| Measure | August 2026, as read on 5 September |
|---|---|
| Four estate corridors, twelve months to August 2026 | 45 houses sold, 42 for sale, 11.2 months of supply; Langley houses as a whole carry 6.0 |
| Campbell Valley | $2,539,300 benchmark (−8.3%), 11 sold, 16 for sale, 17.5 months, 64 median days, 94.7% of ask |
| Salmon River | $1,856,900 (−5.2%), 29 sold, 23 for sale, 9.5 months, 41 days, 95.4% |
| Otter District | $2,220,400 (−9.6%), 3 sold, 2 for sale, 68 days, 97.0% |
| County Line Glen Valley | $2,187,400 (−10.9%), 2 sold, 1 for sale, 48 days, 95.3% |
The acreage and farms page carries every acreage and farm listing in Langley from the board’s MLS® feed, refreshed as the feed changes, with the corridor figures above it. Each corridor also has its own listings page with a two-sentence read of its market at the top: Campbell Valley, Salmon River, Otter District and County Line Glen Valley. The land page holds the parcels priced on what can be built rather than on the house. Nothing is behind an email.
Acreage is a different clock from the rest of Langley. A Campbell Valley house took a median 64 days to sell over the year and closed at 94.7% of ask; a Langley house as a whole took 23 days at 96.8%. The four corridors between them sold 45 houses in twelve months against 42 for sale at the end of August, 11.2 months of supply where Langley’s houses carry 6.0. Salmon River is the quickest and cheapest of the four (41 days, $1,856,900); Campbell Valley the slowest and dearest (64 days, $2,539,300, the highest benchmark in the township). Otter and County Line sold five houses between them in a year, so their figures describe a handful of sales, not a market.
The listing tells you the acreage; it does not tell you whether the well yields, the septic field drains, the parcel is inside the Agricultural Land Reserve, or the barn stands where the bylaw allows. Those four questions decide value here, and each has its own report on the shelf. Price to the corridor’s sale-to-ask figure, not to Langley’s: the gap between 94.7% and 96.8% on a $2.5 million house is $52,500.
Langley’s acreage does not sit in one place on the board’s system, so it does not sit in one place here either. The acreage and farms page is the whole shelf: every acreage and farm listing in the township from the MLS® feed, refreshed as the feed changes, with the corridor benchmarks and the twelve-month figures above it. The four corridor listings pages, Campbell Valley, Salmon River, Otter District and County Line Glen Valley, carry each corridor’s own listings with a two-sentence read of that market at the top, so a buyer who already knows which side of the township they want can go straight there. The land page is the fifth: parcels priced on what can be built rather than on the house, which is a different purchase and is kept apart for that reason.
| Corridor | Benchmark (year) | Sold, 12 mo | For sale | Months of supply | Median days | Sold at % of ask | $ / sq ft |
|---|---|---|---|---|---|---|---|
| Salmon River | $1,856,900 (−5.2%) | 29 | 23 | 9.5 | 41 | 95.4% | $589 |
| Campbell Valley | $2,539,300 (−8.3%) | 11 | 16 | 17.5 | 64 | 94.7% | $596 |
| Otter District | $2,220,400 (−9.6%) | 3 | 2 | 8.0 | 68 | 97.0% | $541 |
| County Line Glen Valley | $2,187,400 (−10.9%) | 2 | 1 | 6.0 | 48 | 95.3% | $438 |
| Four corridors | – | 45 | 42 | 11.2 | – | – | – |
| All Langley houses | $1,479,400 (−7.1%) | 835 | 414 | 6.0 | 23 | 96.8% | $527 |
Months of supply is homes for sale divided by the year’s average monthly sales, the same arithmetic in every row. Otter District and County Line sold five houses between them in the year, so their rows describe a handful of transactions and a single new listing moves them; read them as indicative and read Salmon River and Campbell Valley as markets. Salmon River is the quickest and the cheapest of the four, Campbell Valley the slowest and the dearest, and the corridors together carry nearly twice the supply of Langley’s houses as a whole.
The photographs show the house and the view; the file decides the value. Before an offer we want the well record and a yield test, the septic permit and an inspection of the field, the parcel’s position relative to the Agricultural Land Reserve boundary (it cuts through properties more often than people expect), any fill placed on the land and whether the Township permitted it, and the setbacks from any watercourse. Each of those has its own report on the shelf, written for this township: wells and septic, ALR zoning in south Langley, the soil and fill bylaw, the riparian setbacks, and, for a horse property, the barn and manure rules. A listing that has answered them in its package is a listing to take seriously; one that has not is a listing to price for the risk.
Langley houses closed at a median 96.8% of ask over the year; Campbell Valley houses at 94.7%, Salmon River at 95.4%. On a $2.5 million Campbell Valley house the difference between the township figure and the corridor figure is $52,500, and on a listing that has sat for its median 64 days the corridor figure is the one the seller has come to expect. A buyer who offers at Langley’s pace and Langley’s percentage is overpaying for the corridor; a seller who prices at Langley’s pace is waiting longer than the corridor does.
Open the acreage page and read the corridor figures before the listings. Pick the corridor by what you want from the land (Salmon River for value and speed, Campbell Valley for the park and the estate character and the premium, Otter and County Line for working land measured in generations) and go to its listings page. On any parcel you like, ask for the well, the septic and the ALR position before the viewing; the answers are cheaper before you fall for the house. And if you want the parcel checked by someone who has sold on those files, write in and say which one.
On the acreage and farms page (every acreage and farm listing in Langley, live from the board) and on the four corridor listings pages: Campbell Valley, Salmon River, Otter District and County Line Glen Valley. Development parcels are on the land page.
Forty-two houses were for sale across the four estate corridors at the end of August 2026, against 45 sold in the twelve months before: 11.2 months of supply. The board’s database also recorded 171 houses with acreage for sale Langley-wide in August against nine sales in the month.
Over the twelve months to August 2026: a median 64 days in Campbell Valley, 41 in Salmon River, 68 in Otter District and 48 in County Line Glen Valley, against 23 days for a Langley house as a whole.
Salmon River on the year’s figures: the lowest benchmark of the four at $1,856,900, the quickest sale at 41 days and the mildest fall at 5.2%. Campbell Valley carries the highest benchmark in Langley, $2,539,300, and the longest wait.
Fraser Valley Real Estate Board MLS® August 2026 package, released 2 September 2026; sub-area and twelve-month figures from the board’s InfoSparks database, read 5 September 2026. Benchmarks are the board’s index price, never an average. Analysis: Hamish Ross.
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