Thinking about moving to Langley or buying your next home here? Langley is one of those places people choose for more space and then stay for the community. Whether you are a first-time buyer, upsizing for a growing family, or looking for an acreage with room to breathe, this guide will help you understand the area and plan your next steps with confidence.

This is a local, practical guide. No hype, just useful info.

Why people choose Langley

Space and variety

Langley offers a wide range of housing options. You will find newer subdivisions, established neighbourhoods with mature trees, townhomes and condos near amenities, and rural pockets that still feel connected.

Community feel

It is a big reason families land here. Parks, sports, schools, and local events make Langley feel like a place where you can put down roots.

Location without the downtown lifestyle

You are within reach of major routes and employment hubs, but many people move here for a more balanced pace and more breathing room.

City of Langley vs Township of Langley

This clarification saves confusion early.

• City of Langley is smaller and more concentrated with convenience and walkability in some areas.

• Township of Langley is much larger and includes a wide range of neighbourhoods plus rural areas.

This can affect services, neighbourhood options, and what “Langley” means in a listing. It is always worth confirming which municipality you are looking in.

Neighbourhood vibes in plain language

Fort Langley

Historic village feel with strong community identity. Great if you love charm, walkability, and a weekend coffee and stroll lifestyle.

Willoughby and Yorkson

A common landing spot for families and move up buyers. Many newer homes and townhomes, schools, and ongoing development.

Walnut Grove

Established, family friendly, and popular for buyers who want a classic suburban feel with good access to amenities.

Murrayville

A mix of established homes and newer options. Often appealing to families who want a quieter vibe and larger lots.

Aldergrove

More small town feel and often better value for space. A good option if you like Langley but do not need to be in the center of everything.

Salmon River and rural pockets

This is where lifestyle property starts to show up. More land, outbuildings, hobby farm potential, and extra due diligence.

Buying in Langley: what surprises people

Competition changes block by block

Two similar homes can sell very differently depending on the street, school catchment, walkability, lot shape, and future development nearby.

Commute reality is personal

Some people accept a longer commute if they get the yard, the shop, or the community. Others need to be closer to their daily route. Map your commute early so you do not fall in love with a home that does not fit your weekdays.

Newer does not always mean less maintenance

New builds can be great, but every home type has its own watch outs. The goal is not new versus old. The goal is right fit plus solid due diligence.

First-time buyers in Langley: a simple checklist

If you are buying your first place here, focus on these:

• Monthly payment comfort, not maximum approval

• Strata documents if buying a condo or townhome

• A clear inspection strategy that matches your risk tolerance

• Resale reality, even if this is a starter home

A good REALTOR® should be able to explain the process in plain language and help you avoid common first purchase mistakes.

Buying an acreage or lifestyle property

Acreages can be incredible and they require a different kind of due diligence. Here are the big buckets to think about.

Water and septic

• Is it on a well or city water

• What type of septic system is it and what is its condition

• Are records available

Zoning and ALR considerations

Some rural properties come with restrictions or land use rules. That is not bad, it just needs to match what you want to do with the land.

Outbuildings and shops

Shops can be a huge value add. Check permits where possible, plus electrical, drainage, and overall condition.

Drainage, access, and year round usability

A property can look perfect in summer and behave differently in winter. Ask how it handles heavy rain, driveway access, and drainage.

Selling in Langley: what actually moves the needle

A successful sale usually comes down to a few key factors:

• Pricing strategy that matches buyer psychology

• Presentation including photos, staging, and the first impression online

• A clear marketing plan

• Negotiation that protects your bottom line

Quick FAQs about Langley real estate

Is Langley a good place to buy a home in 2026?
Langley remains popular because it offers a balance of space, community, and access to the broader region. The right time depends on your budget, goals, and timeline.

What are the best areas in Langley for families?
Many families consider Willoughby, Walnut Grove, Murrayville, and parts of Aldergrove depending on schools, commute, and housing type. The best area is the one that fits your day to day life.

What should I watch for when buying an acreage in Langley or the Fraser Valley?
Start with water, septic, zoning, access, drainage, and outbuildings. Lifestyle property can be an amazing fit as long as the due diligence matches the dream.

City of Langley vs Township of Langley, does it matter?
It can. They are separate municipalities and the differences can show up in services, neighbourhood options, and local considerations. It is worth clarifying early when you are searching.

Want a local second opinion on your plan?

If you are thinking about buying or selling in Langley, or looking at an acreage in the Fraser Valley, it helps to talk it through with a local team who can give you clear guidance.

Wiggins Group Real Estate are local REALTORS® based in Langley, serving the Fraser Valley. We specialize in acreages, lifestyle properties, and family homes with a calm, practical approach.

Call/Text Denise - 604-880-5603.   Call/Text Ian - 604-897-2514

If you’re thinking about buying or selling a home in Langley, you probably have a lot of questions — and you’re not alone. These are the same questions we get asked every single week by buyers and sellers just like you.

This FAQ-style guide is designed to give you clear, honest, local answers so you can make confident real estate decisions without feeling overwhelmed.

How long do homes typically take to sell in Langley?

The time it takes to sell a home in Langley depends on several key factors:

• Current market conditions (buyer’s vs. seller’s market)

• Price compared to similar homes

• Location and neighbourhood

• Condition and presentation of the home

In a balanced market, most well-priced homes in Langley sell within 30–60 days. In a buyer’s market, homes may take longer to sell, while homes priced correctly in high-demand areas can sell more quickly.

Overpricing almost always leads to longer days on market and eventual price reductions.

Is it a good time to buy or sell in Langley right now?

This depends largely on your goals.

Buyers may benefit from more choice and negotiating power during slower markets. Sellers tend to benefit most when inventory is low and buyer demand is strong.

What matters most is aligning your timing with your personal situation — not trying to perfectly time the market. A strategy tailored to your goals usually matters more than market headlines.

Do I need a home inspection when buying a house?

In most cases, yes.

A professional home inspection can uncover roof, foundation, or structural concerns, as well as electrical, plumbing, moisture, drainage, or ventilation issues.

While some buyers choose to waive inspections in competitive situations, it’s important to understand the risks before doing so. If you’re early in the process, our Langley Home Buyer Guide walks you through inspections, financing, timelines, and common mistakes to avoid before you write an offer.

You can read the full guide here:
https://wigginsgroup.ca/buying.html

How much do I need for a down payment in BC?

Minimum down payment requirements in Canada (including BC) are:

• 5% on the first $500,000 of the purchase price

• 10% on the portion from $500,000 to $999,999

• 20% on homes priced at $1,000,000 or more

These rules are set federally and apply across the country.

First-time buyers in BC may qualify for programs that can help reduce upfront costs, such as the First-Time Home Buyers’ Program (which may reduce or eliminate Property Transfer Tax on qualifying purchases) and the First Home Savings Account (FHSA), which allows buyers to save for a down payment on a tax-advantaged basis. Eligibility depends on purchase price, property type, and individual circumstances.

In addition to the down payment, buyers should also budget for closing costs such as legal fees, inspections, property transfer tax (if applicable), and moving expenses.

Can I buy a home before selling my current one?

Yes, but it requires careful planning.

Options may include bridge financing, longer completion dates, selling first and negotiating rent-back, or strategically aligning possession dates.

Each option has pros and cons depending on your finances, risk tolerance, and current market conditions. Getting advice early can reduce stress and prevent costly mistakes.

What is my home worth in Langley?

For an accurate price, a custom market evaluation based on recent comparable sales is essential. If you’d like a clearer picture of your home’s value in today’s Langley market, you can request a custom home evaluation here:

https://wigginsgroup.ca/home-evaluation.html

If you’re considering selling, our Langley Home Seller Guide explains pricing strategy, preparation tips, timelines, and what to expect throughout the selling process.

https://wigginsgroup.ca/selling.html

Are basement suites legal in Langley?

Not all basement suites are created equal.

In Langley, legality depends on zoning, ceiling height, fire separation, and parking requirements. Some homes have authorized suites, others are non-conforming, and some are unauthorized.

Knowing the difference matters for financing, insurance, and resale value.

What costs should sellers expect when selling a home?

Common selling costs include real estate fees, legal fees, mortgage discharge penalties (if applicable), and moving costs.

Many sellers also choose to invest in minor repairs, staging, and professional photography to help their home stand out online and attract more buyers.

At Wiggins Group Real Estate, professional photography is included with every listing. We believe high-quality photos are essential to showcasing a home at its maximum potential — especially in today’s market, where most buyers form their first impression online. Professional photography ensures your home is presented accurately, beautifully, and competitively, rather than relying on casual or low-quality images.

Do I need to sell or buy first?

There’s no one-size-fits-all answer.

Selling first reduces financial risk but may require temporary housing. Buying first offers certainty but requires stronger financial planning.

The right approach depends on market conditions and your comfort level with risk.

Ready to Talk About Your Move in Langley?

Whether you’re just starting to think about buying or selling, having clear local information makes the process far less stressful.

If you’re planning to sell, our Langley Home Seller Guide explains pricing, timing, and how to prepare your home for today’s market.
https://wigginsgroup.ca/selling.html

If you’re thinking about buying, our Langley Home Buyer Guide walks you through the process step by step so you know what to expect before you begin touring homes.
https://wigginsgroup.ca/buying.html

If you’d like advice tailored to your situation, we’re always happy to help.

Here’s our roundup of Christmas events in Aldergrove and nearby for 2025, including parades, markets, tree lightings, and brand-new Zoo Lights.

November and December are full of community spirit in Aldergrove — a time to reflect, remember, and celebrate together. From the Remembrance Day Parade to school craft markets, the annual Tree Lighting, and December’s Christmas Light Up Parade, there’s plenty happening around town.

Remembrance Day Parade & Ceremony

Date: November 11
Time: Parade 10:45 AM, Service 10:50 AM
Location: Aldergrove Legion – 26607 Fraser Hwy

Each year, our community gathers to honour the courage and sacrifice of those who served. The Aldergrove Legion hosts the parade and ceremony, bringing together veterans, families, and residents in a heartfelt tribute of remembrance.

Holiday Craft Markets

Aldergrove’s schools are hosting their much-loved holiday craft markets throughout November — a perfect way to shop local and support our community:

• North Otter Elementary – 5155 248 St – November 8 | 10 AM–3 PM

• Coghlan Fundamental Elementary – 4452 256 St – November 15 | 10 AM–3 PM

• Parkside Elementary – 3300 270 St – November 21 (4:30–7 PM) & November 22 (10 AM–3 PM)

• Shortreed Elementary – 27330 28 Ave – November 29 | 10 AM–3 PM

4th Annual Aldergrove Tree Lighting Event

Date: Sunday, November 23 | 4–6 PM
Location: Aldergrove Community Centre Parking Lot (270th St & Fraser Hwy)

The community gathers to officially kick off the holiday season with Aldergrove’s annual Tree Lighting.

Christmas in Aldergrove: Light Up Parade & Community Party

Date: Saturday, December 13, 2025
Location: Downtown Aldergrove (270th St & Fraser Hwy)

Aldergrove’s annual Christmas Light Up Parade runs through downtown on December 13, 2025.
Join the Pre-Parade Community Christmas Party from 4:00–6:00 PM at 270th Street and Fraser Highway for food, hot beverages, and entertainment — and yes, Santa will be there! More details HERE!

Interested in joining the parade? Float and entry applications are open until Monday, December 8, 2025 on the Aldergrove Fair website.

Merry & Bright at Martini Town (Langley)

Date: November 21 – December 31, 2025
Time: Wednesday to Sunday, 3:00 PM – 10:00 PM (closed Mondays & Tuesdays; closed Christmas Day)
Location: Martini Town, 1123 272 Street, Langley

Martini Town turns into a real-life Christmas movie set every winter, and it’s only a few minutes from Aldergrove. Walk through a glowing holiday village, peek into themed storefronts, grab a warm treat, and take all the festive photos you want. Tickets are sold in advance with timed entry, so it’s best to book ahead. More details HERE!

Zoo Lights at the Greater Vancouver Zoo (Aldergrove!)

Date: November 22, 2025 – January 10, 2026 (closed Dec 25)
Time: 4:00 PM – 9:00 PM (last entry 8:00 PM)
Location: Greater Vancouver Zoo, 5048 264 Street, Aldergrove

This is a brand-new holiday event in Aldergrove and we’re so excited to have it right here in our own backyard. The Greater Vancouver Zoo transforms into a sparkling walk-through lantern and light experience with themed displays and cozy winter vibes — a perfect bundle-up evening for families, and a great new tradition to kick off the season locally. Tickets are required, so plan ahead if you’re hoping to go on a weekend. More details HERE!

Santa Paws Photos (Clearview Garden Centre)

Date: Saturday, November 29, 2025
Time: 10:00 AM – 4:00 PM (book a time slot online)
Location: Clearview Garden Centre / Clearview Country Market, 26350 56 Avenue, Langley

If your pets are part of the family (and let’s be honest, they are), this is such a cute holiday outing. The Langley Animal Protection Society has Santa stopping by for festive photos with your furry friends, and humans too. Sessions are $40 and include two digital images, with proceeds supporting local animals through LAPS. Be sure to book your time slot online ahead of time. More details HERE!

Stay Connected

Aldergrove is truly special — a place where community events bring neighbours together all year long.
Follow us for more local updates, real estate insights, and upcoming community highlights:
📱 @wigginsgroup_realestate | @Wiggins Group Real Estate

🌿 Introduction

Buying or selling an acreage is about more than just land — it’s about understanding the unique systems and responsibilities that come with rural living. From wells and septic systems to zoning rules and access roads, every property tells its own story.

Below is our Fraser Valley acreage buyer and seller checklist to help you avoid surprises and protect your investment.

In this guide:

1. Well systems and water testing

2. Septic types, costs, and ROWP compliance

3. Riparian areas, ditches, and creek setbacks

4. Zoning, ALR rules, and permitted uses

5. Rural access, utilities, and insurance factors

💧 1. Well Systems: Understanding Your Water Source

Most acreages in the Fraser Valley rely on private wells rather than city water. That means you’re responsible for both the quantity and quality of your home’s water supply.

What to check:

• Well Type & Construction – Most modern acreages use drilled wells, while older ones may have dug wells. Understanding the depth, casing, and condition helps assess long-term reliability.

• Capacity – A well’s flow rate (gallons per minute) determines whether it can meet household and irrigation needs — especially during dry Fraser Valley summers.

• Water Quality – Fraser Health recommends bacteriological testing at least once a year, and chemical testing every few years or after major weather events.

• Records & Registration – The provincial GWELLS database provides drilling logs, flow test results, and well IDs — always ask for these during due diligence.

• Protection – Keep the wellhead sealed and clear of contaminants like fuel, livestock, or septic fields. Protecting your recharge area ensures safe, reliable water long-term.

🚽 2. Septic Systems: What Lies Beneath

Acreage properties usually rely on private septic systems instead of municipal sewer connections. Understanding your system’s type, condition, and maintenance history is crucial.

What to look for:

• System Type – Common setups include:

  • Type 1: Tank and field

  • Type 2: Aerobic treatment

  • Type 3: Advanced treatment
    Each has unique costs, regulations, and maintenance needs.

• Age & Condition – Tanks, pumps, and drain fields have limited lifespans based on care and soil type.

• Regulation & Compliance – Must meet BC’s Sewerage System Regulation and be managed by a Registered Onsite Wastewater Practitioner (ROWP).

• Maintenance Records – Pump-outs are typically required every 3–5 years. Always review service logs.

• Setbacks & Future Plans – Septic fields must be a safe distance from wells, streams, and property lines, which may impact future additions or outbuildings.

🌊 3. Waterways & Classifications: More Than Meets the Eye

Creeks, ditches, and ponds can enhance a property’s appeal — but they also come with regulations and setbacks that can affect how you use your land.

Here’s what to keep in mind:

• Riparian Protection – BC’s Riparian Areas Protection Regulation (RAPR) safeguards fish habitats and water quality. Setback zones (Streamside Protection & Enhancement Areas) must remain undisturbed.

• Classifications – Waterways are labeled Class A, A(O), B, or C, each with its own rules for development and fencing.

• Impact on Building – Even seasonal ditches can affect where you can build a shop, barn, or home. Some projects require an assessment from a Qualified Environmental Professional (QEP).

• Property Value Consideration – Water features can boost aesthetics but also bring maintenance and compliance responsibilities.

• Do Your Homework – Check municipal watercourse maps and zoning bylaws before planning changes.

  💡 Tip: Just because a creek looks dry in the summer doesn’t mean it’s not a regulated waterway.

📜 4. Zoning & Land Use: Know What’s Allowed

Not all acreages are created equal — zoning determines what you can (and can’t) do with your property.

Key points:

• Zoning Basics – Each property falls under a bylaw (e.g. RU-1, RU-3 in Langley), which controls lot size, building setbacks, and permitted uses.

• Agricultural Land Reserve (ALR) – Many Fraser Valley acreages are within the ALR, which regulates farming activities, secondary dwellings, and non-farm uses.

• Shops & Secondary Homes – Zoning and ALR rules will determine what’s allowed — and how large you can build.

• Title Restrictions – Covenants, easements, and building schemes may limit future development.

• Municipal Variances & Permits – Some flexibility exists, but it typically requires approval from your municipality.

🚜 5. Access & Services: What to Expect in Rural Living

Acreage life often means more independence — but also more responsibility when it comes to services and infrastructure.

Consider the following:

• Road Access – Many acreages use private lanes, gravel roads, or shared driveways. Check who’s responsible for upkeep and snow removal.

• Easements & Rights-of-Way – Shared utilities or driveways can impact privacy and usage — always review your title.

• Utilities – Hydro is common, but natural gas may not be available. Propane and satellite internet are common alternatives.

• Waste & Snow Services – Garbage and recycling pickup may be limited; confirm with your local municipality.

• Emergency Services – Distance from fire halls or hydrants can impact home insurance rates, so verify early in your buying process.

Acreage FAQ – Fraser Valley

Q: How do I test a well when buying an acreage?
A: Ask for recent flow and potability tests, confirm well depth/type, and review GWELLS records. If tests are old, request new bacteriological and chemical testing.

Q: How much does it cost to replace a septic system?
A: Costs vary by type and soil conditions, but replacements often range widely. Always confirm system type, age, and ROWP documentation during due diligence.

Q: Does a dry creek still affect what I can build?
A: Often yes. Seasonal waterways can still be regulated and require setbacks or environmental review.

Q: What is ALR and why does it matter on acreages?
A: The Agricultural Land Reserve restricts non-farm uses and can limit secondary homes, shops, or subdivision potential.

Q: Can I add a second home or large shop on an acreage?
A: Maybe — it depends on zoning, ALR rules, setbacks, and any covenants/easements on title.

🏠 Ready to Explore Acreage Life?

If you’re thinking about buying or selling an acreage in Langley, Abbotsford, Chilliwack, Mission, or anywhere in the Fraser Valley, we’ll walk you through wells, septic, zoning, and value factors before you commit.
Send us a quick message or call — we’re happy to review any property you’re considering and flag red-flags early.

As lifelong locals with both professional and personal experience in rural life — and with Ian’s background as a firefighter — we specialize in guiding clients through every detail with clarity and confidence.

📞 Reach out anytime — whether you’re just beginning your acreage journey or ready to make a move.
Let’s make sure your dream property truly fits your lifestyle.

Ask an Acreage Question

Tell us the area and budget you’re considering and we’ll flag any red-flags before you commit.

Browse Fraser Valley Listings

Tip: Use the Lot Size / Acres filter under ‘More’ to narrow to true acreage properties.