Evan Bird Real Estate Blog

So you're thinking about Langley, huh? Smart move.

I've watched this place transform over the past couple decades, both as a firefighter who's responded to calls across every corner of the Fraser Valley and as someone who genuinely loves what this region offers families. And here's the thing: Langley isn't just one place. It's like ordering a sampler platter where each dish has its own distinct flavour.

You've got the City of Langley (compact, walkable, a bit more urban buzz) and then there's the Township—sprawling, green, dotted with parks and properties that actually give you room to breathe. Whether you're hunting for your first place, need more bedrooms for a growing crew, or you're ready to trade the commute for peace and quiet, there's probably a neighbourhood here with your name on it.

Let me walk you through some of the best neighbourhoods in Langley BC—what makes them tick, who they're perfect for, and what you're actually getting for your money in 2025.

🏘️ Fort Langley – Where History Actually Lives

They call it the "birthplace of British Columbia," and honestly? That's not just tourism board fluff.

Fort Langley sits right along the Fraser River, all heritage buildings and indie shops, with trails like Fort-to-Fort and Derby Reach Park winding through the area. It's the kind of place where you wave at neighbours, where the coffee shop owner remembers your order, where weekends mean farmers markets and river festivals.

Houses here? Character homes mixed with gorgeous custom builds. We're talking around $1.8 million median as of late 2025—not cheap, but you're paying for something intangible: community. Fort Langley Elementary has a stellar reputation, and life here moves at a pace that feels almost anachronistic in Metro Vancouver.

Perfect for families who want roots. Or retirees who've earned the right to slow down and actually enjoy where they live.

🚀 Willoughby – The Energizer Bunny of Suburbs

If Fort Langley is your chill Sunday morning, Willoughby is Saturday at noon—busy, buzzing, growing like crazy.

This is Langley's boom zone. New developments everywhere. Schools packed with young families. Willowbrook Shopping Centre, Langley Events Centre, all the modern conveniences within minutes. And here's the kicker: the Surrey–Langley SkyTrain extension is coming (fingers crossed for 2028-2029), which means commuters are already circling this area like sharks.

Detached homes average about $1.1 million. Condos and townhomes? You're looking at high-$500k to $700k range. Still accessible compared to, say, trying to crack into Vancouver proper.

Young families love it here. First-timers especially—because you get newness, decent schools (R.E. Mountain Secondary has an IB program), parks galore, and you're not sacrificing every convenience to make it work financially.

It's practical. Maybe not romantic, but practical.

🌳 Walnut Grove – Mature Trees, Mature Vibes

Up in northern Langley, Walnut Grove is what happens when a neighbourhood has time to settle in and grow up properly.

Tree-lined streets. Generous lots. Schools like Walnut Grove Secondary and James Kennedy Elementary that families actually research before moving. The whole area just feels... established. Grounded. Like it's been here long enough to know what it's doing.

Most homes were built between the '70s and '90s—$1.1 to $1.3 million typically—and they've aged well. This isn't cookie-cutter suburbia; there's character in the variety of architectural styles and the mature landscaping that newer communities simply can't replicate yet.

Easy highway access for commuters. Calm enough for retirees. If you want a place where your kids can grow roots and you're not constantly worried about resale because the bones are solid? Walnut Grove checks those boxes.

🏘️ Murrayville – Small-Town Charm With a Hospital Nearby

Just east of Langley City sits Murrayville—quiet but not sleepy, convenient without the chaos.

The village core is genuinely walkable (rare around here). Local cafes, shops, Langley Memorial Hospital right there. About 20 public green spaces including the Derek Doubleday Arboretum, which is lovely if you're into that sort of thing.

Homes range from heritage cottages—some with real character—to newer family houses on flat, walkable lots. Prices hover in the high-$1 million range depending on where exactly you land.

Families appreciate the balance. Retirees love being close to medical services without feeling like they're living in a city center. It's got this friendly, almost nostalgic energy that's hard to find anymore.

🏞️ Brookswood – For When You Actually Want Space

Dream of having room? Not just a backyard, but like... actual space?

Brookswood delivers. Lots here often run 7,000 to 10,000+ square feet. Mature trees everywhere. About 85% detached homes. Room for workshops, RV parking, vegetable gardens, maybe a chicken coop if that's your thing.

It's semi-rural without being isolated. Tranquil. Private. The kind of place where you don't hear your neighbours' conversations through the walls because, well, they're not that close.

Prices vary wildly—central Brookswood can hit $2.4 million average, while older homes on the outskirts start closer to $1.1 million. Very few condos or townhomes, so this isn't for everyone. But if you're ready to settle in long-term or tackle a renovation project? It's hard to beat the breathing room.

💎 Aldergrove – Langley's Best-Kept Affordable Secret

Out on Langley's eastern edge, Aldergrove is where affordability still exists.

Average prices around $1.06 million. Townhomes under $800k. For Metro Vancouver in 2025, that's practically a unicorn sighting.

Locals describe it as "quiet and friendly—nothing really happens here, and that's kind of the point." Wide streets, solid parks like Philip Jackman Park, space to stretch your budget and still get a decent home.

The trade-off? Distance. You'll need a car for most commutes. But the upside is peace, value, and genuinely strong community ties. First-time buyers and downsizers looking to maximize their dollar without compromising on quality of life—this is your spot.

🏙️ Langley City – Urban Energy on a Suburban Budget

Prefer a bit more action? Langley City might be calling your name.

It's the urban heart—restaurants, local shops, growing condo developments everywhere. The upcoming SkyTrain station (targeted for 2028, and yes, we're all holding our breath) is already drawing investors and young professionals who see the writing on the wall.

Median home prices around $1.11 million. Condos starting near $400–500k. That's accessible for first-timers and investors who want transit-oriented development before it fully explodes.

Downtown has more hustle than the townships, sure—but residents describe it as safe and community-oriented. More "neighbourhood city" than concrete jungle. If walkability and transit access matter more to you than acreage and silence, this could be your match.

📊 Quick Comparison (Because Nobody Wants to Re-read Everything)

Here's the cheat sheet:

Fort Langley — Historic charm, $1.8M, perfect for families/retirees who value community
Willoughby — Modern growth hub, $700k–$1.1M+, young families and commuters
Walnut Grove — Established and green, $1.1M–$1.3M, families wanting roots
Murrayville — Walkable and calm, high-$1Ms, balanced living
Brookswood — Space and privacy, $1.1M–$2.4M, semi-rural seekers
Aldergrove — Affordable entry point, $800k–$1.1M, first-timers and downsizers
Langley City — Urban vibe, $400k–$1.1M, investors and young buyers

📍 Finding Your Fit in Langley (Final Thoughts, I Promise)

Here's what I've learned helping families navigate this market: there's no "best" neighbourhood—only the best one for you.

Want history and river views? Fort Langley.
Need modern amenities and good schools? Willoughby or Walnut Grove.
Crave space and privacy? Brookswood's your answer.
Budget matters most? Aldergrove won't disappoint.
Transit and walkability? Langley City's calling.

In 2025, Langley remains one of the Lower Mainland's most balanced markets—offering genuine lifestyle diversity, solid locations, and long-term value across communities that actually feel different from each other.

And that's rare these days.

Ready to explore these neighbourhoods and find the one that feels like home? Let's connect. I'll bring my local expertise and practical insights to help you navigate your options and make a confident decision.

Contact Evan Bird Today to start your personalized Langley home search.

Evan Bird is your trusted real estate advocate in the Fraser Valley. With over 20 years of community service as a firefighter and extensive renovation experience, Evan offers unparalleled local insight and dedicated support to help families find their perfect home.

As someone who's called the Fraser Valley home for years and helped countless families find their perfect place here, I've watched Langley transform from a quiet suburban community into one of Metro Vancouver's most watched real estate markets. The shift is real—and it's happening right now.

What's driving this transformation? The Surrey–Langley SkyTrain extension is well underway, connecting King George Station to 203 Street in Langley City with an anticipated completion date of late 2029. This isn't just another transit project—it's a game-changer that will reshape how we live, work, and invest in the Fraser Valley.

Whether you're considering buying your first home, upgrading to something bigger, or thinking about selling, this guide will help you understand how the SkyTrain extension may reshape Langley's housing landscape and what it means for your family's future.

📊 The State of Langley's Housing Market Today

Right now, Langley's market is presenting some exceptional opportunities—ones I haven't seen in years. The latest Fraser Valley Real Estate Board data from August 2025 tells a compelling story: Langley saw 192 total sales across all property types, with 452 new listings hitting the market. The benchmark price for detached homes sits at $1,590,800, townhomes at $848,100, and condos at $589,500.

What does this mean for you? Simply put, buyers have significantly more leverage than they've had in a long time. Langley detached home sales dropped 19.1% compared to July, while condo sales fell 41.5% month-over-month. This translates to 1,389 active listings across Langley—giving serious buyers genuine choice and negotiating power we haven't seen in years.

For families looking at detached homes, townhouses, and condos, this softer market means you can actually tour multiple properties, negotiate terms that work for your family, and find real value. The Fraser Valley sales-to-active listings ratio dropped to just 9% in August—well into buyer's market territory (a balanced market ranges between 12-20%). As your trusted advocate in this process, I'm seeing clients who were priced out just two years ago now finding their dream homes within reach, with benchmark prices down 3.4% year-over-year for detached homes and 4.1% for townhomes.

🚆 What the Surrey–Langley SkyTrain Extension Means

The Surrey Langley SkyTrain Project is a 16-km elevated extension of the existing Expo Line primarily along Fraser Highway, and it's going to fundamentally change how we think about living in Langley. The project includes eight stations and three major transit exchanges at Bakerview-166 Street, Willowbrook, and Langley City Centre stations.

Here's what gets me excited for my clients: once complete, you'll be able to travel between Langley City Centre and King George SkyTrain station in approximately 22 minutes, and reach downtown Vancouver's Waterfront station in just 65 minutes. For families who want space to breathe but need to commute to Vancouver or Surrey for work, this is a complete game-changer.

Major construction is already underway along Fraser Highway, with work beginning at the new Langley City Centre Station site and elevated guideway construction progressing throughout 2025. Yes, there's some short-term construction disruption, but the long-term transformation will be worth it.

📍 Neighbourhoods to Watch Along the New Line

As someone who knows every corner of this region, let me share where I'm seeing the most potential for my clients:

Fleetwood (Surrey)

This area is already seeing densification plans take shape. The infrastructure improvements here will benefit both current residents and new buyers looking for that sweet spot between urban amenities and suburban comfort.

Clayton Heights

The townhome market here has been strong, and the future walkability boost from SkyTrain access will make this neighbourhood even more attractive for families. New builds in this area are positioning themselves well for the transit connection.

Willowbrook

This is where things get really interesting. Willowbrook is already a major retail hub, and with one of the three major transit exchanges planned here, it's poised to become a true transit core. I'm advising clients to seriously consider this area—it has all the ingredients for sustained growth.

Langley City Centre

As the end of the line, this area has tremendous potential for rapid growth and investment. Work is already beginning at the Langley City Centre Station site on 203 Street and Industrial Avenue, and I expect to see significant development activity as we approach the 2029 completion date.

You can start browsing properties in any of these areas by clicking here to get a feel for what’s available.

📈 How Transit Projects Typically Affect Property Values

In my years helping clients navigate Fraser Valley real estate, I've learned that transit projects don't just move people—they move markets. Look at what happened with the Canada Line to Richmond and the Evergreen Line to Coquitlam. Property values typically rise both before and during construction, then see another bump once the line is operational.

The pattern is consistent: early buyers who purchase before completion often see the strongest long-term equity growth. However, I always caution my clients about speculative spikes that can create affordability challenges. The key is buying a home you love in a neighborhood you want to be part of, with the SkyTrain as a bonus rather than the only reason for your purchase.

✨ Opportunities for Buyers Right Now

Here's where my renovation background really helps my clients: I can spot undervalued homes that others might overlook. In this current market, with 1,389 active listings in Langley alone and a sales-to-active ratio of just 9%, we have unprecedented opportunity to find properties with good bones in strategic locations.

If you're thinking about buying before the SkyTrain completion, consider this: Langley's benchmark prices have declined year-over-year (detached homes down 3.4%, townhomes down 4.1%, condos down 3.6%), creating genuine entry points for buyers. This timing, combined with the upcoming infrastructure investment, could yield significant long-term equity growth as the SkyTrain comes online.

My advice? Look for homes within walking distance or a short bus ride from planned stations. Focus on neighbourhoods that are already showing signs of investment and community growth. And remember—you're not just buying square footage, you're buying into a lifestyle that blends small-town charm with big-city accessibility.

🏷️ What Sellers in Langley Should Know

If you're considering selling, timing is everything. In your listing, we should absolutely highlight the future SkyTrain benefits—buyers are forward-thinking, and they understand the value of upcoming transit access.

That said, some sellers might benefit from waiting until closer to project completion when demand typically increases. However, if your family's ready to move now, this softer market means we can price strategically and find the right buyer who shares your vision for Langley's future.

⚠️ Potential Risks and Considerations

I believe in giving my clients the complete picture. Construction noise and disruption will affect nearby homeowners through 2025 and beyond—that's the reality of living near major infrastructure projects.

There's also the possibility of overbuilding condos near stations, which could affect values in the short term. And with interest rate volatility still a factor, we need to plan for various market scenarios rather than assuming straight-line growth.

🔭 Long-Term Vision for Langley

What excites me most about Langley's future is how it's emerging as a "mini urban core" outside Vancouver. The community offers heritage-rich neighbourhoods like Fort Langley, family-friendly suburbs like Willoughby and Walnut Grove, and affordable space in areas like Aldergrove and Brookswood. Add breweries, restaurants, and cultural spots growing alongside the transit infrastructure, and you have a community that appeals to families, downsizers, and investors alike.

This is a community built on balance—you get walkable streets, farmers markets, hiking trails, community festivals, and some of BC's best wineries just minutes away. The SkyTrain will enhance this lifestyle, not replace it.

✅ Final Thoughts

Langley is uniquely positioned for transformation, and we're at a rare moment where you can buy in a cooling market before a major infrastructure lift takes effect. You're still close to the city, but you're not living on top of your neighbors. You're part of a real community—not just a collection of buildings.

As your trusted advocate and local expert, I've seen how transit projects reshape communities. The families who buy thoughtfully now, in neighborhoods with strong fundamentals and future transit access, typically see the strongest long-term returns—both in equity and quality of life. See what my clients have to say in their Client Testimonials.

Whether you're a first-time buyer excited about the possibilities, a growing family looking for more space, or an investor seeking smart opportunities, Langley offers something increasingly rare in the Lower Mainland: genuine value with tremendous upside potential. With benchmark prices currently at $1,590,800 for detached homes, $848,100 for townhomes, and $589,500 for condos—all showing year-over-year declines—we're seeing a rare opportunity to buy quality homes at more reasonable entry points before major infrastructure drives demand higher.

Looking to buy or sell in Langley? Let's chat. I know these neighbourhoods inside and out, and I'm here to help you make the smartest, most confident decision for your family's future. The SkyTrain is coming—let's make sure you're positioned to benefit from everything this transformation will bring.

Evan Bird - Your trusted advocate for Fraser Valley real estate. Serving those who serve, and helping families find their perfect place to call home.

Q1: When will the Surrey–Langley SkyTrain extension be completed?
A: The Surrey–Langley SkyTrain extension is currently under construction and is projected to be completed by 2028. Once finished, it will extend the Expo Line by 16 km, connecting Surrey City Centre to Langley City Centre.

Q2: How will the SkyTrain affect Langley real estate prices?
A: Historically, properties near new SkyTrain stations see strong appreciation both before and after project completion. In Langley, homes near stations like Willowbrook and Langley City Centre are expected to attract higher demand and long-term value growth.

Q3: Which Langley neighborhoods will benefit the most from the SkyTrain extension?
A: Neighborhoods such as Willowbrook, Langley City Centre, and Clayton Heights are likely to see the biggest boost. These areas are near planned stations and already have ongoing residential and commercial development.

Q4: Is now a good time to buy a home in Langley before the SkyTrain opens?
A: With Langley currently in a buyer’s market and home prices softening, purchasing before the SkyTrain opens could offer long-term equity growth. Buyers have more negotiating power now compared to when demand increases closer to project completion.

Q5: Will there be any downsides to living near a new SkyTrain station in Langley?
A: While the convenience of SkyTrain access is a major benefit, homeowners near stations may experience more construction noise, traffic, and potential densification. However, these are typically offset by higher property values and improved amenities.