Langley, BC Real Estate From a Local Who's Built Homes

I'm Jake Frisson, a REALTOR® with Royal LePage Wolstencroft, and my office is on 64 Avenue in Langley. I was a Red Seal plumber and gas fitter before real estate, with 20 years across construction and real estate. Langley is two municipalities, the City of Langley and the Township of Langley, and each has its own plans and rules. I'll help you sort out both, and the house itself.

SkyTrain is on the way. The Surrey Langley SkyTrain will run mainly along Fraser Highway to Willowbrook Station at 196 Street and Fraser Highway, and to Langley City Centre Station, east of 203 Street and Industrial Avenue. Langley offers everything from downtown condos to Willoughby townhouses, Walnut Grove family homes, the village of Fort Langley and acreage in Aldergrove and the rural Township.

The Fraser Valley Real Estate Board's September 2026 benchmark prices for Langley were:

• detached home: $1,471,100, down 6.7% in a year
• townhouse: $802,600, down 4.4%
• apartment: $525,900, down 9.2%

Prices have softened, which gives buyers more room and means sellers need to price sharply.

• Langley City downtown: the City of Langley's core and the site of the future Langley City Centre SkyTrain station.
• Willoughby: a Township area whose community plan was replaced on June 15, 2026.
• Walnut Grove: a Township community in the northwest.
• Murrayville: a Township community with its own community plan.
• Brookswood and Fernridge: south Langley, covered by the Brookswood-Fernridge Community Plan and its neighbourhood plans.
• Fort Langley: a village on the Fraser River with its own community plan.
• Aldergrove: in the Township's east end, with its own community plan.

Langley's homes range from older detached houses to newer subdivisions, condos, townhouses and rural properties, some of which are on wells and septic.

• Strata townhouses and condos: I read the depreciation report and minutes for plumbing, water damage and insurance claims. I also check the in-suite water heater's age and the shut-off valves.
• Newer builds: Newer isn't problem-free. I check the remaining home warranty, hot water recirculation, and the condition of high-efficiency furnace condensate lines and venting.
• Older homes: I check for poly-B or galvanized supply lines, original water heaters and older sewer laterals. A camera scope of the sewer is cheap insurance.
• Acreage: I check wells, septic fields, and outbuildings with gas or water run to them, and whether that work was permitted.
• Gas fireplaces, ranges and BBQ lines: I look for unpermitted add-ons and poor venting.
• Suites: With more units allowed, I check separate heat, fire separation and plumbing permits.

This isn't a substitute for a licensed inspection. It's a trade-trained second opinion.

Township of Langley

• New OCP: After a public hearing on December 1, 2025, Council adopted the 2025 Official Community Plan, as amended.
• Willoughby plans replaced: On June 15, 2026, Council adopted Bylaws 6201, 6202 and 6203. These replaced the Willoughby Community Plan, created the Willoughby Transit Corridor Plan and the Gordon Neighbourhood Plan, and repealed seven older neighbourhood plans. Development permit and rezoning applications made before June 15, 2026 may proceed under the old plans until June 15, 2028.

City of Langley

• New Zoning Bylaw: The City adopted a new Zoning Bylaw on March 9, 2026, and it's now in effect. The City's Official Community Plan was adopted to prepare for SkyTrain.

The first question is often whether you want the City or the Township, because their zoning and plans differ. I'll match you to the right area for your commute and budget. I'll check whether a lot can take a suite or more units, and go through each home's plumbing, heating and drainage before you write an offer.

With softer prices, presentation and pricing matter. I'll give you a free home evaluation from current Langley sales and help you put together your warranty, strata and upgrade documents. I'll also flag the repairs a buyer's inspector is likely to find, so they don't turn into price cuts.

What is the benchmark price of a detached home in Langley?

The Fraser Valley Real Estate Board's September 2026 benchmark for a detached home in Langley was $1,471,100, down 6.7% from September 2025.

What's the difference between the City of Langley and the Township of Langley?

They're separate municipalities, each with its own council, Official Community Plan and zoning. Willoughby, Walnut Grove, Murrayville, Brookswood-Fernridge, Fort Langley and Aldergrove are communities in the Township.

Where will SkyTrain stop in Langley?

The Surrey Langley SkyTrain plans Willowbrook Station at 196 Street and Fraser Highway, and Langley City Centre Station east of 203 Street and Industrial Avenue.

What changed in Willoughby's plans in 2026?

On June 15, 2026, the Township replaced the Willoughby Community Plan, and created the Willoughby Transit Corridor Plan and the Gordon Neighbourhood Plan. It also repealed seven older neighbourhood plans.

What should I check before buying a Langley townhouse?

Review the strata's depreciation report, minutes and insurance for water claims. Also check the age of the unit's water heater and furnace.

Call or text me at 778-238-3463, request a Free Home Evaluation, or book a call.