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.