Seven-thousand-square-foot lots under mature Douglas fir, houses from the seventies with room for the shop and the boat, and a community that fought a development plan to a standstill once already. Brookswood is what the rest of the Lower Mainland gave up, which is exactly why the next decade here is the most interesting in Langley.
Benchmark prices from the Fraser Valley Real Estate Board MLS® Home Price Index, September 2026 data (October 2026 report). A benchmark is the board's index price for a typical home of that type in the sub-area, it is not an average list price and not an average sale price. Activity figures, sales, days on market, sale-to-list, are Langley-wide; the board’s monthly package reports activity for Langley as a whole and no finer (the three-month Langley-wide figures come from its MLS database); the Brookswood figures on this page come from a separate pull of the board’s database and are labelled as such. We do not quote listing counts or asking prices: the live MLS® feed on the Brookswood listings page is the current record. Canopy and demographic data from Township of Langley planning documents and the census. Refreshed monthly.
Brookswood runs a generation slower than everywhere around it, on purpose. The houses went up mostly through the seventies and eighties on lots the size the whole region used to build, seven to ten thousand square feet in the core, quarter-acre to an acre and beyond as you head south into Fernridge, and the firs went up first and never came down. Eighty-eight percent of the people here own their homes. Nobody is passing through.
The daily life is village-scaled: Brookswood Village at 200th and 40th for groceries and the bank, Ed's candy store for the kids, George Preston Rec Centre for hockey and curling, and the forest parks, Noel Booth, Rees-Callard, the quiet water at Rees Lake, doing what a gym membership pretends to. South of 36th, pockets still run on wells and septic; that's not a flaw, it's a datum, and the Township's 2025 servicing plan is the document that decides when it changes.
Know the live issue, because it IS the neighbourhood's story now: after the 2014 plan was defeated by mass opposition, the Booth, Fernridge and Rinn neighbourhood plans passed their final readings in January 2025, minimum lots cut to four and five thousand square feet in designated areas, four-storey townhome zones, a six-storey village. The tension between the big-lot identity and the density mandate is the defining local question. We don't take a side on it. We track it, meeting by meeting, because your lot's future is written in those maps.
Brookswood pricing is really two prices wearing one address. The house price, what a family pays for a seventies rancher on a treed lot, and the land price, what a builder or assembler pays for the same lot's redevelopment potential under the new plans. The board's benchmark for a typical detached home here is $1,387,300, down 5.7 percent over the year (Fraser Valley Real Estate Board, October 2026 report, September 2026 data). That benchmark is the only one Brookswood has: the board publishes no townhouse benchmark and no apartment benchmark for this sub-area, because there isn't enough attached supply to index. Read that absence properly, it is a neighbourhood caught mid-transition, still entirely a detached market on paper while the plans quietly permit something else. And the benchmark prices the house, not the ground: what an assembler pays for redevelopment potential is a separate negotiation the index never sees, which is why no single headline number tells you which market you are standing in. For pace, the board reports Langley-wide detached sales at 96.8 percent of ask and 22 days on market (three monthly medians, weighted by sales) from July to September 2026, Langley-wide; the Brookswood figures in the month cards below come from the board’s database. The holding thesis is unusual: you're long both the scarcity of finished big-lot forest streets AND the optionality of what the plans permit underneath them, with a tree bylaw, a 12-acre school-and-park land condition, and servicing timelines governing how fast either thesis pays. Almost nowhere else in the region do you get paid to wait in a place this pleasant to wait in.
Down 5.7% on the year and 0.4% over three months (FVREB, October 2026 report, September 2026 data); up 57.1% over ten years (FVREB MLS® HPI, September 2026). It sits below the Langley detached benchmark of $1,471,100, the index prices the house, not what an assembler would pay for the ground.
The board publishes none for Brookswood, too little attached supply for the index to carry it. A townhome here is a one-off, not yet a market.
Same again: nothing to index. Brookswood has no apartment market to speak of, and the new neighbourhood plans are the thing that would create one.
Langley-wide detached, from July to September 2026 (three monthly medians, weighted by sales; October 2026 report). In September, 64 sales against 189 new listings. The board’s monthly package reports activity for Langley as a whole and no finer (the three-month Langley-wide figures come from its MLS database); the neighbourhood figures in the monthly cards below come from a separate pull of the board’s database and are labelled as such. For what is on the market today, read the live feed on the Brookswood listings page, not a number on a page.
The house benchmark is $1,387,300, down 0.9% on the month and down 0.4% since June (down 5.7% on September 2025). In the board’s database 7 Brookswood houses sold in September (6 in August) and 41 came to market (24 in August); 98 were active at the end of the month (80 at the end of August). From July to September 24 sold, against 35 from April to June: 12.3 months of supply at that pace, 24 days on market and 97.5% of list price (three monthly medians, weighted by sales).
September’s 7 house sales compare with 6 in August, and the number active went from 80 to 98. Over three months 24 sold against 35 in the three months before, and the benchmark moved −0.4%; across Langley the same figures are 212 against 254 and −1.6%. At the three-month pace Brookswood carries 12.3 months of house supply, against 6.2 for Langley as a whole on the same arithmetic. Three months of sales in one neighbourhood is a small number, a neighbourhood index can move several percent in a month, and none of these figures is seasonally adjusted. Sub-area figures from the board’s MLS® database, read 5 October 2026; the board’s monthly package publishes activity Langley-wide and no finer. Months of supply: active listings at the end of September divided by the average monthly sales of July to September. Analysis our own.
Not a listings map. The life of the place: where the good walks start, where the town gathers, and where the roads lead.
Noel Booth Park pairs sports fields with a true forest walking loop; Rees-Callard and Wiser Natural Parks hold about eighteen hectares of conservation forest with the quiet water of Rees Lake tucked inside; Brookswood Park carries the spray park. Add George Preston Recreation Centre, arena hockey, curling, the BMX track that's run since 1977 and the skatepark, and Campbell Valley Regional Park's 29 kilometres of trails ten minutes south, and the outdoors program writes itself.
Brookswood Village at 200th and 40th does the daily work, grocery, pharmacy, banking, medical, dining, anchored by institutions like Ed's in Brookswood, the candy store three generations know. The next chapter is already approved: a Save-On-Foods-anchored development at 200th and 32nd passed third reading in February 2026, bringing a full grocery anchor and rec space to the neighbourhood's south half.
200 Street is the spine, running north to Langley City, the bypass and eventually Highway 1. TransLink's 561 and 562 give roughly hourly service to Langley Centre, where the regional network takes over, but Brookswood is a driving neighbourhood, and residents accept that as part of the price of the trees. The US border at Peace Arch and Aldergrove both sit about fifteen minutes out.
Three things decide a Brookswood purchase now. The plan designation, Booth, Fernridge and Rinn maps assign every parcel a future, from conservation to 4,000-square-foot subdivision to townhome zone, and it changes both value and neighbours; we pull it first, every time. Servicing, south-of-36th pockets remain on wells and septic pending the 2025 servicing plan rollout; flow tests and field inspections are standard conditions. And the trees: the Township's protection bylaw requires a permit for anything over 20 centimetres, the canopy that makes the neighbourhood also governs it. School catchments: set by SD35's maps, not by listings, we confirm the current catchment for any address, plainly, and say no more than the map says.
The 3 public schools inside Brookswood, from the district's own directory, with any programme of choice marked. All of Langley, the Township and the City both, sits in School District 35.
Belmont, Noel Booth, Alice Brown or Glenwood (K-7) → Brookswood Secondary (8-12). There is no middle school in this family; children go straight to Grade 8 at Brookswood. Source: Brookswood Secondary’s own registration page, which names its four feeder schools. The district sets every catchment by address, so the SD35 school locator is the ruling on any specific property; we confirm it for any address on request.
The independent schools are listed for the whole municipality rather than for this neighbourhood, because they carry no catchment at all. A family here can apply to any of them, and admission is the school’s own decision rather than a matter of where you live. The public schools above are the ones inside Brookswood; which one a given address is entitled to attend is set by the district by address, and most Langley neighbourhoods span more than one boundary, so the district’s locator is the authority on any specific property. We confirm the current position for any address on request. This guide does not rate or rank schools; what each Langley school is known for, from International Baccalaureate to French immersion, Fine Arts and trades, is set beside the neighbourhood house figures on the Langley Market Report.
These are district-wide and entry is by application only, in the district’s own words. They are not catchments, so this is not a question of attending the nearest one, and a place in a choice programme sits alongside your catchment school rather than replacing it.
Two things families find out late. French Immersion has two separate doors and they open at different ages: Early Immersion starts at Kindergarten, at Belmont and James Kennedy only, while Late Immersion starts in Grade 6, at Alex Hope and Noel Booth only. You cannot begin at Alex Hope in Kindergarten. And the district is plain that students in a choice programme are not eligible for its bus service, so the seat you win is a drive you make, every morning, for years.
Immersion continues at secondary at Brookswood Secondary School and Walnut Grove Secondary. Which elementary carries on to which secondary is not something the district publishes, so we do not guess at it; it is worth asking them directly if it decides your street.
Langley is not one market. The detached benchmark moved by 4.4% in one sub-area this year and 12.5% in another, so the municipal figure is the wrong yardstick for any single street. These are the guides that sit closest to this one.
The framework already passed: the Booth, Fernridge and Rinn neighbourhood plans took final reading in January 2025, permitting 4,000–5,000-square-foot lots in designated areas, townhome zones and a village core. But approvals are gated on school and park land and on servicing, the pace will be measured in years, parcel map by parcel map. We track exactly which streets move first.
Depends entirely on your plan designation and sewer availability, some designated parcels can go to 4,000–5,000 square feet, others are locked as conservation or held at larger minimums. The answer is on the Booth/Fernridge/Rinn maps, per address, and we pull it before you list or offer.
Not without a permit for anything 20 centimetres or larger, the Township's Tree Protection Bylaw applies, with replacement plantings or cash-in-lieu. The canopy is legally part of the deal here.
Northern Brookswood generally yes; Fernridge and south-of-36th pockets still run wells and septic, with extensions following the Township's 2025 servicing plan. We verify per address, and flow tests plus septic inspection are standard offer conditions where it applies.
One of two, and they behave differently. The board's benchmark for a typical detached home in Brookswood is $1,387,300, down 5.7 percent on the year (Fraser Valley Real Estate Board, October 2026 report, September 2026 data), that is the family-home price. Beside it sits the land price: what a builder or assembler will pay for the same lot's potential under the new plans, which no index measures. Note too that the board publishes no townhouse and no apartment benchmark here at all, there isn't the supply to index, so the detached benchmark is the whole published picture. For pace, Langley-wide detached sales ran at 96.8 percent of ask over 22 days (three monthly medians, weighted by sales) from July to September 2026; the Brookswood figures in the month cards on this page come from the board’s database. Two markets, one postal code; we always tell you which one you're in.
The Booth, Fernridge & Rinn maps decoded, what each designation permits, parcel by parcel.
Get the reportThe due-diligence list that separates a dream property from a money pit.
Get the reportLangley's tree bylaw in practice: what you can touch, what you can't, and what it costs.
Get the reportHouse price vs. land price in Brookswood, how to know which one you're paying, and which you're selling.
Get the reportWhy completed neighbourhoods hold value differently: Walnut Grove’s numbers against Willoughby’s, from the September 2026 report.
Get the report6 reports, each dated as it landed. Reports stay on the shelf; journal entries release on their date and link from here the day they do. Every figure in them is sourced and dated on its own page; the market figures are from The Langley Market Report, October 2026 edition.
The full report shelf · The journal · The Langley Market Report
The one who knows the Brookswood-Fernridge plans well enough to tell you whether your lot is a home or land, and has sold both. Brookswood is two markets on one street: in the twelve months to August 2026 a pre-1990 house sold at a median $1,304,000 and a 2012-or-later build at $2,209,000, a gap of $905,000. The right person here has sold to a builder and to a family and knows which one your property is for.
There is no single best Realtor in Langley, and no list ranked by volume or paid placement can tell you who is best for Brookswood. Langley.AI keeps a hand-selected few and applies the same six criteria to every one of them, with Brookswood’s own figures from The Langley Market Report, October 2026 edition.
Selling Brookswood property is what they do most weeks, not a corner of a general practice.
Completed sales of the kind of property Brookswood trades in (houses, and the difference between a home and a rebuild lot), inside the last two years, read off the board’s own system rather than taken on trust. The yardstick: 24 houses sold in Brookswood from July to September 2026; houses took 24 days at 97.5% of list price (three monthly medians, weighted by sales) on 12.3 months of supply at that pace.
Long enough to have priced Brookswood through a rising market and this one: the Brookswood detached benchmark is $1,387,300, down 0.4% since June and down 5.7% on the year. An agent who has only sold into a rising market has never had to tell a seller the truth about price, and that is the conversation that decides most Brookswood sales this year.
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