One of the most practical questions buyers ask me in 2026 is:
“What can I realistically buy with my budget in the Fraser Valley?”
Instead of vague averages or headlines, this guide looks at a real-world budget benchmark many buyers relate to: $800,000.
As a Realtor® working across Surrey, Langley, Abbotsford, and Mission, I help buyers compare actual outcomes, not just price tags. Below is a clear breakdown of what $800,000 typically buys you in different Fraser Valley cities in 2026, and who each option is best suited for.
Why Budget-Based Comparisons Matter
Buyers often get stuck comparing cities emotionally instead of financially.
A budget-first approach helps you:
- Set realistic expectations
- Compare lifestyle trade-offs clearly
- Avoid overreaching financially
- Choose the city that fits your daily life, not just long-term appreciation
In 2026, affordability gaps between Fraser Valley cities matter more than ever.
Surrey: What $800,000 Gets You
In Surrey, $800,000 typically buys:
- A newer townhome (often 2–3 bedrooms)
- An older, larger townhome in a strong location
What buyers like:
- Transit access and SkyTrain expansion
- Proximity to Vancouver and Burnaby
- Urban amenities and employment hubs
Trade-offs:
- Less space per dollar
- Higher density living
- Strata fees are common
Best for: Commuters, urban professionals, first-time buyers prioritizing access.
Langley: What $800,000 Gets You
In Langley, $800,000 usually buys:
- A townhome in a well-established complex
- Newer townhomes in growing neighbourhoods (Willoughby Heights)
- Occasionally an older, smaller detached home (location-dependent such as Aldergrove)
What buyers like:
- Balance between access and space
- Strong family appeal
- Consistent resale demand
Trade-offs:
- Competitive market
- Less inventory at this price point
- Detached options are limited
Best for: Families wanting balance, buyers planning to hold long term.
Abbotsford: What $800,000 Gets You
In Abbotsford, $800,000 often buys:
- A detached home (sometimes with a suite)
- A newer or larger townhome
- More lot size and usable space
What buyers like:
- Strong value per square foot
- Family-oriented neighbourhoods
- Less volatility than urban cores
Trade-offs:
- Commute planning matters
- Neighbourhood selection is critical
Best for: Families, upsizers, long-term homeowners focused on livability.
Mission: What $800,000 Gets You
In Mission, $800,000 typically buys:
- A detached home with a suite
- Bigger lots and quieter streets
- More privacy overall
What buyers like:
- Maximum space for the budget
- Slower pace of life
- Strong appeal for remote workers
- Access to West Coast Express transit
Trade-offs:
- Longer commute times
- Fewer amenities
- Slower resale velocity
Best for: Buyers prioritizing space, affordability, and long-term holds.
Quick Comparison Snapshot (2026)
| City | Typical Home Type | Space Value | Commute Convenience | Lifestyle |
|---|---|---|---|---|
| Surrey | Townhome | Low–Medium | High | Urban |
| Langley | Townhome | Medium | Medium–High | Balanced |
| Abbotsford | Detached / TH | High | Medium | Family-focused |
| Mission | Detached | Very High | Low | Quiet / Rural |
Common Buyer Mistake
Many buyers ask:
“Where can I get the most?”
A better question is:
“Where will this home still fit my life in 5–10 years?”
Commute fatigue, lifestyle mismatch, and resale flexibility matter just as much as square footage.
So… Where Should You Buy?
- Choose Surrey if access and transit matter most
- Choose Langley if you want balance and strong resale
- Choose Abbotsford if you want space and stability
- Choose Mission if affordability and privacy come first
The right choice depends on how you live — not just what you can afford today.
Thinking of Buying in the Fraser Valley?
📘 Buyer’s Guide
https://gurveersingh.ca/buyers/
📞 Book a Strategy Call
https://calendly.com/gurveer-gurveersingh/contact
I help buyers compare real options, not assumptions, so their purchase works financially and practically.
Disclosure
Gurveer Singh is an independently licensed Realtor® with Real Broker.
This content is for informational purposes only and not intended to solicit clients already under contract.
Information is deemed reliable but not guaranteed. This is not intended to breach any existing agency relationship.
