Delta BC Real Estate: North Delta Houses Down 11.0%, Tsawwassen Holding, South Delta Condos Sliding (October 2026)

Delta is three housing markets that happen to share a city hall. In North Delta, the typical detached house is now $1,159,600, down 11.0% in a year. That's a bigger drop than any part of Surrey or Langley; on the Fraser Valley board only Abbotsford and Mission fell more. Out on the flats in Ladner it's $1,284,100 (−4.2%), and in Tsawwassen $1,508,500, down only 1.7%.

The condo story runs the other way. Tsawwassen apartments are down 12.2% in a year and Ladner's 10.5%, the two biggest apartment drops of any area in Greater Vancouver. Ladner townhouses fell 11.2%, also the worst of any GVR area. Below: all three areas by property type, 13 months of trend, sales and inventory, what's listed today by neighbourhood on EstateBlock, rents, BC Assessment, and how I'd use it.

Source: MLS® Home Price Index, September 2026: Fraser Valley Real Estate Board, September 2026 statistics package (North Delta) and Greater Vancouver REALTORS®, September 2026 stats package (Ladner, Tsawwassen); listings from EstateBlock.com Delta live listing pages, snapshot taken October 26, 2026 (active listings, asking prices).

Why Delta has three sets of numbers

Delta is split between two real estate boards. North Delta, the part that borders Surrey, with neighbourhoods like Scottsdale, Annieville, Nordel and Sunshine Hills, reports to the Fraser Valley Real Estate Board (FVREB). Ladner and Tsawwassen, which together make up South Delta, report to Greater Vancouver REALTORS® (GVR). Each board publishes its own MLS® Home Price Index, so there is no single official "Delta benchmark".

It matters for more than bookkeeping. A North Delta house competes with houses in Newton and Surrey; a Tsawwassen house competes with Ladner, White Rock and, for some buyers, Richmond. If you price a Sunshine Hills house off a Tsawwassen headline, or the other way round, you'll be wrong by six figures.

Delta prices by area and property type

Source: Greater Vancouver REALTORS®, September 2026 stats package; Fraser Valley Real Estate Board, September 2026 statistics package, MLS® Home Price Index tables (North Delta; Ladner; Tsawwassen).

The benchmark is the board's estimate of what a typical home with a fixed set of features would sell for, so it moves more smoothly than a median. Three things stand out.

First, North Delta is the cheapest way into a Delta house, $124,500 below Ladner and $348,900 below Tsawwassen. It's also the only one of the three where a detached house is worth less than five years ago (−11.1%). For comparison, the whole Fraser Valley board's detached benchmark is down 8.8% in a year and Greater Vancouver's 7.3%.

Second, Tsawwassen houses have held up better than almost anywhere in the region: −1.7% over the year (among GVR areas, only Whistler and Squamish slipped less), with a +2.9% bump in September. My read: it's a small market, and at those prices the buyers tend to be people moving up or down with equity from a previous sale, which makes it less sensitive to mortgage rates than a first-time-buyer market.

Third, the ten-year column. Tsawwassen's composite benchmark is up just 3.8% on 2016, against 24.6% in Ladner and 31.0% in North Delta. Tsawwassen's apartments are up 22.0% over the decade and its townhouses 2.5%.

Thirteen months of detached prices

North Delta's line is the cleanest downhill run: $1,318,400 in September 2025 to $1,159,600 now, falling in 8 of 12 months, and September's figure is the lowest of the 13. Ladner slid from $1,374,700 to about $1,296,600 by the winter, held there through spring, ticked up in May and has eased since. Tsawwassen is the noisiest, peaking at $1,567,800 in May before dropping back to $1,508,500; with only a few dozen detached sales in South Delta a month, a handful of deals moves its index.

These are the boards' figures as first published each month. Both boards revise earlier months slightly, so the one-year changes in their own tables differ a little from the start and end points of this chart.

Condos and townhouses: South Delta's soft spot

Of the GVR areas with an apartment index, Tsawwassen (−12.2%) and Ladner (−10.5%) had the two largest drops over the year, against −6.2% for the region. Over three months they're down 10.6% and 9.8%. North Delta's apartment benchmark, on the FVREB side, is $479,000, down 11.6%.

Townhouses tell a similar story. Ladner's townhouse benchmark fell 11.2% to $919,800, the biggest one-year townhouse drop of any GVR area, and Tsawwassen's 8.8% to $886,000. North Delta townhouses held up better (−4.7%).

Why would South Delta condos fall harder than its houses? My read: these are small markets with few condo sales a month, and condo demand across the region has been weakest of any type this year, so a soft month in a thin market shows up fast in the index. The result is that a Tsawwassen apartment benchmark of $556,000 now sits below Vancouver East ($634,800) and New Westminster ($579,900).

Sales and inventory

Source: FVREB monthly statistics packages, September 2025 to September 2026, Delta - North summary. A dash in FVREB's table (no sales) is shown as 0.

North Delta is a detached market: 24 house sales in September against 5 townhouses and 3 apartments. The useful number here is supply. FVREB counted 209 active detached listings in North Delta at the end of September, down from 287 a year earlier (−27.2%), and new detached listings were 70 against 103. My read: owners aren't listing as much, which is why prices are sliding rather than falling off a cliff.

The median detached sale was $1,100,000 in September, against $1,267,500 a year earlier. Medians jump around with the mix of what sold, so I use the benchmark for direction and the median as a reality check on what deals actually closed at.

On the GVR side, South Delta had 89 detached sales from July to September, down from 106 in the same three months of 2025; townhouse sales were 46 against 52, and apartment sales flat at 45. September alone had 21 detached sales on 79 new detached listings, and a median detached sale of $1,390,000. I don't chart South Delta month by month: several of GVR's earlier packages show blank or zero cells for the area's sales counts, so I stick to the latest figures.

What's for sale in Delta, by neighbourhood

This is EstateBlock's Delta page on October 26, 2026: 651 homes for sale across North Delta, Ladner and Tsawwassen, a median asking price of $1,269,000 and 29 new listings in the past week. These are asking prices on active listings, not sale prices.

Source: EstateBlock.com Delta live listing pages, snapshot taken October 26, 2026 (active listings, asking prices); previous week from the October 19, 2026 snapshot.

The week was quiet: 376 houses for sale against 387 a week earlier, and the median house ask of $1,453,333 barely moved. The median house has been listed 69 days. Condos are taking about as long (63 days), and townhouses go quickest (48 days).

Rough supply math, mixing sources: today's EstateBlock listings for all of Delta divided by the average monthly sales from July to September (GVR's South Delta plus FVREB's North Delta) gives about 6.6 months of house supply, 5.6 months for condos and 3.8 months for townhouses. In GVR's terms, that's a sales-to-active ratio of roughly 15% for houses, 18% for condos and 27% for townhouses. GVR's rule of thumb is that prices face downward pressure when the ratio dips below 12 per cent for a sustained period and upward pressure above 20%. Treat my numbers as ballpark, not an official ratio. On them, Delta houses and condos sit in the balanced middle, and townhouses look tight: only 79 are listed across the whole city, even while Ladner's townhouse benchmark falls. Few listings plus falling prices usually means buyers are picky rather than absent.

Source: EstateBlock.com Delta live listing pages, snapshot taken October 26, 2026 (active listings, asking prices) (neighbourhood pages). Neighbourhood names are EstateBlock's; small counts swing a lot week to week.

Most of Delta's house listings are in North Delta: 191 of the 376 on the city page sit in Scottsdale, Annieville, Sunshine Hills Woods and Nordel, all asking between $528 and $558 a square foot. Nordel and Annieville have the lowest median house asks, $1,298,400 and $1,299,900, and Nordel's house listings have been up the shortest time (44 median days). Sunshine Hills Woods has the highest share of listings with a price cut in North Delta (33%).

In Tsawwassen, Beach Grove asks the most per square foot of any Delta neighbourhood ($803), with a median house ask of $1,588,000. Cliff Drive's 19 house listings have sat a median 238 days, and 39% of its listings have cut, so that's where I'd expect the most room to negotiate. Tsawwassen East is the top of the market, with a median house ask of $2,195,000.

181 Delta listings have had a price cut, averaging 6.2%. At 28%, that's more than Surrey (25%) or Richmond (22%), level with White Rock and Abbotsford, and behind only New Westminster (31%) among the nearby cities I compared.

Rents, assessments and who lives here

Source: CMHC Rental Market Survey, October 2025, Housing Market Information Portal, row and apartment, by census subdivision. Quality codes: a excellent, b very good, c good, d use with caution.

CMHC counted only 1,735 purpose-built rental units in Delta in October 2025, with a 1.5% vacancy rate and an average rent of $1,676 a month, about $52 less than Surrey's average. That's a small stock for a city Delta's size; many rentals here are likely secondary suites and rented condos, which this survey doesn't count. For an investor, the low vacancy says tenants aren't hard to find; the falling condo benchmarks say the price you pay matters more than the rent you'll get.

Source: BC Assessment, 2026 Lower Mainland assessment release.

BC Assessment's 2026 roll put the typical Delta single-family home at $1,353,000, down 4%, and the typical strata home at $722,000, down 5%. That roll uses July 1, 2025 values. Since September 2025, Ladner's detached benchmark has fallen from $1,374,700 to $1,284,100 and North Delta's from $1,318,400 to $1,159,600. My read: if prices stay around here, January 2027's notices are likely to come in lower again. If your listing price is anchored to your assessment, check it against recent sales first. More in my BC Assessment post.

One more number that explains Delta. In the 2021 Census, Delta had 41,890 jobs and 33,780 resident workers with a usual place of work, or 1.24 jobs per worker. 35.8% of Delta's workers worked in Delta and just 12.6% in the City of Vancouver (Statistics Canada, 2021 Census, commuting flows (table 98-10-0459)). It's less of a Vancouver bedroom suburb than people assume: more Delta residents work where they live than commute into the city. More in who commutes into Vancouver.

What I'd do with this

None of this is a forecast. For named forecasts, see my 2027 predictions post. Next door: Surrey real estate and Richmond real estate. For the whole Fraser Valley board, FVREB stats; for the region, the Greater Vancouver market update. And if you've wondered what else Delta grows, it had a quarter of BC's pumpkin acres.