Home Langley, BC Fort Langley 22784 88 Avenue

22784 88 Ave, Langley BC - Single Family Residence for Sale - MLS# R3129700

101 days on the market

$1,949,000

Est. Mortgage $8,622/mo

Listing updated: Jul 16, 2026 at 09:06am

EstateBlock checked: Sep 6, 2026 at 04:40am

4 Beds

3 Baths

2669 sqft

730 $ /sqft

2005 built

101 days on the market

$1,949,000

$1,999,000

Est. $8,622/mo with 20% down

Listing updated: Jul 16, 2026 at 09:06am

EstateBlock checked: Sep 6, 2026 at 04:40am

Photos

Exterior Front Photo of 22784 88 Avenue, Langley, BC

Exterior Rear Photo of 22784 88 Avenue, Langley, BC

Living Room Photo of 22784 88 Avenue, Langley, BC

Family Room Photo of 22784 88 Avenue, Langley, BC

Dining Area Photo of 22784 88 Avenue, Langley, BC

Kitchen Photo of 22784 88 Avenue, Langley, BC

Kitchen Island Photo of 22784 88 Avenue, Langley, BC

Pantry Photo of 22784 88 Avenue, Langley, BC

Breakfast Nook Photo of 22784 88 Avenue, Langley, BC

Primary Bedroom Photo of 22784 88 Avenue, Langley, BC

Beautiful custom home on a private 12,000+ sq. ft. lot backing onto greenspace in the heart of Fort Langley. Southern exposure & a fully fenced, gated yard create a peaceful outdoor setting with multiple seating areas, wraparound deck, veranda, greenhouse & vegetable garden. Bright main living area offers serene views & exceptional privacy. Oversized primary bedroom features a fireplace & private patio overlooking the lush backyard. Walking distance to Fort Langley's shops, cafés, trails & schools, including Fine Arts programs.

Interior Features

Basement Finished Area (sqft)	0
Basement Features	None
Fireplace	2
Heating Type	Forced Air
# of Kitchens	1
Flooring	Mixed
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony
View Description	FARMLAND
Roof	Asphalt
Structures	Residential Detached

Building Details

Price	$1,949,000
Total Bedrooms	4
Total Bathrooms	3
Full Bathrooms	2
Half Bathrooms	1
Floor Area Total (sqft)	2669
Year Built	2005
Age Of Building	21
Building Type	Single Family Residence
Property Type	Residential
Stories	2
Ownership Type	Freehold NonStrata
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Septic Tank, Sanitary Sewer
Water (WaterSource)	Public
Parking Type	Garage Double, Open
Total Parking Spaces	6

Lot & Land

Lot Size	12240
Lot Size Depth	Feet
Lot Size Frontage	72
MLS^® #	R3129700
Area	Langley
Neighbourhood	Fort Langley
City	Langley
Postal Code	V1M 2R6
Gross Taxes	$6,534.04
Zoning	R-1E

Property Timeline

Status	Date	Price
R3129700 / Active	05-28-2026	$1,949,000
to view full Property History (4 earlier records)

Rooms

Floor	Type	Dimensions
Main Level	Dining Room	13'9 x 13'9 ft
Main Level	Kitchen	12' x 12' ft
Main Level	Living Room	17'1 x 17'1 ft
Main Level	Laundry	7' x 7' ft
Main Level	Mud Room	11'2 x 11'2 ft
Main Level	Foyer	10'10 x 10'10 ft
Above Level	Primary Bedroom	17' x 17' ft
Above Level	Walk-In Closet	4'6 x 4'6 ft
Above Level	Bedroom	10'4 x 10'4 ft
Above Level	Bedroom	10'3 x 10'3 ft
Above Level	Bedroom	10'10 x 10'10 ft
Above Level	Recreation Room	11'6 x 11'6 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	No	#2
Above Level	Yes	#5
Above Level	No	#5

Listed by: Argus Estates (1983) Ltd.

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 2.96 km 7.3/10
Elementary, Secondary
King's School: Above Average 2.96 km 7.3/10

Closest Transit

Bus Stop
Westbound 88 Ave @ Wright St: 0.03 km
Skytrain
West Coast Express @ Port Haney Station: 5.60 km

Crime Rate

Total Crime Rate: Average
Violent Crime Rate: Below Average
Property Crime Rate: Above Average

Demographics

Post-Secondary Education: Average 29.9%
No Certificate/Degree: Below Average 8.9%
Owner Occupied: Below Average 58.2%
Employment Rate: Below Average 53.1%

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

54 / 100

Overall sell-speed score

Moderate pace expected

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Price competition grade

No comparable data

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 5.60 km from station

Road / Highway noise

Possible — major road nearby

Airport noise (YVR)

Unlikely

Power lines proximity

Unlikely

ALR (Agricultural Land Reserve)

No — not in ALR

How FORT LANGLEY compares

This property

101 DOM

Listed

Fort Langley avg

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Langley avg

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22784 88 Avenue has a sell-speed score of 54/100, placing it in the "Expected to sell at a moderate pace" band. The listing is has limited comparable pricing data available. The local market is currently a Balanced Market with a sales-to-active ratio of 17.7% — conditions are balanced. With only 486 competing homes currently listed, this property has significant competition. Based on these signals, EstateBlock predicts this listing is may take several weeks to attract serious offers.

Climate Risk for V1M 2R6

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V1M 2R6, over the next 30 years. Projections use the 2041–2070 period (2050s) under a moderate emissions scenario (SSP2-4.5).

Flood Lower Risk

Outside of designated flood hazard zones. Under 10% of buildings in this area have flood risk over the next 30 years.

Fire Low

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.

Air Quality A / Excellent

Annual avg PM2.5 4.1 µg/m³ — meets WHO 2021 guideline (BC ENV 2024). Nearest station: Langley Central, Langley (~7.7 km). Annual avg AQHI 1.8 — Low Risk.

Heat Moderate

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.

Precipitation Increasing

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.

Drought Stable

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

Transit (1 nearby)

Bus stop northbound glover rd @ st. andrews ave · 985 m · Transit

Schools NearBy

4 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Langley Fine Arts School	Public	Grades Served 1-12	Catchment Info —	6.9 / 10	Distance 725 m
Fort Langley Elementary	Public	Grades Served —	Catchment Info —	6.5 / 10	Distance 805 m
King's School	Independent	Grades Served K-12	Catchment Info —	7.5 / 10	Distance 2.96 KM
James Kennedy Elementary School	Public	Grades Served K-7	Catchment Info —	5.8 / 10	Distance 2.98 KM

Walkability & Transit Near 22784 88 Avenue

Car-Dependent 25

Walk Score - Car-Dependent

Most errands require a car

Some Transit 28

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 50

Bike Score - Bikeable

Some bike infrastructure

BC Assessment Value — 22784 88 Avenue

2026 assessed value, sourced from City of Langley open data (PID 025-614-967).

Total Assessed Value (2026)

$2,000,000

+2.7% YoY

+1.8%/yr over 2 yr

2024 Value Trend 2026

Land

$1,387,000

Buildings

$613,000

Year Built

N/A

Class

000

Zoning

R-1E

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$1,387,000	$613,000	$2,000,000	+2.7%
2025	$1,318,000	$630,000	$1,948,000	+0.9%
2024	$1,336,000	$594,000	$1,930,000	—

Mortgage Calculator for 22784 88 Avenue

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $545

Maintenance fee 0

With a 20% down payment, buyers can expect an estimated $7,989/month in total housing costs on this $1,949,000 property — $7,444 mortgage payment, $545 property tax.

or Call 778-918-5990

All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.

Listing data last synced: Jul 16, 2026

Investment Cashflow Calculator

Property Tax (Monthly)

Basic Insurance Cost

Rental Income

Vacancy Rate

Down Payment

Down Payment (percent)

/month

Mortgage Payment

Monthly Payment

Break Even Down Payment 0%

Cap Rate

Cash on Cash

Based on $4,958/month estimated rent and $8,192/month in total housing costs, this property has a -$3,234/month cashflow. Break-even down payment: approximately 55%.

All figures are informational estimates by EstateBlock.com; actual mortgage payments and insurance rates vary by many factors.

Estateblock Rent Estimate for 22784 88 Avenue, Langley

Buy Vs Rent Calculator

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Approximate estimates for informational purposes only, not financial advice. Assumes a new 30-year fixed mortgage at the rate shown; actual rent, payments, and equity will vary by loan terms and market conditions. Consult a licensed professional before deciding.