One-to-five-acre parcels along one of Langley's most pristine watersheds, neighbours who wave from the tractor and show up when it matters, and a river that still runs coho every November. Salmon River is the acreage life at its most liveable, close enough to town to be easy, far enough to be quiet.
Benchmark prices are 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 this sub-area, not an average sale price, and not an asking price. Sales counts, days on market and sale-to-list ratios 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 Salmon River figures on this page come from a separate pull of the board’s database and are labelled as such. Watershed data from the Langley Environmental Partners Society. Anything currently for sale is shown by the live MLS® feed on the Salmon River listings page. Refreshed monthly.
Salmon River is what people picture when they say they want 'a bit of land', and then find does exist, twenty minutes from a hospital. The parcels run one to five acres along the corridor east of 216th, most of them ALR, carrying hobby farms, horse setups, shops the size of small airplane hangars, and houses with room between them. The river that names the place drains nearly seventy-seven square kilometres of watershed and still runs thirteen fish species, coho included; in November you can walk Williams Park and watch them come home.
The rhythm is rural-practical: the well pump and the septic field (nearly universal here, and non-negotiable diligence), the Otter Co-op run for feed and hardware, Murrayville ten minutes west for groceries and the hospital, and the 232nd Street interchange, currently being rebuilt into a full partial-cloverleaf, done in 2028, carrying commuters to Highway 1. Kids grow up with chores and quads; parents grow vegetables they pretend are cheaper than the store's.
Who thrives here: equestrian families, hobby farmers, trades and business owners who need the shop and the yard, and anyone whose retirement plan involves a tractor. Who shouldn't buy here: buyers who'll resent the maintenance, acreage gives generously and takes weekends.
The board's benchmark for a detached home in Salmon River is $1,825,900 in the October 2026 report (September 2026 data), down 9.9% on the year, against a Langley detached benchmark off 6.7%. The townhouse benchmark is $986,500, the highest townhouse benchmark in Langley by a wide margin and well clear of Langley's $802,600, and down 5.1% on the year (Langley's townhouse benchmark is down 4.4%). Apartments benchmark at $440,900, down 8.7%. The board’s monthly package publishes activity Langley-wide and no finer (the neighbourhood figures in the monthly cards below come from its database): across Langley in September 2026 (October 2026 report), 64 detached houses sold at 96.4% of list price in an average 41.3 days, and 12 houses with acreage sold at an average of $2,478,376, at 94.3% of list, after an average 56.8 days (FVREB area report, September 2026). What holds value here: ALR scarcity, the watershed's protected charm, and the simple arithmetic that every year another wave of buyers decides a bit of land beats another renovation. What buyers misjudge: the difference between an ask priced on the land's dream and a sale priced on its wells, fields and outbuildings, we bridge that gap for a living. What is on the market today is on the live feed on the Salmon River listings page.
Down 9.9% on the year and 2.2% since June. Langley detached is off 6.7% over the same twelve months.
Down 5.1% on the year, and the highest townhouse benchmark in Langley by a wide margin, well clear of Langley's $802,600.
Down 8.7% on the year, and the corridor's entry point.
Langley-wide (October 2026 report): 64 detached houses sold in September 2026; from July to September houses took 22 days at 96.8% of list (three monthly medians, weighted by sales). Houses with acreage, September 2026: 12 sold at an average of $2,478,376 (median $2,420,250), at 94.3% of list, after an average 56.8 days (FVREB area report). 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 Salmon River figures on this page come from a separate pull of the board’s database and are labelled as such.
The house benchmark is $1,825,900, down 1.7% on the month and down 2.2% since June (down 9.9% 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 5 Salmon River houses sold in September (5 in August) and 12 came to market (4 in August); 21 were active at the end of the month (23 at the end of August). From July to September 10 sold, against 10 from April to June: 6.3 months of supply at that pace, 23 days on market and 96.1% of list price (three monthly medians, weighted by sales). The townhouse benchmark is $986,500 (down 3.5% on the month, down 1.7% since June): none sold from July to September (none from April to June), 1 active at the end of September. The apartment benchmark is $440,900 (down 1.1% on the month, down 2.5% since June): none sold from July to September (2 from April to June), 3 active at the end of September.
September’s 5 house sales compare with 5 in August, and the number active went from 23 to 21. Over three months 10 sold against 10 in the three months before, and the benchmark moved −2.2%; across Langley the same figures are 212 against 254 and −1.6%. At the three-month pace Salmon River carries 6.3 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.
The Salmon River drains nearly seventy-seven square kilometres through this corridor, one of Langley's most pristine waterways, still carrying thirteen-plus fish species including coho and the endangered Salish sucker. Williams Park at 238th and 68th is where the neighbourhood meets it: the river running through picnic forest, and the November spawning walks where kids learn what the place is named for. The Salmon River Natural Area's informal trails carry the quieter afternoons.
Otter Co-op at 248th is the rural anchor it's been for a century, grocery, gas, hardware and the feed store that makes acreage life run. Krause Berry Farms & Estate Winery up 248th is the region's berry-season pilgrimage, and the farm gates along the 48-to-64 Avenue corridor fill the truck all summer. For everything else: Murrayville's Five Corners, groceries and the hospital, ten minutes west.
Highway 1 at 232nd is the corridor's front door, currently being rebuilt into a full partial-cloverleaf interchange under a $140-million contract, complete in 2028, as part of the 216-to-264 widening. Fraser Highway runs the southern edge through Murrayville. Transit is skeletal by design; this is one-truck-per-adult country, and the SkyTrain will land at Langley City for the days downtown calls.
Acreage diligence, always, in this order. Water, nearly every property runs a private well; flow rate, potability and recovery testing are standard conditions, no exceptions. Septic, field age, siting and capacity, inspected, not assumed. ALR status, most parcels are in the reserve, which shapes second dwellings, farm buildings and the subdivision answer (assume no). And farm classification, qualifying income cuts the tax bill; we verify what the current status is and what keeping it requires. 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 2 public schools inside Salmon River, 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.
Peterson Road (K-7) → D.W. Poppy Secondary (8-12). No middle school. The north-west corner, Milner and the land north of Highway 10 west of 228 Street, sits in the R.E. Mountain family today and is due to move to the new Willoughby schools in September 2027; confirm any address there. Source: D.W. Poppy’s feeder list and the district’s 2027 boundary documents. 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 Salmon River; 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 reserve allows a principal residence plus, since late 2021, a secondary small residence up to 90 square metres without an ALC application, subject to Township bylaws. Larger arrangements need applications with uncertain odds. We map your parcel's actual permissions before anyone sketches a floor plan.
Almost none, private wells and septic dominate the corridor. Budget for flow tests, potability tests and septic inspection as standard offer conditions; the results move prices more often than any staging does.
The Fraser Valley Real Estate Board benchmarks a detached home in Salmon River at $1,825,900 in the October 2026 report (September 2026 data), down 9.9% on the year. Acreage is its own market and the board’s monthly package does not break it out by neighbourhood: Langley-wide in September 2026, 12 houses with acreage sold at an average of $2,478,376, at 94.3% of list, after an average 56.8 days, against 41.3 days and 96.4% for detached (FVREB area report). Manufactured homes remain the entry point, Langley-wide, eleven sold in September 2026 at an average of $235,445. Asking prices for what is available right now are on the live feed on the Salmon River listings page.
Highway 1 at 232nd, with the interchange being rebuilt into a full partial-cloverleaf by 2028, or Fraser Highway through Murrayville. Count on car dependence; transit out here is skeletal and residents prefer it that way.
Remarkably, the Salmon drains nearly 77 square kilometres and still runs thirteen-plus fish species including November coho, which is why the environmental rules along its banks are real and worth knowing before you plan anything near the water. We flag riparian setbacks parcel by parcel.
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 reportRiparian setbacks, the watershed rules, and what they mean for your plans, parcel by parcel.
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 on wells and septic recently and can read an ALR title, and who, for the estate end, has completed sales above $3 million. Salmon River is acreage at a $1,825,900 benchmark, ten houses sold from July to September at 23 days (three monthly medians, weighted by sales) (the board’s House category; houses with acreage are counted separately), with the highest townhouse benchmark in Langley beside it at $986,500; the right person here has closed both kinds of sale in the last two years.
There is no single best Realtor in Langley, and no list ranked by volume or paid placement can tell you who is best for Salmon River. Langley.AI keeps a hand-selected few and applies the same six criteria to every one of them, with Salmon River’s own figures from The Langley Market Report, October 2026 edition.
Selling Salmon River property is what they do most weeks, not a corner of a general practice.
Completed sales of the kind of property Salmon River trades in (acreage and hobby farms, and the dearest townhomes in Langley), inside the last two years, read off the board’s own system rather than taken on trust. The yardstick: 10 houses sold in Salmon River from July to September 2026; houses took 23 days at 96.1% of list price (three monthly medians, weighted by sales) on 6.3 months of supply at that pace. These counts are the board’s House category; its House with Acreage category is counted separately.
Long enough to have priced Salmon River through a rising market and this one: the Salmon River detached benchmark is $1,825,900, down 2.2% since June and down 9.9% 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 Salmon River 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.
Langley.AI makes the introduction personally.
A straight answer in seconds, drawn only from the sourced and dated figures this site publishes. And when a question deserves a person, the same words reach a licensed specialist with one click.
General rules are one thing. Your situation is another. A licensed specialist reads this and comes back with a straight answer, usually the same day.