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Langley Real Estate: Five Markets in One Township

Langley isn't moving as a single market this October—it's five distinct submarkets operating at different speeds, price points, and buyer profiles. With 114 open houses scheduled across the township this weekend and 101 brand-new homes currently for sale, the choice available to buyers right now is notably broader than the constrained cycles we saw in recent years. But the story you'll encounter in Willoughby Heights looks nothing like what's happening in Fort Langley or South Langley's acreage corridor.

New-Build Supply Still Flowing

The clearest signal in Langley's market today is the volume of completed inventory. Those 101 new homes range from $299,900 entry points to a median list price of $829,000, averaging $669 per square foot. This isn't pre-sale product—these are move-in-ready homes, which tells us builders are prioritizing turnover over holding for higher prices. For buyers who've been priced out of Vancouver or Burnaby, Langley's new-build market offers immediate possession without the typical 18–24 month wait.

The majority of this supply sits in Willoughby Heights, where townhomes dominate the active listings. A 4-bed, 4-bath townhouse at 20559 86 Avenue, built in 2023, is listed at $999,900—a price point that reflects both the quality of newer construction and the premium families are willing to pay for school-proximate, move-in-ready product in Langley's fastest-growing submarket.

Where the Activity Is Concentrated

Willoughby Heights remains the busiest corner of Langley real estate, with multiple open houses scheduled for October 3rd alone in the 20300–20800 block range. This is the township's clearest family-focused growth area, anchored by newer townhomes, condos, and proximity to schools and transit corridors.

Walnut Grove and Murrayville offer established alternatives. Walnut Grove's Redwood Park townhomes on 217A Street continue to attract families seeking school-friendly suburban living, while Murrayville price points around $929,000 place it squarely in the midrange—more affordable than Fort Langley, more established than Willoughby.

Fort Langley and South Langley operate in a different category entirely. These areas command premiums for heritage charm, acreage, and lifestyle properties. A South Langley listing near 232 Street is priced at $1.8 million and scheduled for an open house this weekend—a reflection of the Campbell Valley area's appeal to buyers seeking space, privacy, and a semi-rural feel within commuting distance of Metro Vancouver.

Brookswood remains part of the broader Langley inventory mix, though it's quieter in terms of visible listing flow compared to Willoughby Heights' high-turnover profile.

Rental Conditions Softening Modestly

Langley's rental market is showing subtle cooling. Average apartment rents in October 2026 sit at $1,461 for a studio, $1,718 for one bedroom, $2,123 for two bedrooms, and $2,562 for three bedrooms—down 2.5% year over year. For investors, this signals a shift from the aggressive rent growth of 2021–2023, but yields remain attractive for those buying at current pricing with longer hold periods in mind.

What This Means for You

If you're a buyer, Langley offers more choice than it has in years—but you need to define which Langley you're shopping. Willoughby Heights is turnkey suburban family living; Walnut Grove and Murrayville deliver established community at midrange pricing; Fort Langley and South Langley cater to lifestyle buyers willing to pay for acreage and character.

Sellers in high-supply zones like Willoughby Heights should price competitively and prepare for longer days on market compared to 2021–2022. In Fort Langley and South Langley, premium properties with unique features still command attention, but the days of bidding wars are behind us.

For investors, the new-build pipeline and softening rents suggest a market that rewards patience and careful submarket selection. Willoughby Heights offers volume and turnover; South Langley offers scarcity and long-term land value.

I serve Langley and the broader Lower Mainland from my base in White Rock, and I'm watching these five submarkets closely. If you're evaluating Langley homes or want neighbourhood-specific insight, let's talk.