Home Langley, BC Fort Langley 23165 88 Avenue

23165 88 Ave, Langley BC - Single Family Residence for Sale - MLS# R3153878

49 days on the market

$1,699,000

Est. Mortgage $7,516/mo

Listing updated: Sep 15, 2026 at 10:48am

EstateBlock checked: Sep 24, 2026 at 07:10pm

4 Beds

2 Baths

2323 sqft

731 $ /sqft

1972 built

49 days on the market

$1,699,000

Est. $7,516/mo with 20% down

Listing updated: Sep 15, 2026 at 10:48am

EstateBlock checked: Sep 24, 2026 at 07:10pm

Photos

Exterior Front Photo of 23165 88 Avenue, Langley, BC

Exterior Rear Photo of 23165 88 Avenue, Langley, BC

Living Room Photo of 23165 88 Avenue, Langley, BC

Family Room Photo of 23165 88 Avenue, Langley, BC

Dining Area Photo of 23165 88 Avenue, Langley, BC

Kitchen Photo of 23165 88 Avenue, Langley, BC

Kitchen Island Photo of 23165 88 Avenue, Langley, BC

Pantry Photo of 23165 88 Avenue, Langley, BC

Breakfast Nook Photo of 23165 88 Avenue, Langley, BC

Primary Bedroom Photo of 23165 88 Avenue, Langley, BC

Primary Bathroom Photo of 23165 88 Avenue, Langley, BC

Walk-In Closet Photo of 23165 88 Avenue, Langley, BC

Bedroom 2 Photo of 23165 88 Avenue, Langley, BC

Bedroom 3 Photo of 23165 88 Avenue, Langley, BC

Bedroom 4 Photo of 23165 88 Avenue, Langley, BC

Guest Bathroom Photo of 23165 88 Avenue, Langley, BC

Powder Room Photo of 23165 88 Avenue, Langley, BC

Office / Den Photo of 23165 88 Avenue, Langley, BC

Loft / Bonus Room Photo of 23165 88 Avenue, Langley, BC

Basement Recreation Room Photo of 23165 88 Avenue, Langley, BC

Laundry Room Photo of 23165 88 Avenue, Langley, BC

Mudroom Photo of 23165 88 Avenue, Langley, BC

Entry Foyer Photo of 23165 88 Avenue, Langley, BC

Hallway Photo of 23165 88 Avenue, Langley, BC

Staircase Photo of 23165 88 Avenue, Langley, BC

Garage Interior Photo of 23165 88 Avenue, Langley, BC

Outdoor Patio Photo of 23165 88 Avenue, Langley, BC

Outdoor Deck Photo of 23165 88 Avenue, Langley, BC

Backyard Photo of 23165 88 Avenue, Langley, BC

Front Yard Photo of 23165 88 Avenue, Langley, BC

Garden / Landscaping Photo of 23165 88 Avenue, Langley, BC

Swimming Pool Photo of 23165 88 Avenue, Langley, BC

Hot Tub / Spa Photo of 23165 88 Avenue, Langley, BC

Outdoor Kitchen Photo of 23165 88 Avenue, Langley, BC

Aerial View of 23165 88 Avenue, Langley, BC

Street View Photo of 23165 88 Avenue, Langley, BC

Neighborhood Park Photo Near 23165 88 Avenue, Langley, BC

Community Amenities Photo (Clubhouse) of 23165 88 Avenue, Langley, BC

Fitness Center Photo Near 23165 88 Avenue, Langley, BC

Playground / Recreational Area Near 23165 88 Avenue, Langley, BC

Quiet side of 88th, east side of Glover! Excellent home with comfortable 3 bed / 1 bath upstairs. Open concept living and stainless steel appliances. Flex space below + a 1 bed / 1 bath suite! Incredible huge private yard + view of golden ears! Two car garage, metal roof, in floor heating. Perfect starter home or rent it out while you plan your dream home. Huge 12,900 sq.ft lot with 135’ frontage on Bartlett (rare in Fort Langley). Future build can face Bartlett with driveway / future build positioned on the north side of the lot. Options to remove the garage and build a garage addition/ADU facing 88th. Corner lot allows creative options for a multigenerational build! Walking distance to all level of schools, downtown Fort Langley, shops, grocery, parks, trails, Fraser River and more!

Interior Features

Basement Finished Area (sqft)	1211
Basement Features	Finished, Exterior Entry
Appliances Included	Washer/Dryer, Dishwasher, Refrigerator, Stove
Fireplace	2
Heating Type	Baseboard, Hot Water
Laundry	In Unit
# of Kitchens	2
Foundation	Concrete Perimeter

Exterior Features

Exterior Features	Balcony, Private Yard
Roof	Metal
Structures	Residential Detached

Building Details

Price	$1,699,000
Total Bedrooms	4
Total Bathrooms	2
Full Bathrooms	2
Half Bathrooms	0
Floor Area Total (sqft)	2323
Year Built	1972
Age Of Building	54
Building Type	Single Family Residence
Property Type	Residential
Architecture Style	Split Entry
Stories	2
Ownership Type	Freehold NonStrata
Utility Type	Electricity Connected, Natural Gas Connected, Water Connected
Utility Sewer	Septic Tank, Storm Sewer
Water (WaterSource)	Public
Parking Type	Garage Double, Open, RV Access/Parking
Total Parking Spaces	15
Rental Suites	Unauthorized Suite

Lot & Land

Lot Size	12901.88
Lot Size Depth	Feet
Lot Size Frontage	177.61
MLS^® #	R3153878
Area	Langley
Neighbourhood	Fort Langley
City	Langley
Postal Code	V1M 2R5
Gross Taxes	$6,625.01
Zoning	R-1E

Property Timeline

Status	Date	Price
R3153878 / Active	08-07-2026	$1,699,000

Rooms

Floor	Type	Dimensions
Main Level	Kitchen	9'2 x 9'2 ft
Main Level	Living Room	16'11 x 16'11 ft
Main Level	Dining Room	13'8 x 13'8 ft
Main Level	Primary Bedroom	11'11 x 11'11 ft
Main Level	Bedroom	9'1 x 9'1 ft
Main Level	Bedroom	9'3 x 9'3 ft
Basement Level	Family Room	17'1 x 17'1 ft
Basement Level	Recreation Room	13'8 x 13'8 ft
Basement Level	Kitchen	15'4 x 15'4 ft
Basement Level	Living Room	11' x 11' ft
Basement Level	Bedroom	9'9 x 9'9 ft
Basement Level	Den	9'5 x 9'5 ft

Bathrooms

Floor	Ensuite	Pieces
Main Level	Yes	#5
Basement	No	#4

Listed by: 2 Percent Realty West Coast & 2 Percent Realty West Coast

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 3.6 km 7.3/10
Elementary, Secondary
King's School: Above Average 3.6 km 7.3/10

Closest Transit

Bus Stop
Northbound Glover Rd @ 88 Ave: 0.28 km
Skytrain
West Coast Express @ Port Haney Station: 5.77 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

56 / 100

Overall sell-speed score

Moderate pace expected

Price competition grade

Avg comparable: $1,760,164

Balanced

Market conditions

Balanced market — steady conditions

Flood Risk (FEMA/BC)

Unlikely — not in floodplain

Railway / Skytrain noise

Unlikely — 5.77 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

49 DOM

Listed

Fort Langley avg

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Langley avg

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23165 88 Avenue has a sell-speed score of 56/100, placing it in the "Expected to sell at a moderate pace" band. The listing is priced 3.6% below comparable active properties in Fort Langley, which is a strong competitive signal. 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 may take several weeks to attract serious offers.

Climate Risk for V1M 2R5

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V1M 2R5, 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 (~7.6 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

Shopping (17 nearby)

Fort co. · 583 m · Clothes
Paper moon · 587 m · Stationery
Bella & wren · 589 m · Clothes

Restaurants (10 nearby)

Omni kitchen + bar · 443 m · Restaurant
Subway · 646 m · Fast Food
Vy's pho · 651 m · Restaurant

Groceries (6 nearby)

Bc liquor store · 568 m · Beverages
Bj's grocery · 573 m · Convenience
Fort bakery · 580 m · Bakery

Cafes (6 nearby)

Grounds & greens cafe · 625 m · Cafe
Blacksmith bakery · 824 m · Cafe
Sabà cafe and bistro · 848 m · Cafe

Healthcare (3 nearby)

Natures compounding pharmacy · 616 m · Healthcare
Pharmasave · 665 m · Healthcare
Pure integrative pharmacy - fort langley · 864 m · Healthcare

Transit (1 nearby)

Bus stop southbound trattle st @ 96 ave · 956 m · Transit

Schools NearBy

2 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Fort Langley Elementary	Public	Grades Served —	Catchment Info —	6.5 / 10	Distance 147 m
Langley Fine Arts School	Public	Grades Served 1-12	Catchment Info —	6.9 / 10	Distance 639 m

Walkability & Transit Near 23165 88 Avenue

Car-Dependent 56

Walk Score - Somewhat Walkable

Some errands can be accomplished on foot

Some Transit 28

Transit Score - Some Transit

A few nearby public transportation options

Somewhat
Bikeable 57

Bike Score - Bikeable

Some bike infrastructure

BC Assessment Value — 23165 88 Avenue

2026 assessed value, sourced from City of Langley open data (PID 004-226-771).

Total Assessed Value (2026)

$1,831,700

+4.0% YoY

+1.1%/yr over 2 yr

2024 Value Trend 2026

Land

$1,749,000

Buildings

$82,700

Year Built

N/A

Class

000

Zoning

R-1E

Property Tax

N/A

Year	Land	Improvements	Total Assessed	YOY Change
2026	$1,749,000	$82,700	$1,831,700	+4.0%
2025	$1,662,000	$98,900	$1,760,900	-1.7%
2024	$1,684,000	$107,000	$1,791,000	—

Mortgage Calculator for 23165 88 Avenue

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $552

Maintenance fee 0

Based on a 30-year fixed at 4% interest with 20% down ($339,800), the estimated monthly payment for this listing is $7,041/month — $6,489 principal & interest, $552 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: Sep 15, 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

At an estimated rental income of $5,462/month, this property runs a $1,755/month shortfall after mortgage and carrying costs. Break-even requires approximately 42% down.

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

Estateblock Rent Estimate for 23165 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.