Langley REALTOR® | Muzaffar Manghat, Sutton Premier Realty

"Langley" is really two cities: the compact City of Langley, with its walkable downtown, and the much larger Township of Langley that surrounds it. The Township includes fast-growing Willoughby, established Walnut Grove and Murrayville, leafy Brookswood, Aldergrove, historic Fort Langley and a lot of farmland. The area suits families who want space, first-time buyers looking at townhouses, and anyone watching the SkyTrain extension. I'm Muzaffar Manghat, a REALTOR® based in neighbouring Surrey, and I help buyers and sellers across both Langleys.

Langley at a glance

Population	Township of Langley: 132,603, and City of Langley: 29,541. These are the Province's figures based on the 2021 Census plus certified changes. The Township's 2024 annual report lists 150,624 residents, and the City now gives about 35,316.
Two municipalities	The City of Langley (about 10 km²) became a separate municipality from the Township on March 15, 1955.
Township communities	Willoughby-Willowbrook, Walnut Grove, Brookswood-Fernridge, Aldergrove, Murrayville, Fort Langley, plus a large rural area.
Housing mix	Detached homes, a large supply of townhouses, condos (especially in Willoughby and Langley City) and rural acreages.
Transit	No SkyTrain yet. The Surrey Langley SkyTrain will add Willowbrook and Langley City Centre stations, with service expected in late 2029. Willowbrook already has a bus exchange.
Major roads	Highway 1, Highway 10, Fraser Highway, 200 Street and Glover Road.
School district	School District No. 35 (Langley) serves both municipalities.
Real estate board	Fraser Valley Real Estate Board. Its "Langley" area combines the City and the Township.
Taxes worth knowing	Both the City of Langley and the Township of Langley are speculation and vacancy tax areas. City of Langley 2026 property taxes were due July 2.

Langley neighbourhoods

The Township calls itself a "community of communities," and it's a good description. Population figures below come from the Township's 2024 annual report.

Willoughby-Willowbrook

This is the Township's largest community, with 53,219 people. Much of its housing is newer, including many townhouses and condos. The Langley Events Centre, Willoughby Stadium and a transit exchange are here, and the future Willowbrook SkyTrain station will be at 196 Street and Fraser Highway.

Walnut Grove

Walnut Grove (25,721 people) is one of the Township's established suburban communities, with a mix of detached homes and townhouses. The Walnut Grove Community Centre and The Redwoods Golf Course, which the Township owns and runs, are local draws.

Murrayville

Murrayville (11,678 people) is home to a hospital, historic landmarks and Langley Regional Airport. Housing is a mix of detached homes and townhouses. It suits buyers who want to be near health services and established streets.

Brookswood-Fernridge

Brookswood-Fernridge (14,394 people) is known for its natural spaces and conservation areas. Detached homes are a big part of the housing here. Campbell Valley Regional Park, with about 33 km of walking trails, is also in the Township. It suits families who want green space.

Aldergrove

Aldergrove (14,150 people) has a U.S. border crossing. It has golf courses, local festivals and the Aldergrove Community Centre with its waterpark. Aldergrove Regional Park is also in the Township. It suits buyers who want a small-town community with its own amenities.

Fort Langley

Fort Langley (3,804 people) is a small heritage village on the Fraser River. Governor James Douglas proclaimed the Colony of British Columbia at the fort here in 1858. The Langley Rowing and Paddling Centre is here too. Expect strong interest in homes close to the village core.

Langley City

The City of Langley is a 10 km² urban centre with a pedestrian-friendly downtown, independent shops, farmers' markets and a KPU campus. The Nicomekl River runs through it, with floodplain trails. Low-rise apartments are a large share of the housing, according to the City's housing needs report, and the SkyTrain extension will end at Langley City Centre Station.

Rural Langley

Much of the Township is farmland and acreage, including areas around Glen Valley and south Langley. Properties here are often in the Agricultural Land Reserve. They suit buyers who want hobby farms, horses or a country setting.

The Langley real estate market

The Langley real estate market is known for townhouses, but it covers every type. There are detached homes in Walnut Grove, Murrayville and Brookswood, condos in Willoughby and Langley City, and acreage in the rural areas. Willoughby also has a steady flow of presale and new-construction townhouse and condo projects. The Township reported 2,493 housing starts in 2024. Prices depend on the community, lot size, age of the home, school catchment and how close you are to the future SkyTrain stations.

The Fraser Valley Real Estate Board's "Langley" area combines the City and Township. Its MLS® Home Price Index benchmarks for October 2026 were:

Detached: $1,448,100, down 6.5% from a year earlier
Townhouse: $800,600, down 3.7% from a year earlier
Apartment: $522,300, down 8.4% from a year earlier

Across the whole Fraser Valley, the board reported 1,051 sales in October 2026 and an 11% sales-to-active-listings ratio, which it calls a buyer's market. A benchmark describes a typical home, so a new Willoughby townhouse and an older Brookswood house can price very differently. For the latest numbers, see the FVREB statistics page.

Mortgage context: On October 28, 2026, the Bank of Canada raised its policy rate by 0.25 percentage points to 2.5%. Its next scheduled decision is December 9, 2026. If you're buying a presale, ask your lender how a rate change before completion could affect you.

Schools and education in Langley

Langley School District (SD 35) serves both the City and the Township. Its choice programs include:

Early French Immersion from kindergarten (Belmont, James Kennedy) and Late French Immersion from grade 6 (Alex Hope, Noel Booth)
Fine Arts at Langley Fine Arts School
Fundamental programs at Coghlan Fundamental and Langley Fundamental
Montessori at Uplands, U-Connect at Simonds, and the Langley Environmental Awareness Program (L.E.A.P.) at Fort Langley

Willoughby has grown fast, so check catchments and any capacity limits with the district before you buy. For post-secondary, Trinity Western University is in the Township on Glover Road, and Kwantlen Polytechnic University has a campus in Langley City.

Getting around Langley

The biggest change coming is the Surrey Langley SkyTrain. The 16 km extension of the Expo Line will run mostly along Fraser Highway from King George Station in Surrey to 203 Street in Langley City. The Langley stops will be Willowbrook (196 Street) and Langley City Centre (east of 203 Street and Industrial Avenue), with Clayton at 190 Street just over the border in Surrey. The Province expects service in late 2029. Its fall 2026 advisory says track is being laid through 2027. Expect lane changes on Fraser Highway, and eastbound-only traffic on Industrial Avenue between 200 and 203 Streets, during construction.

The Township also lists bus rapid transit on 200 Street among its planned projects. By car, Highway 1 runs across the north of the Township, and Highway 10, Fraser Highway, 200 Street and Glover Road link the communities. Commute times to Surrey, Burnaby or Vancouver depend on traffic, so test your route at rush hour.

Parks, recreation and things to do in Langley

Fort Langley National Historic Site: a reconstructed Hudson's Bay Company post, first built in 1827 and run by Parks Canada.
Regional parks: Campbell Valley (about 33 km of walking trails and 16.7 km of equestrian trails), Derby Reach, Aldergrove, Brae Island and Glen Valley.
Langley City parks: Douglas Park, City Park and Nicholas Park have spray parks. The Brydon Lagoon Nature Trail is a birding spot, and the Rotary Floodplain Trail crosses the city and connects to Surrey. Sendall Gardens has a tropical greenhouse.
Recreation centres: Timms Community Centre and Al Anderson Memorial Pool in Langley City, and the Walnut Grove and Aldergrove community centres in the Township.
Sports and events: the Langley Events Centre and Willoughby Stadium, plus community festivals in Aldergrove and holiday events such as Light Up the City in Langley City.

Local rules and costs to know in Langley

Two sets of rules: The City and the Township each have their own zoning, permits and tax rates. Check which one a property is in before you plan renovations or added units.
Small-scale multi-unit housing: B.C.'s 2023 law (Bill 44) requires urban municipalities to allow 3 to 4 units on most single-family and duplex lots, and up to 6 near frequent bus service. The Township's 2024 annual report says Council moved to allow four units on all single-family lots. Confirm the details with each municipality.
Agricultural Land Reserve: Much of the rural Township is ALR land, where farm rules limit subdivision and non-farm uses.
Property tax: City of Langley 2026 taxes were due July 2, 2026. See the City's property tax page, and check the Township of Langley website for Township tax notices and due dates.
Speculation and vacancy tax: Both the City and the Township are taxable areas. Owners file a declaration each year by March 31.
Property transfer tax: 1% on the first $200,000, 2% up to $2 million and 3% above, plus 2% more on residential value over $3 million. First-time buyers can get a full exemption up to $500,000. Estimate yours with our BC property transfer tax calculator.

Buying a home in Langley

Confirm whether the home is in the City or the Township. Taxes, zoning and services differ.
For Willoughby presales, read the disclosure statement closely. Check the completion date, deposit structure and assignment rules.
Look at the SkyTrain station locations. Being close to Willowbrook or Langley City Centre may matter for resale, but expect construction until the line opens.
For townhouses, review strata minutes, the depreciation report, and parking and rental bylaws.
For acreage, confirm ALR status, well and septic condition, and what you can build.
With a buyer's market across the Fraser Valley in October 2026, base your offer on recent sales, not asking prices.
Check your budget with our home affordability calculator.

Selling a home in Langley

Price against recent sales in your own community. The FVREB benchmark blends the City and Township, so it's only a starting point.
Townhouse buyers compare listings closely. Make sure your unit shows well and that the strata documents are ready.
Highlight what's local: walking distance to a future SkyTrain station, school catchment, a yard, or a suite.
In Willoughby, where new projects compete with resale, point out what your home offers that a presale can't, such as being ready now or having a finished yard.
Start with a free home value estimate, then use the seller net proceeds calculator to see your likely proceeds after costs.

Langley real estate FAQs

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

They are separate municipalities. The City became its own municipality in 1955 and covers about 10 km² around downtown Langley. The Township surrounds it and includes Willoughby, Walnut Grove, Murrayville, Brookswood-Fernridge, Aldergrove, Fort Langley and rural areas.

What is the benchmark price of a townhouse in Langley?

For the Fraser Valley Real Estate Board's Langley area, the townhouse benchmark was $800,600 in October 2026, down 3.7% from a year earlier.

When is SkyTrain coming to Langley?

The Province expects the Surrey Langley SkyTrain to start service in late 2029, with Langley stations at Willowbrook and Langley City Centre.

Which school district serves Langley?

School District No. 35 (Langley) serves both the City and the Township. It offers French Immersion, Fine Arts, Fundamental, Montessori and other choice programs.

Which Langley community is largest?

Willoughby-Willowbrook, with 53,219 residents according to the Township's 2024 annual report.

Does the speculation and vacancy tax apply in Langley?

Yes. Both the City of Langley and the Township of Langley are on the Province's list of taxable areas. Most owners who live in their home qualify for an exemption but still need to file each year.

Thinking of buying or selling in Langley?

I'm a Surrey-based REALTOR® with more than 20 years in real estate, and I serve buyers and sellers across the City and Township of Langley using current local market data. Whether it's a Willoughby townhouse or a Brookswood family home, I'm glad to help, in English, Hindi, Punjabi or Urdu.

Get my free home value Call or text 604-785-5555 Free buyer & seller tools

Muzaffar Manghat, REALTOR®, Sutton Premier Realty

Sources

This page is general information, not financial, mortgage, tax or legal advice. Information is believed reliable but not guaranteed and may change; verify details with the source. Listings shown on this site may be from other brokerages. This is not intended to solicit buyers or sellers currently under contract with a brokerage.

Your Langley REALTOR® — Muzaffar Manghat