22439 96 Ave, Langley BC – House for Sale – MLS® R3175492
22439 96 Avenue, Langley, British Columbia V1M 3T6
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Property Details for 22439 96 Avenue
Rare offering on a beautiful 4.78-acre rolling estate in desirable Fort Langley. This custom-built 4,900+ sqft rancher with an expansive, finished walk-out basement captures panoramic mountain views and offers luxury, privacy and space. Located 30 seconds from downtown Fort Langley, the Fort-to-Fort Trail, golf courses, fishing, Hwy 1 and local schools. Built in 2016, this thoughtfully designed home features 5 bedrooms, 4 bathrooms and grand living spaces for everyday living and entertaining. The main-floor primary bedroom boasts a private balcony and spa-inspired ensuite. Outside, enjoy ample room for RV parking, plus a bonus detached 3-level barn offering exceptional versatility. Experience the best of acreage living in picture perfect historic Fort Langley.
Interior Features
| Basement Finished Area (sqft) | 2370 |
|---|---|
| Basement Features | Full, Finished |
| Appliances Included | Washer/Dryer, Dishwasher, Refrigerator, Stove, Microwave, Wine Cooler |
| Fireplace | 3 |
| Heating Type | Forced Air, Natural Gas |
| # of Kitchens | 1 |
| Flooring | Hardwood |
| Foundation | Concrete Perimeter |
Exterior Features
| Exterior Features | Balcony, Private Yard |
|---|---|
| View Description | Spectacular Mountain Views |
| Roof | Asphalt |
| Structures | Residential Detached |
Building Details
| Price | $4,098,888 |
|---|---|
| Total Bedrooms | 5 |
| Total Bathrooms | 4 |
| Full Bathrooms | 3 |
| Half Bathrooms | 1 |
| Floor Area Total (sqft) | 4848 |
| Year Built | 2016 |
| Age Of Building | 10 |
| Building Type | Single Family Residence |
| Property Type | Residential |
| Architecture Style | Rancher/Bungalow w/Bsmt. |
| Stories | 2 |
| Ownership Type | Freehold NonStrata |
| Community Features | Shopping Nearby |
| Utility Type | Electricity Connected, Natural Gas Connected, Water Connected |
| Utility Sewer | Septic Tank |
| Water (WaterSource) | Public |
| Parking Type | Additional Parking, RV Access/Parking |
| Total Parking Spaces | 15 |
Lot & Land
| Lot Size | 4.78 |
|---|---|
| Lot Size Depth | Feet |
| MLS® # | R3175492 |
| Area | Langley |
| Neighbourhood | Fort Langley |
| City | Langley |
| Postal Code | V1M 3T6 |
| Gross Taxes | $7,072.43 |
| Zoning | RU-1 |
Property Timeline
Rooms
| Floor | Type | Dimensions |
|---|---|---|
| Main Level | Living Room | 20'2 x 20'2 ft |
| Main Level | Dining Room | 17'7 x 17'7 ft |
| Main Level | Kitchen | 14'1 x 14'1 ft |
| Main Level | Eating Area | 15'8 x 15'8 ft |
| Main Level | Office | 11'0 x 11'0 ft |
| Main Level | Primary Bedroom | 19'9 x 19'9 ft |
| Main Level | Bedroom | 11'11 x 11'11 ft |
| Main Level | Laundry | 13'0 x 13'0 ft |
| Basement Level | Bedroom | 10'7 x 10'7 ft |
| Basement Level | Bedroom | 11'9 x 11'9 ft |
| Basement Level | Bedroom | 12'3 x 12'3 ft |
| Basement Level | Gym | 18'6 x 18'6 ft |
| Basement Level | Recreation Room | 34'10 x 34'10 ft |
Bathrooms
| Floor | Ensuite | Pieces |
|---|---|---|
| Main Level | No | #2 |
| Main Level | No | #3 |
| Main Level | Yes | #3 |
| Basement | No | #3 |
Listed by: Engel & Volkers Vancouver
NOTE: This representation is based in whole or in part on data generated by the Chilliwack & District Real Estate Board, Fraser Valley Real Estate Board or Greater Vancouver REALTORS® which assumes no responsibility for its accuracy.
Map & Neighbourhood
Private Schools
- Elementary, Secondary
- King's School
- Above Average 4.17 km
- Elementary, Secondary
- King's School
- Above Average 4.17 km
Closest Transit
- Bus Stop
- Southbound Trattle St @ 96 Ave
- 1.26 km
- Skytrain
- West Coast Express @ Port Haney Station
- 3.88 km
Crime Rate
- Total Crime Rate
- Average
- Violent Crime Rate
- Below Average
- Property Crime Rate
- Above Average
Demographics
- Post-Secondary Education
- Below Average 19.3%
- No Certificate/Degree
- Below Average 11.4%
- Owner Occupied
- Average 65.3%
- Employment Rate
- Average 64%
Noise/ Power Lines
- Road/Hwy Noise
- Possible
- Railway/Sky train Noise
- Unlikely
- Airport/Port Noise
- Unlikely
- Close to major Power Lines
- Unlikely
Other
- Agricultural Land Reserve (ALR)
- Unlikely
- Flood Area
- Unlikely
- Close to Cemeteries
- Unlikely
Sell Speed & Competition
22439 96 Avenue has a sell-speed score of 36/100, placing it in the "May take longer than the area average to sell" band. The listing is priced 50.9% above comparable active properties in Fort Langley. The local market is currently a Balanced Market with a sales-to-active ratio of 16.2% — conditions are balanced. With only 425 competing homes currently listed, this property has significant competition. Based on these signals, EstateBlock predicts this listing is could take longer than the area average to sell.
Climate Risk for V1M 3T6
Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V1M 3T6, over the next 30 years. Projections use the 2041–2070 period (2050s) under a moderate emissions scenario (SSP2-4.5).
Outside of designated flood hazard zones. Under 10% of buildings in this area have flood risk over the next 30 years.
Located within the "Vancouver" WUI zone (Risk Class 5 — Low). Based on BC Wildfire Service provincial WUI Risk Class mapping; not a site-specific assessment.
Annual avg PM2.5 4.1 µg/m³ — meets WHO 2021 guideline. Nearest station: Langley Central, Langley (~9.4 km). Annual avg AQHI 1.8 — Low Risk.
Langley - District currently sees ~1 day above 30 °C per year (1981–2010 baseline), projected to rise to ~9 by the 2050s (SSP2-4.5 moderate emissions). Hottest day of the year: ~30.1 °C baseline, ~32.7 °C projected. Tropical nights (>18 °C): ~0 baseline, ~1 projected.
Annual precipitation ~1517 mm (1981–2010 baseline), projected ~1577 mm by the 2050s. Extreme 1-day rainfall: ~52.1 mm baseline, ~57.8 mm projected. Values vary modestly across the Lower Mainland.
Longest annual dry spell (consecutive dry days): ~23 days baseline, ~24 days projected for the 2050s. CDD is used as a regional drought proxy; drought risk varies modestly across the Lower Mainland.
Nearby Restaurants, Cafes & Shops
Schools NearBy
4 Schools are within 3km
| School | Type | Grades Served | Catchment Info | Rating | Distance |
|---|---|---|---|---|---|
Langley Fine Arts School |
Public |
Grades Served1-12
|
Catchment Info—
|
Distance1.51 KM
|
|
Fort Langley Elementary |
Public |
Grades Served—
|
Catchment Info—
|
Distance2.01 KM
|
|
West Langley Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance2.57 KM
|
|
James Kennedy Elementary School |
Public |
Grades ServedK-7
|
Catchment Info—
|
Distance2.67 KM
|
BC Assessment Value — 22439 96 Avenue
| Year | Land | Improvements | Total Assessed | YOY Change |
|---|---|---|---|---|
| 2026 | $1,012,009 | $1,142,000 | $2,154,009 |
-36.7%
|
| 2025 | $2,167,000 | $1,236,000 | $3,403,000 |
+2.7%
|
| 2024 | $2,075,000 | $1,237,000 | $3,312,000 | — |
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Price vs Neighbourhood Average — Fort Langley, Langley
Based on 4 comparable active Single Family Residences in Fort Langley, the average asking price is $2,716,667. This listing is priced 50.9% above the neighbourhood average.
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