Home Langley, BC Fort Langley 23201 88 Avenue

23201 88 Ave, Langley BC - Single Family Residence for Sale - MLS# R3066341

Verified Account Required $●●●,●●●

Listing updated: Jul 30, 2026 at 01:27am

EstateBlock checked: Sep 27, 2026 at 05:20am

7 Beds

6 Baths

4706 sqft

599 $ /sqft

1973 built

Closed

VERIFIED ACCOUNT REQUIRED

This property sold for

$●●●,●●●

Listing updated: Jul 30, 2026 at 01:27am

EstateBlock checked: Sep 27, 2026 at 05:20am

Photo

VERIFIED ACCOUNT REQUIRED

Sold price & sold date

Original list price & price changes

Full photo gallery - 40 photos

Days on market & listing history

Map & Neighbourhood

Private Schools

Elementary, Secondary
King's School: Above Average 3.64 km 7.3/10
Elementary, Secondary
King's School: Above Average 3.64 km 7.3/10

Closest Transit

Bus Stop
Northbound Glover Rd @ 88 Ave: 0.34 km
Skytrain
West Coast Express @ Port Haney Station: 5.78 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

—

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 — 5.78 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

258 DOM

Listed

Fort Langley avg

—

Langley avg

—

23201 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 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 2S5

Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V1M 2S5, 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 (~7.5 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. · 572 m · Clothes
Paper moon · 576 m · Stationery
Bella & wren · 579 m · Clothes

Restaurants (10 nearby)

Omni kitchen + bar · 444 m · Restaurant
Subway · 645 m · Fast Food
Vy's pho · 650 m · Restaurant

Groceries (6 nearby)

Bc liquor store · 552 m · Beverages
Bj's grocery · 558 m · Convenience
Fort bakery · 568 m · Bakery

Cafes (6 nearby)

Grounds & greens cafe · 612 m · Cafe
Blacksmith bakery · 798 m · Cafe
Lelem at the fort · 813 m · Cafe

Healthcare (3 nearby)

Natures compounding pharmacy · 610 m · Healthcare
Pharmasave · 667 m · Healthcare
Pure integrative pharmacy - fort langley · 849 m · Healthcare

Transit (1 nearby)

Bus stop southbound trattle st @ 96 ave · 982 m · Transit

Schools NearBy

3 Schools are within 3km

School	Type	Grades Served	Catchment Info	Rating	Distance
Fort Langley Elementary	Public	Grades Served —	Catchment Info —	6.5 / 10	Distance 187 m
Langley Fine Arts School	Public	Grades Served 1-12	Catchment Info —	6.9 / 10	Distance 677 m
Albion Elementary School	Public	Grades Served K-7	Catchment Info —	5.1 / 10	Distance 2.99 KM

Walkability & Transit Near 23201 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

Mortgage Calculator for 23201 88 Avenue

Home Price

Down Payment

Down Payment (percent)

Interest Rate

Loan Type

/month

Principal & Interest

Property Taxes $777

Maintenance fee 0

With a 20% down payment, buyers can expect an estimated $11,547/month in total housing costs on this $2,820,000 property — $10,770 mortgage payment, $777 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 30, 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 $7,762/month estimated rent and $11,782/month in total housing costs, this property has a -$4,020/month cashflow. Break-even down payment: approximately 50%.

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

Estateblock Rent Estimate for 23201 88 Avenue, Langley

Buy Vs Rent Calculator

— / month

Rent —

Own —

Principal: — Interest, tax, insurance, fees: —

Rent vs own

—

Principal paid off by year 5 —

Principal paid off by year 10 —

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.