25769 82 Ave, Langley BC – House for Sale – MLS® R3169914
25769 82 Avenue, Langley, British Columbia V1M 2M8
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Property Details for 25769 82 Avenue
Cobblestone Farm - a premier equestrian property in Glen Valley, just 10 min from Thunderbird Show Park. Spanning 8.3 acres, it features a pristine hunter/jumper facility w/ a renovated country house, a Gambrel-style barn for 15 horses & extensive turnout. A charming brook crossed by multiple bridges that enhances the serene landscape. The fully renovated home offers a unique layout w/ covered verandahs, grand foyer, spacious living areas & a luxurious master suite. High-end appliances, outdoor pool, & a hidden loft to add to its charm. The barn includes oversized stalls, heated facilities, & a legal loft apartment. Add'l amenities include a 5-horse exerciser, covered indoor arena, oversized outdoor ring, & shelters/paddocks. Thoughtfully designed for horse welfare, an extremely rare find.
Interior Features
| Basement Finished Area (sqft) | 0 |
|---|---|
| Basement Features | Crawl Space |
| Appliances Included | Washer/Dryer, Dishwasher, Refrigerator, Stove |
| Interior Features | Guest Suite, Storage, Pantry |
| Fireplace | 2 |
| Heating Type | Forced Air, Heat Pump |
| Cooling | Central Air, Air Conditioning |
| Laundry | In Unit |
| # of Kitchens | 2 |
| Flooring | Hardwood, Mixed |
| Foundation | Concrete Perimeter |
Exterior Features
| Exterior Features | Garden, Balcony |
|---|---|
| View Description | Mountain View |
| Roof | Asphalt |
| Structures | Residential Detached |
Building Details
| Price | $4,950,000 |
|---|---|
| Total Bedrooms | 6 |
| Total Bathrooms | 7 |
| Full Bathrooms | 4 |
| Half Bathrooms | 3 |
| Floor Area Total (sqft) | 6595 |
| Year Built | 1994 |
| Age Of Building | 32 |
| Building Type | Single Family Residence |
| Property Type | Residential |
| Architecture Style | Carriage/Coach House |
| Stories | 3 |
| Ownership Type | Freehold NonStrata |
| Community Features | Shopping Nearby |
| Utility Type | Electricity Connected, Natural Gas Connected, Water Connected |
| Utility Sewer | Septic Tank |
| Water (WaterSource) | Well Drilled |
| Parking Type | Open, RV Access/Parking, Front Access, Side Access, Gravel |
| Total Parking Spaces | 10 |
| Rental Suites | Legal Suite |
Lot & Land
| Lot Size | 8.225 |
|---|---|
| Lot Size Depth | Feet |
| Lot Size Frontage | 1167.32 |
| MLS® # | R3169914 |
| Area | Langley |
| Neighbourhood | County Line Glen Valley |
| City | Langley |
| Postal Code | V1M 2M8 |
| Gross Taxes | $13,162.32 |
| Zoning | RU-2 |
Property Timeline
Rooms
| Floor | Type | Dimensions |
|---|---|---|
| Above Level | Laundry | 8'6 x 8'6 ft |
| Above Level | Primary Bedroom | 19'6 x 19'6 ft |
| Above Level | Solarium | 7'6 x 7'6 ft |
| Above Level | Walk-In Closet | 16'0 x 16'0 ft |
| Above Level | Bedroom | 15'11 x 15'11 ft |
| Abv Main 2 | Den | 16'8 x 16'8 ft |
| Abv Main 2 | Storage | 6'0 x 6'0 ft |
| Abv Main 2 | Storage | 6'0 x 6'0 ft |
| Abv Main 2 | Flex Room | 16'6 x 16'6 ft |
| Abv Main 2 | Gym | 19'6 x 19'6 ft |
| Abv Main 2 | Recreation Room | 23'0 x 23'0 ft |
| Main Level | Solarium | 20'5 x 20'5 ft |
| Abv Main 2 | Storage | 6'0 x 6'0 ft |
| Main Level | Study | 8'9 x 8'9 ft |
| Main Level | Living Room | 15'0 x 15'0 ft |
| Main Level | Dining Room | 13'3 x 13'3 ft |
| Main Level | Kitchen | 21'4 x 21'4 ft |
| Main Level | Pantry | 7'3 x 7'3 ft |
| Main Level | Storage | 7'8 x 7'8 ft |
| Main Level | Mud Room | 5'9 x 5'9 ft |
| Main Level | Office | 15'5 x 15'5 ft |
| Main Level | Foyer | 10'10 x 10'10 ft |
| Main Level | Bedroom | 16'0 x 16'0 ft |
| Main Level | Bedroom | 15'3 x 15'3 ft |
| Abv Main 2 | Bedroom | 11'4 x 11'4 ft |
| Abv Main 2 | Bedroom | 11'3 x 11'3 ft |
| Abv Main 2 | Walk-In Closet | 7'8 x 7'8 ft |
| Abv Main 2 | Laundry | 4'4 x 4'4 ft |
| Abv Main 2 | Dining Room | 12'2 x 12'2 ft |
| Abv Main 2 | Living Room | 23'7 x 23'7 ft |
| Abv Main 2 | Kitchen | 11'6 x 11'6 ft |
Bathrooms
| Floor | Ensuite | Pieces |
|---|---|---|
| Above Main 2 | No | #4 |
| Above Level | Yes | #4 |
| Above Level | No | #4 |
| Main Level | Yes | #4 |
| Main Level | No | #2 |
Listed by: Macdonald Realty
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
- Fraser Valley Adventist Academy
- Average 6.87 km
- Elementary, Secondary
- Fraser Valley Adventist Academy
- Average 6.87 km
Closest Transit
- Bus Stop
- Eastbound 98 Ave @ 25800 Block (Flag)
- 3.31 km
- Skytrain
- West Coast Express @ Port Haney Station
- 9.89 km
Crime Rate
- Total Crime Rate
- Average
- Violent Crime Rate
- Below Average
- Property Crime Rate
- Above Average
Demographics
- Post-Secondary Education
- Below Average 21.2%
- No Certificate/Degree
- Above Average 16%
- Owner Occupied
- Average 68.1%
- Employment Rate
- Above Average 66.1%
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
25769 82 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 175.3% above comparable active properties in County Line Glen Valley. 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 2M8
Natural hazards vary by location and can change over time. The following provides a summary of potential impacts to this area, postal code V1M 2M8, 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 (~7.5 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
Groceries (1 nearby)
- Happy wanderers cattle · 484 m · Butcher
Walkability & Transit Near 25769 82 Avenue
Walk Score - Car-Dependent
Transit Score - Minimal Transit
Bikeable 17
Bike Score - Somewhat Bikeable
BC Assessment Value — 25769 82 Avenue
| Year | Land | Improvements | Total Assessed | YOY Change |
|---|---|---|---|---|
| 2026 | $2,751,000 | $1,501,000 | $4,252,000 |
-4.6%
|
| 2025 | $2,829,000 | $1,630,000 | $4,459,000 |
+1.4%
|
| 2024 | $2,713,000 | $1,685,000 | $4,398,000 | — |
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Price vs Neighbourhood Average — County Line Glen Valley, Langley
Comparable data is unavailable at the neighbourhood level. City-wide in Langley, similar Single Family Residences average $1,797,767 across 3 active listings — this listing is 175.3% above the Langley average.
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