Living in Langley, BC: A Complete Homeowner’s Guide

Langley is one of the fastest-growing communities in Metro Vancouver — and for good reason. It offers the space, affordability, and community feel that are increasingly hard to find closer to Vancouver, while still being connected to everything the Lower Mainland has to offer. But “Langley” is actually two separate municipalities with two very different characters, and understanding that distinction is the first thing any prospective homeowner needs to know.

This guide covers what it’s actually like to live in Langley, BC — the neighbourhoods, the commute, the costs, the schools, and the things nobody tells you until you’ve already moved in.

Langley at a Glance

Township vs. City — Two Langleys

This confuses almost everyone who doesn’t live here. The Township of Langley is the large, primarily suburban and rural municipality covering 316 square kilometres — home to Willoughby, Walnut Grove, Brookswood, Murrayville, Fort Langley, and Aldergrove. The City of Langley is the small, compact urban core of about 10 square kilometres with its own downtown, municipal government, and tax rates.

They share a school district, a library system, and a general identity, but they have separate councils, separate budgets, and separate property tax rates. When people say “I live in Langley,” they almost always mean the Township. When people say “Langley City” or “downtown Langley,” they mean the City.

For homebuyers, the practical difference comes down to this: the Township offers more space, newer builds, and a suburban lifestyle. The City offers more walkability, lower home prices, and is where the future SkyTrain extension will arrive.

Neighbourhoods Worth Knowing

Willoughby

The fastest-growing neighbourhood in Langley and one of the fastest-growing in all of BC. Willoughby is where most of the new construction is happening — townhouses, condos, and single-family homes aimed squarely at young families. The Willoughby Town Centre is developing into a full-service commercial hub with shopping, restaurants, and services.

The trade-off is traffic. The 200th and 208th Street corridors get congested during rush hour, and the area can feel construction-heavy as development continues. But for families who want a new home, good schools, and community parks, Willoughby is hard to beat.

Best for: Young families, first-time buyers, anyone who wants new construction. Detached homes from $1.3M+, townhouses from $750K–$950K.

Walnut Grove

One of Langley’s most established family neighbourhoods. Walnut Grove has top-rated schools (including Walnut Grove Secondary), a thriving local commercial area, excellent parks and sports facilities, and tree-lined streets with a mix of detached homes, townhomes, and condos. Quick access to Highway 1 makes commuting relatively straightforward.

Some townhome complexes have age restrictions (45+ or 55+), so check carefully if you’re a younger buyer looking at strata properties here.

Best for: Families with school-age children, commuters, anyone seeking an established community with all amenities in place. Detached homes from $1.3M–$1.8M, townhouses from $650K–$850K.

Fort Langley

The jewel of Langley. Fort Langley is a historic village on the banks of the Fraser River with a character that feels more like a Gulf Islands town than a Metro Vancouver suburb. Boutique shops, artisan cafes, the Fort Langley National Historic Site, and a walkable village centre make this one of the most desirable addresses in the Fraser Valley.

The downside is price — Fort Langley is one of Langley’s most expensive areas. Homes here are a mix of heritage properties and newer luxury builds, and demand consistently outstrips supply.

Best for: Professionals, empty nesters, and anyone who values character and walkability. Detached homes from $1.5M–$2.5M+.

Brookswood

Large lots, mature trees, and a quiet, semi-rural feel — Brookswood is for people who want space and privacy without being far from town. Properties here are larger than in Willoughby or Walnut Grove, and the neighbourhood has a tight-knit community feel. Campbell Valley Regional Park is right next door, offering kilometres of trails through forest and farmland.

Many older homes are on septic systems rather than municipal sewer, which is worth knowing for maintenance and renovation planning. The neighbourhood is car-dependent with limited transit.

Best for: Families wanting space, pet owners, hobby farmers, anyone who values quiet over convenience. Detached homes from $1.4M–$2M+.

Murrayville

A historically significant area between Langley City and Brookswood. Murrayville has a mix of older character homes and newer infill, with a small commercial strip along 48th Avenue. It’s quieter than Willoughby but more connected than Brookswood. The Langley Airport is nearby, which means occasional light aircraft noise.

Best for: Buyers looking for established homes with character, moderate pricing, and a central location. Detached homes from $1.2M–$1.6M.

Aldergrove

The most affordable area in Langley, located on the eastern edge near Abbotsford and the US border. Aldergrove has a small-town feel with its own commercial core, community centre, and the popular Aldergrove Regional Park. It’s further from Highway 1, which means longer commutes but lower prices.

Ongoing development is slowly transforming Aldergrove, and some buyers see it as a smart long-term investment given its current affordability compared to western Langley.

Best for: First-time buyers, investors, and anyone who prioritizes affordability. Detached homes from $1M–$1.4M.

Langley City

The compact urban core offers Langley’s most walkable living and the best transit access. It’s also where the SkyTrain extension is expected to arrive in late 2029, which will be transformative for property values and connectivity. Housing is the most affordable in the Langley area, with condos starting in the $400Ks.

Be aware that parts of the downtown core have higher crime rates and some challenges with homelessness, similar to many urban centres in the Lower Mainland. Most buyers focus on the residential outskirts of the City, which offer a family-friendly feel with urban convenience.

Best for: First-time buyers, investors anticipating the SkyTrain, commuters who want transit access. Condos from $420K–$550K, townhouses from $600K–$800K.

Getting Around

Driving. Most Langley residents drive. Highway 1 provides direct access to Surrey, Burnaby, and Vancouver, though rush hour congestion is significant — expect 45–60+ minutes to downtown Vancouver during peak times. Highway 10, Fraser Highway, and the Golden Ears Bridge connect to other Fraser Valley communities.

Transit. Current transit options are limited compared to SkyTrain-connected cities. Bus routes serve the main corridors, with the Carvolth Bus Exchange in Walnut Grove offering express service to SkyTrain stations. The Surrey Langley SkyTrain extension of the Expo Line — a 16-kilometre elevated guideway from King George Station in Surrey to Langley City Centre at 203 Street — is under construction with an anticipated in-service date of late 2029. It will include eight new stations and dramatically improve connectivity to Surrey and Vancouver.

The commute reality. If you work in Vancouver, Burnaby, or the Tri-Cities, you’re looking at a real commute. The Langley Park and Ride is popular with commuters who drive to the lot and take transit the rest of the way. Remote work has made Langley significantly more attractive — larger, more affordable homes with dedicated office space are a major draw for hybrid workers.

Schools

Langley is served by School District 35, which operates schools across the Township and City. The district is well-regarded, with strong options at both the elementary and secondary levels.

Notable secondary schools include Walnut Grove Secondary, Brookswood Secondary, R.E. Mountain Secondary, Langley Fundamental (a traditional school offering a more structured approach), and Langley Fine Arts School (a specialized arts program with audition-based admission). Several schools offer International Baccalaureate (IB) programs.

Private school options include Langley Christian School, Credo Christian Elementary, and others. French immersion is available at select schools throughout the district.

What People Love About Langley

Space. You get more house and more land for your money compared to anywhere closer to Vancouver. Detached homes with actual yards, townhouses with garages, and acreages that would cost millions more in Vancouver proper.

Farms and food. Langley is surrounded by working farms — berries, vegetables, dairy, and poultry. Farmers markets run throughout the growing season, and farm-gate shopping is a way of life here. It’s one of the things residents mention most when asked what they love about the area.

Outdoor recreation. Campbell Valley Regional Park, Derby Reach Regional Park, Glen Valley Regional Park, and dozens of municipal parks provide trails, picnic areas, and river access. Multiple golf courses, equestrian facilities, and the Fort-to-Fort Trail along the Fraser River round out the outdoor options.

Community events. The Fort Langley Cranberry Festival, Langley Craft Beer Festival, Langley Good Times Cruise-In (one of the largest car shows in Western Canada), and year-round farmers markets give Langley a social calendar that rivals much larger cities.

Cost of living. The median household income in Langley Township is approximately $108,000, and the community generally offers reasonable cost of living compared to Vancouver, though prices have risen along with housing demand.

What to Know Before You Buy

Rain. Langley gets its share of BC rain, especially from October through March. If grey skies bother you, this is worth considering. The trade-off is mild winters — no snow shoveling, no frozen pipes, and green grass year-round.

Traffic. Rush hour congestion on 200th Street, 208th Street, and Fraser Highway is real. If you’re commuting west, build extra time into your drive. The SkyTrain extension will help when it arrives in late 2029, but that’s still a few years away.

It’s car-dependent. Outside of Langley City, you need a car for daily life. Walkability scores are low across most of the Township. If you don’t drive, focus your search on Langley City or the commercial centres of Walnut Grove and Willoughby.

Home maintenance. The Fraser Valley climate is tough on homes — heavy rain, moss growth, moisture issues, and aging roofs are common. Budget for regular maintenance including gutter cleaning, roof inspections, HVAC servicing, and exterior upkeep. Homes in Brookswood and rural areas on septic systems need additional septic maintenance every 3–5 years.

Property Taxes

For a detailed breakdown of property tax rates, the Home Owner Grant, and how the Township and City compare, see our Langley Property Tax Guide (2026).

Is Langley Right for You?

Langley works best for homeowners who value space, community, and a quieter lifestyle — and who either work locally, work remotely, or don’t mind a commute. It’s one of the strongest family communities in the Lower Mainland, with schools, parks, and amenities that rival anywhere in Metro Vancouver. And with the SkyTrain extension on the horizon, connectivity is only going to improve.

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Related Guides

• Langley Property Tax Guide (2026)
• How Much Does Electrical Work Cost in Langley? (2026 Guide)
• Best Neighbourhoods in Pitt Meadows

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Information current as of April 2026. Population, housing prices, school details, and transit project timelines are approximate and change over time. Always verify current details with the Township of Langley, the City of Langley, School District 35, and the Surrey Langley SkyTrain project website (surreylangleyskytrain.gov.bc.ca) before making major decisions.