Thirteen hundred acres of regional park, twenty-nine kilometres of trails, and acreage estates on quiet corridors between the forest and the border. The appeal is exactly what the zoning protects: space, trees, horses, and the absence of everything else.
Benchmark prices are Fraser Valley Real Estate Board MLS® Home Price Index figures for Campbell Valley, September 2026 data, October 2026 report. A benchmark is the board's index price for a typical home of that type, not an average sale price and not an average asking price. Activity figures on this page, days on market and sale-to-list, are Langley-wide, from the board's September 2026 package and its MLS database; 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 Campbell Valley figures on this page come from a separate pull of the board’s database and are labelled as such. What is for sale today, and at what price, comes from the live MLS® feed on the Campbell Valley listings page. Park data from Metro Vancouver. Refreshed with each monthly market report.
Campbell Valley is Metro Vancouver's marquee horse country, and it doesn't pretend otherwise. The regional park at its heart runs 1,352 acres with twenty-nine kilometres of trails, fourteen of them horse-designated, including the Shaggy Mane perimeter loop, and the boarding barns, dressage rings and hunter-jumper operations cluster around the 208th Street equestrian centre the way marinas cluster around good water. Listings here mention 'direct trail access' the way city listings mention granite counters, and mean more by it.
Life on these corridors is measured in acreage rhythms: the well pump, the septic field, the hay delivery, the twenty-minute run to Murrayville or Brookswood for groceries and the hospital. The wineries came quietly and stayed, Township 7, Vista D'oro, Backyard, Glass House along the 16th Avenue and 208th corridors, and the farm gates fill the truck in summer. Cell service is fine; municipal sewer is not coming, and residents consider that a feature.
Who thrives here: equestrian families, hobby farmers, multi-generational builders, and executives who did the math on what privacy costs downtown. Who shouldn't buy here: anyone who thinks they'll get used to the driving, because there is driving, daily, for everything, the valley trades convenience for room and never apologizes.
The valley's market maths are land maths. The board's detached benchmark for Campbell Valley is $2,491,800 in September 2026 (October 2026 report), down 12.5% on the year, the highest detached benchmark of any Langley sub-area, against $1,471,100 for Langley as a whole. The gap is acres and outbuildings, not finish level. Acreage also trades on a different clock: Langley-wide in September 2026, a house with acreage took an average 56.8 days to sell and closed at 94.3% of list price, where a detached house on a town lot took 41.3 days and closed at 96.4% (FVREB area report). That is the real shape of the negotiation out here, patient buyers, longer exposure, room to work. One-to-five-acre estate lots run the enclaves off 200th, 208th, 224th and 232nd; the five-to-twenty-plus-acre ALR farm and equestrian holdings spread toward 16th and Zero Avenue. What protects value: the ALR isn't making exceptions, the park isn't shrinking, and every equestrian family in the region eventually looks here. What buyers misjudge: assuming a house price buys a land price. It doesn't, and the ones who understand that before their first viewing negotiate like they belong. For what is on offer today and what it is priced at, the live MLS® feed on the Campbell Valley listings page is the record.
Down 12.5% over the year, and the highest detached benchmark of any sub-area in Langley, Langley overall sits at $1,471,100. Fraser Valley Real Estate Board, October 2026 report (September 2026 data).
The board publishes no townhouse benchmark for Campbell Valley, there is too little supply here to index. That is the place telling you what it is: acreage and estate lots, not attached housing.
None published for Campbell Valley either, for the same reason. There is no apartment stock to speak of, and the zoning is not going to produce any.
Langley-wide in September 2026, a house with acreage took an average 56.8 days to sell and closed at 94.3% of list price, against 41.3 days and 96.4% for detached; 12 sold in the month and 168 were active at month end (FVREB area report). Langley-wide figure; 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 Campbell Valley figures on this page come from a separate pull of the board’s database and are labelled as such.
The house benchmark is $2,491,800, down 1.9% on the month and down 1.6% since June (down 12.5% on September 2025). These house counts are the board’s House category. Its separate House with Acreage category is not included; Langley-wide that row is in The Acreage Row, Nine Months In. In the board’s database no Campbell Valley house sold in September (none in August) and 5 came to market (2 in August); 15 were active at the end of the month (16 at the end of August). From July to September 2 sold, against 2 from April to June. With fewer than five sales in the three months, no months of supply, days or percent of list is given.
No Campbell Valley house sold in September (none in August), and the number active went from 16 to 15. Over three months 2 sold against 2 in the three months before, and the benchmark moved −1.6%; across Langley the same figures are 212 against 254 and −1.6%. Too few houses sold to state a pace; what is listed is on the Campbell Valley listings page. 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.
Campbell Valley Regional Park is the valley's centre of gravity: 29 kilometres of unpaved trails with 14 kilometres horse-designated including the Shaggy Mane perimeter loop, the boardwalk Little River Loop, the heritage Annand/Rowlatt farmstead and the 1924 Lochiel schoolhouse. The equestrian centre on 208th holds the show rings and event grounds; hacking straight from your paddock onto park trail is the valley's defining luxury.
The valley keeps its commerce agricultural: Township 7 Vineyards on 16th, Vista D'oro on 208th, Backyard Vineyards and Glass House Estate filling out the circuit, with farm gates and berry stands stitched along 16th and 232nd. For the town run: Brookswood at eight minutes, Murrayville and the hospital at ten, Fort Langley at twenty when the occasion calls for a patio.
16th Avenue is the east-west spine, Highway 99 and South Surrey in about fifteen minutes. The US border is a local amenity: Pacific Highway crossing at ten minutes, Peace Arch at fifteen, Aldergrove at twelve. Highway 1 runs twenty minutes north via 200th. Transit is effectively a rumour out here, the valley is unapologetically a driving country, one vehicle per adult.
Valley diligence is land diligence, and it decides everything. ALR status, most larger parcels are in the reserve, which caps house size at 500 square metres outright, permits a small secondary dwelling since 2021, and makes subdivision effectively a no. Water and septic, private wells and fields are the norm; flow rate, potability and field age are standard offer conditions. And farm classification, qualifying farm income can cut the tax bill dramatically, and we verify current status rather than take the listing's word for 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 1 public school inside Campbell Valley, 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.
Split. The western part feeds Glenwood Elementary (K-7) → Brookswood Secondary (8-12); the eastern part feeds Wix-Brown Elementary (23851 24 Avenue, K-7) → D.W. Poppy Secondary (23752 52 Avenue, 8-12). No middle school either way, and no secondary inside Campbell Valley itself. Where the line between the two falls is set by address. Source: the district’s D.W. Poppy and Brookswood Secondary feeder-school pages. 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 Campbell Valley; 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.
One principal residence up to 500 square metres of total floor area (a garage up to 42 square metres, basements and crawl spaces excluded) is permitted outright; anything larger needs an Agricultural Land Commission application. A secondary suite inside that house is permitted outright as part of it. Since 31 December 2021 a separate, detached additional residence is also allowed without ALC application, up to 90 square metres on parcels of 40 hectares or less where the principal residence is 500 or under, and 186 above 40 hectares; the Township’s bylaws still govern siting and servicing. We map what your parcel permits before you sketch anything.
Yes, equestrian use including boarding, rings and barns is a permitted farm use in the ALR, with commercial operations meeting Township zoning and setbacks. This is the most horse-legal ground in Metro Vancouver, which is precisely why the barns are here.
Domestic wells are exempt from licensing under BC's Water Sustainability Act (registration encouraged); irrigation and commercial farm use need a groundwater licence. Either way, flow-rate and potability testing are standard conditions in every offer we write here.
Assume no. ALR subdivision requires ALC approval and is rarely granted; the non-ALR estate enclaves follow Township rural zoning minimums. The valley's scarcity is structural, which is also the argument for owning it.
Because what you buy here is land plus outbuildings, not floor area. The Fraser Valley Real Estate Board's detached benchmark for Campbell Valley is $2,491,800 for September 2026, against $1,471,100 for Langley as a whole, and the difference is acres: one to five in the estate enclaves, five to twenty-plus in the farm belt, with barns, rings and shops doing the work granite does elsewhere. A house price does not buy a land price here, and knowing that going in is half the negotiation.
Second homes, coach houses, farm buildings, and the rules people learn too late.
Get the reportThe due-diligence list that separates a dream acreage from a money pit.
Get the reportWhat farm classification really requires, and what it saves.
Get the reportTrail access, barn setbacks, manure rules, ring drainage and the paddock arithmetic: the Langley checklist for a property that has to work for horses as well as people.
Get the report1 report, 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 has sold estate acreage here recently, on wells and septic and inside the ALR, and who has told a buyer to walk away from a bad drain field. Two Campbell Valley houses sold from July to September with 15 active at the end of September (the board’s House category; houses with acreage are counted separately), and the benchmark, $2,491,800, is the highest in Langley; patience and a record at this price are the qualifications, and the right person here has completed sales above $3 million.
There is no single best Realtor in Langley, and no list ranked by volume or paid placement can tell you who is best for Campbell Valley. Langley.AI keeps a hand-selected few and applies the same six criteria to every one of them, with Campbell Valley’s own figures from The Langley Market Report, October 2026 edition.
Selling Campbell Valley property is what they do most weeks, not a corner of a general practice.
Completed sales of the kind of property Campbell Valley trades in (estate acreage on wells and septic, inside and outside the ALR), inside the last two years, read off the board’s own system rather than taken on trust. The yardstick: 2 houses sold in Campbell Valley from July to September 2026, with 15 active at the end of September; too few sold for a days or supply figure. These counts are the board’s House category; its House with Acreage category is counted separately.
Long enough to have priced Campbell Valley through a rising market and this one: the Campbell Valley detached benchmark is $2,491,800, down 1.6% since June and down 12.5% 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 Campbell Valley sales this year.
Reviews from clients who completed, on platforms where the agent cannot buy position. Several of the best-known ranking sites are pay to play; a badge on them measures a marketing budget. We read the reviews, including the ones that are not glowing.
They have the capacity this month to give your file proper attention.
Every specialist has been watched at work before being chosen, and the specialist named is the person who answers the phone, shows the property, negotiates and closes. No hand-off to a team member after the first meeting. Estate property over $3 million here is its own market; from $2 million to under $3 million Langley houses (the board’s House category, acreage not included) carried 16.5 months of supply from July to September, and a record at that price matters more than anywhere else in the market.
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