real Estate Board, "Fraser Valley sellers feel the squeeze as buyers take their time," September 2, 2026 https://www.globenewswire.com/news-release/2026/09/02/3355199/0/en/fraser-valley-sellers-feel-the-squeeze-as-buyers-take-their-time.html