Pre-Construction vs. Resale Homes in Langley: What Buyers Need to Know in 2025

Pre-Construction vs. Resale Homes in Langley: What Buyers Need to Know in 2025

Thinking about buying a home in 2025? Whether you’re eyeing homes for sale in Surrey or moving to Langley, you’ve probably asked yourself: Should I buy brand-new, or go with a resale?

As a Langley Realtor who works with both investors and families, I get this question almost daily — and the answer really depends on your priorities. So, in this post, let’s break down the pros and cons of pre-construction vs. resale homes, with a local lens on the Langley and Surrey markets.

The State of the Market in 2025

Before diving into comparisons, here’s a quick look at what’s happening in the market right now.

According to the Fraser Valley Real Estate Board, as of June 2025:

• Benchmark price for a Langley townhome: $896,200

• Benchmark price for a Surrey condo: $562,800

• Average detached home in Cloverdale: $1.39M

• Pre-construction homes in Langley (avg): $950,000+ for a 3-bed townhome, depending on project stage

Inventory remains low across many neighborhoods, especially in Willoughby, where demand for new builds and family-friendly townhomes is pushing prices higher.

What Is a Pre-Construction Home?

A pre-construction home (also called a presale) is a property you buy before it's built — often by selecting your unit from a floor plan. You typically pay a deposit in stages and wait 1–3 years (sometimes longer) for completion.

Pros of Pre-Construction Homes

Buying presale can be a great fit — if you know what to expect.

🛠️ Brand New and Customizable

• You’re the first owner — everything is clean, modern, and under warranty

• Choose your finishes, layout (depending on project), and upgrades

• Most new homes come with a 2-5-10 warranty in BC for added peace of mind

📈 Long-Term Value Potential

• You lock in today's price for a future home

• In hot areas like Willoughby or Murrayville, some buyers see equity gains before even moving in

• Lower maintenance costs in the early years

💰 Deposit Flexibility

• Deposit is typically broken up over time (e.g., 5% now, 5% later)

• Gives you time to save more, sell your current home, or plan your move

Cons of Pre-Construction Homes

Presales aren’t perfect for everyone. Some of the biggest downsides include:

⏳ Delays and Uncertainty

• Projects often get delayed — 6 months or more isn’t unusual

• You may be stuck renting longer than expected

• Mortgage rates could change before completion

🔍 Harder to Visualize

• You’re buying from a floor plan, not walking through the space

• Quality can vary — so it’s critical to research the developer

💸 GST and Extra Fees

• Presales are subject to 5% GST, unlike most resale homes

• Other hidden costs may include closing adjustments, appliance packages, or upgrade surcharges

What About Resale Homes?

A resale home is a property that’s already built and previously lived in. These are listed on the MLS and can be toured in person — with immediate possession after closing.

Pros of Resale Homes

Resales are popular for buyers who want certainty, speed, and space.

🏡 What You See Is What You Get

• Tour the home in person

• Know exactly what your view, yard, and layout will be like

• Easier to spot issues or upgrades already done

⏱️ Faster Move-In Timeline

• Typically 30–90 days from offer to possession

• Perfect if you’re relocating to Langley or need to line up school enrollment

💲 No GST

• Huge perk — resale homes in Langley and Surrey are exempt from GST

Cons of Resale Homes

Here’s where resale homes might fall short compared to pre-construction:

🔧 Repairs and Renovations

• Older homes may need updates or costly maintenance

• Fewer warranties to protect against unexpected issues

💥 Bidding Wars

• Especially in hot neighborhoods like Clayton Heights or Cloverdale, expect competition

• Homes can sell quickly, often above asking, if priced right

So, Which Is Better for You?

There’s no one-size-fits-all answer — it depends on your goals, timeline, and tolerance for uncertainty. Here's a quick breakdown:

As a Langley Realtor and Surrey Realtor, I always recommend doing a side-by-side comparison — and walking through both options with a trusted agent.

Where to Look in Langley and Surrey

Here are a few top areas offering both resale and pre-construction inventory in 2025:

🔹 Willoughby (Langley)

• Tons of new development

• Schools, parks, and walkable town centre

• Presales and resale townhomes available

🔹 Clayton Heights (Surrey)

• Established neighborhood with a blend of 2000s-built homes and brand-new options

• Great for families and commuters

🔹 Murrayville (Langley)

• Charming, established area

• Mostly resale inventory — ideal for buyers who want larger lots and a community vibe

Final Thoughts From a Langley & Surrey Realtor

At the end of the day, whether you go pre-construction or resale, it’s all about the right move for your situation. The best way to win in this market is to get informed, stay flexible, and have a local expert guiding you.

If you’re thinking about moving to Langley or looking at homes for sale in Surrey, I’d be happy to walk you through both options, help you compare builders, and even show you some resale listings that match your goals.

📥 Want to learn more?

Download my FREE Surrey & Langley relocation guide. It includes:

• Neighborhood breakdowns

• Best schools

• Commute tips

• Buyer traps to avoid
  👉 Just click here or message me for a copy!