You want to buy a house in Langley without emptying your savings? The staggering prices we've seen make it seem impossible.
The housing market tells quite a story. A home in Langley commanded an average price of $1,117,369 in March 2022. The market has undergone a fundamental change since that time. Nearby Pitt Meadows experienced a 25% price drop to $853,400 by December 2022. The affordability challenge persists in Lan
gley and neighboring cities in 2023. Some areas like Walnut Grove actually saw prices climb to an average of $1,088,714 by late 2022.
Smart buyers can still discover value in hidden pockets. To cite an instance, Aldergrove stands out with some of Langley's most affordable detached homes, starting at $975,000. Langley City has become a beacon for first-time buyers seeking budget-friendly options.
This piece reveals seven Langley neighborhoods where homes under $800K still exist. These areas deliver more than just affordability—they capture Langley BC's signature blend of suburban comfort and natural beauty. The peaceful family streets of Murrayville and the dynamic Willoughby Heights might just be the hidden gems you've been looking for.
Aldergrove
Image Source: Aldergrove Star
Aldergrove sits in eastern Langley and gives homebuyers great value without giving up lifestyle perks. The neighborhood blends small-town charm with everyday conveniences that budget-conscious families and first-time buyers find appealing.
Property Types in Aldergrove
Aldergrove's housing mix fits different needs and budgets. About 45% of buildings are single detached homes, and the rest are mostly small apartment buildings and duplexes [1]. Most homes come with plenty of space, and you'll find three and four-plus bedrooms in many houses [1].
Homeowners make up three-quarters of Aldergrove residents, while renters occupy the other quarter [1]. The homes here span several decades - a third went up between 1960 and 1980, with most others built during the 1980s and 1990s [1].
The downtown core along Fraser Highway has seen new condo and townhouse construction. East Aldergrove has added some new detached homes in the past ten years.
Why Aldergrove is a Hidden Gem
The neighborhood shines with its laid-back feel and great value. Quiet streets make it perfect for families who want peace [1]. Nature lovers can enjoy about 20 public parks scattered throughout the area, including Philip Jackman Park and Aldergrove Community Secondary [1].
You get more than just affordable housing in Aldergrove. The area comes with local parks, schools, and community spaces [2]. New development projects are improving infrastructure and services, which points to strong growth ahead [2].
Average Home Prices in Aldergrove
Aldergrove gives you one of the best deals in the Langley real estate market. Current MLS® stats show houses averaging $1,065,551.31 [3] - a great value compared to other Langley spots.
Houses here cost 10-20% less than similar ones in Langley City [4]. The market moves steadily, and homes typically sell within 17 days of listing [3]. Sellers do well too, getting 97% of their selling-to-listing price ratio [3].
The market stays active with 40 new listings and 20 homes sold in recent months [3]. Buyers looking for affordable Langley homes will find Aldergrove a chance to stretch their dollars while staying close to city conveniences.
Langley City
Image Source: Zolo
Langley City blends urban amenities with suburban charm in the heart of the Lower Mainland. This compact yet vibrant community has become a popular choice for homebuyers looking for value and serves as a commercial hub for eastern Metro Vancouver.
Property Types in Langley City
Langley City's housing market caters to different lifestyles and budgets. The market currently lists about 100 homes for sale, with 101 detached houses, 175 condos, and 55 townhomes [5]. The city's residents show strong ownership rates - 84.7% own their homes while 15.3% rent [5].
Housing options in Langley City include:
Modern condos with average prices around $744,054 [5]
Traditional townhouses at $1,251,237 [5]
Single-family homes with spacious layouts
Jennie Gaglardi Place, a new five-story building, has added 98 affordable rental homes to the community. The building offers studio to three-bedroom units with monthly rents from $696 to $3,413 [1].
Why Langley City is a Hidden Gem
The city's status as a Regional City Center makes it stand out. It serves a trade area worth $5.35 billion with a population that exceeds 275,000 people [4]. The city maintains some of the lowest costs of living and doing business in the region [4].
Kwantlen Polytechnic University's 45-acre campus hosts about 3,500 students [4]. This creates chances for business partnerships in research and internships.
The city aims to create a vibrant downtown core that attracts both residents and businesses. Langley City's business license and development approval processes are among the fastest in the region [4].
Average Home Prices in Langley City
Home prices in Langley City are more affordable than in Vancouver. The average home sells for about $1,107,782 and stays on the market for 34 days [5]. This is a big deal as it means that prices are 42% lower than greater Langley's average [5].
Condo prices range from $390,139 to $1,463,028, while townhouses cost between $661,846 and $7,646,760 [5]. Langley City's median monthly mortgage payment is $20,482, compared to median monthly rent at $3,204 [5].
The market shows strength with 24.2% of homes selling in under 10 days. Properties achieve a 97.7% selling-to-listing price ratio [5]. This creates an available market for buyers looking to invest under $800K.
Brookswood (Fringe Areas)
Image Source: Daily Hive
Brookswood stands out with its tall mature trees and big lots. This neighborhood gives residents privacy and space in Langley. The area's small-town feel and generous property sizes make it different from other neighborhoods. It's a 1960s old community that feels like a peaceful suburban getaway.
Property Types in Brookswood
You'll find mostly single-family detached homes in Brookswood. The lots are generous, starting at 7,000 sq. ft. and many are bigger than 10,000 sq. ft. [6]. The housing mix here is simple - about 85% are single-detached homes, 14% are manufactured homes, and just 1% are apartments [7].
Most houses here date back to between the late 1960s and 1990s [7]. These homes come with mature landscaping and character. Right now, you won't find any townhomes or condos [2] in Brookswood, but future development might change this. The neighborhood's edges attract buyers who want space without breaking the bank.
Why Brookswood Fringe is a Hidden Gem
Brookswood's value goes beyond its big lots. Families love it here because:
Space and lifestyle – Big lots give you room for RVs, workshops, or gardens [8]
Natural beauty – The area has 37.5% of Langley Township's coniferous forest [7]
Tranquility – Life here is quiet, away from the busy city [8]
The neighborhood has many parks and places to play, including Noel Booth Community Park, Brookswood Park, and Brookswood Skateboard Park [7]. Shopping options might be limited, but both Langley and South Surrey's commercial areas are just minutes away [9].
Average Home Prices in Brookswood
Central Brookswood's detached homes have reached a standard price of CAD 2.42 million [2]. The edges of the neighborhood offer better deals. These outskirts are one of the best ways to get into Langley's detached home market, with prices starting at CAD 1.08 million [10].
Basement suites rent for about CAD 1,393 monthly [2]. This rental income helps with mortgage payments. First-time buyers looking for bigger properties and families wanting to move up from condos or townhomes find Brookswood's edges appealing because of these prices.
Murrayville (Outskirts)
Image Source: REW
Murrayville's outskirts in Langley Township give homebuyers a chance to find affordable homes with small-town charm. The area strikes a perfect balance between accessibility and peace, which makes it appealing to buyers of all types.
Property Types in Murrayville
Murrayville's housing market includes several options:
Single detached homes (approximately 40% of buildings) [3]
Small apartment buildings
Duplexes
The neighborhood's homes mostly date from 1990-2000 (about 45%), while others were built in the 1980s and 2000s [3]. The area has a strong ownership presence with 85% of units owner-occupied and 15% rented [3]. The properties come in two-bedroom and four+ bedroom layouts that work well for both downsizers and families.
Why Murrayville Outskirts is a Hidden Gem
The neighborhood's relaxed atmosphere and clean surroundings make Murrayville special [8]. Residents enjoy about 20 public green spaces, including Derek Doubleday Arboretum, which are easy to reach from anywhere in the area [3].
Langley Memorial Hospital sits right across from Murrayville [11]. The neighborhood stays quiet except near Langley Regional Airport [3]. Parents love the quality schools and recreational facilities throughout the area [8].
Average Home Prices in Murrayville
The outskirts provide better value compared to central Murrayville's premium prices. Condo prices start at $780,142 [12], and many two-bedroom units cost less than $800K. Townhome prices range from $1.2-$1.4 million [13].
Rental income possibilities look promising. One-bedroom condos bring in $2,229-$2,368 monthly, while two-bedroom units earn $3,065-$3,204 [14]. Three-bedroom townhomes generate rental income between $3,901-$4,180 per month [14].
Willoughby Heights (East Side)
Image Source: Condos & Apartments for Sale in Willoughby Heights | Willoughby ...
The eastern side of Willoughby Heights gives homebuyers great value in one of Langley's ever-changing communities. You'll find affordable options under $800K, especially in the condo market.
Property Types in Willoughby Heights Langley
The eastern part of Willoughby has a mix of housing options:
Stylish townhomes (beginning around CAD 668K [16])
Newer detached homes (typically above $1.3M)
Single detached homes make up 30% of buildings, and duplexes fill most of the remaining housing stock [17]. The area's homes are mostly owner-occupied - about three-quarters [17]. Most homes here were built after 2000 [17], so you'll get modern designs and amenities.
Why East Willoughby is a Hidden Gem
First-time buyers love East Willoughby as their entry point into the Langley market [18]. The area's mountain views are stunning, and you'll find peaceful parks with easy access to amenities [19]. The community has about 7,500 residents, and its youthful vibe comes from 37% of people being between 20-44 years old [19].
Average Home Prices in Willoughby Heights
The eastern section has more affordable options even though Willoughby's prices are higher than township averages. The current median list price is CAD 1.11M [20], but condos range from CAD 448K to CAD 870K [15] - making them perfect for first-time buyers. Properties here sell within 33 days with a 98.6% selling-to-listing price ratio [16], showing a stable market.
Douglas Area
Image Source: REALTOR.ca
Douglas, nestled in Metro Vancouver, gives residents an urban lifestyle that's surprisingly affordable for anyone looking to buy a house in Langley. This small but well-connected neighborhood strikes a perfect balance between accessibility and value, which makes it a top choice for first-time homebuyers.
Property Types in Douglas
Small apartment buildings shape Douglas's residential character and give it a more urban feel than other Langley neighborhoods [5]. The area has mostly one and two-bedroom homes with homeowners (45%) and renters (55%) sharing the space almost equally [21]. A third of the buildings went up between 1960 and 1980, while most others were built during the 1980s and 1990s [5].
Why Douglas is a Hidden Gem
Douglas scores an impressive 71/100 for livability [4] thanks to its practical features. Residents can enjoy:
Grocery stores within walking distance [5]
About 10 nearby parks [5]
Quick access to restaurants and cafés [21]
Daycares and schools just steps away [5]
The neighborhood stays relatively quiet except for some noise near the railway line [21]. Living costs here are 9% lower than Langley's average [4], which means significant savings for budget-conscious homebuyers.
Average Home Prices in Douglas
Douglas stands out as one of Langley's most affordable areas. The cost of living index here is 90/100—27% lower than British Columbia's average [4]. While crime rates are higher, the area's 3% unemployment rate beats the Canadian average by 53% [4]. This mix of urban conveniences and lower costs makes Douglas a smart choice for people searching for homes under $800K in Langley.
Simonds
Image Source: REALTOR.ca
Simonds ranks among Langley's top-ten priciest areas, yet it holds hidden opportunities for smart homebuyers who dig deeper. This 40-year old community blends great livability with family-friendly features that make it worth thinking over.
Property Types in Simonds
Simonds' housing makeup features single detached homes and duplexes [22]. The area stands out with homeowners occupying 90% of properties—37% above the Canadian average [23]. Houses here are spacious with three-bedroom and four+ bedroom layouts that families love [22]. Most homes date back to 1960-1980, giving the neighborhood its mature character [22].
Why Simonds is a Hidden Gem
Simonds shines with these key advantages:
A solid livability score of 67/100 [23]
Crime rates stay 4% below the Langley average [23]
Median household income soars at CAD 170,261.65—48% above the Canadian average [23]
High school graduation hits an impressive 87% [23]
Residents enjoy about 10 nearby public green spaces [22]
Yes, it is the school and daycare access that families value most, since educational facilities sit within walking distance from most homes [22]. The area's peaceful environment comes from its very low noise levels [22].
Average Home Prices in Simonds
Simonds stands as Langley's 9th most expensive neighborhood with homes averaging CAD 1,831,601.25 [24]. All the same, smart buyers can find properties under $800K through multi-family options. The area shows steady growth at 0.64% yearly, making it Langley's 10th fastest-growing neighborhood [24].
Comparison Table
Area | Primary Property Types | Average Home Prices | Key Features/Advantages | Ownership Rate | Primary Construction Period |
Aldergrove | Single detached homes, apartments, duplexes | $1,065,551 | 20 public parks, peaceful streets, excellent value | 75% | 1960-1980 (⅓ of homes) |
Langley City | Detached houses, condos, townhomes | $1,107,782 | Regional City Center, affordable living costs, KPU campus | 84.7% | Not mentioned |
Brookswood (Fringe) | 85% single-detached dwellings | Starting at $1.08M | Spacious lots (7,000+ sq ft), established trees, 37.5% coniferous forest | Not mentioned | Late 1960s-1990s |
Murrayville (Outskirts) | Single detached (40%), apartments, duplexes | Condos from $780,142 | 20 public spaces, close to hospital, tranquil area | 85% | 1990-2000 (45% of homes) |
Willoughby Heights (East) | Condos, townhomes, detached homes | Condos from $448K | Mountain views, parks, perfect for families | 75% | Post-2000 |
Douglas Area | Small apartment buildings | Not mentioned | 71/100 livability score, 10 nearby parks, accessible amenities | 45% | 1960-1990s |
Simonds | Single detached homes, duplexes | $1,831,601 | 67/100 livability score, minimal crime rates, 10 green spaces | 90% | 1960-1980 |
Conclusion
Affordable homes in Langley might seem hard to find at first, but seven hidden gem areas show that budget-friendly options still exist. Many neighborhoods have average prices over $1 million, yet value pockets remain for buyers who look beyond the obvious spots. Each area brings its own perks - from Aldergrove's peaceful streets and plenty of parks to Willoughby Heights' modern condos that start at $448K.
These neighborhoods offer housing choices that fit every buyer's needs. Douglas Area's urban convenience or Langley City's great amenities could be perfect for first-time buyers. Brookswood's spacious lots or Murrayville's family atmosphere might appeal to those who need more room.
The appeal goes well beyond just good prices. Most areas feature plenty of parks, quality schools, and a strong sense of community. High ownership rates between 75% and 90% in places like Simonds and Aldergrove show just how much residents love their neighborhoods.
An $800K budget can still get you a home in Langley, though your options will depend on where you look. Willoughby Heights' condos are the easiest way to get started, while patient buyers might find townhome deals in other areas.
Want to find your perfect Langley home? Give me a call or text for expert guidance and customized help along the way. Let's make your house hunting simple and successful! The market keeps changing, but these seven neighborhoods show why Langley stays one of the most sought-after spots for buyers who want that sweet spot of good prices, great community, and amazing living in today's tricky real estate world.
FAQs
Q1. What are some affordable areas to buy a house in Langley? Some affordable areas to buy a house in Langley under $800K include Aldergrove, Langley City, Brookswood (fringe areas), Murrayville (outskirts), Willoughby Heights (east side), Douglas Area, and Simonds. These neighborhoods offer a range of property types and amenities while remaining more budget-friendly than other parts of Langley.
Q2. What types of properties are available in these affordable Langley neighborhoods? The property types vary by neighborhood but generally include a mix of single-detached homes, condos, townhomes, and small apartment buildings. For example, Aldergrove offers mainly single-detached homes and duplexes, while Willoughby Heights has more modern condos and townhomes.
Q3. What are some advantages of living in these hidden gem areas of Langley? These areas offer various advantages such as quieter streets, abundant green spaces, good schools, and strong community vibes. Many have convenient access to amenities, parks, and transportation. They also tend to have high ownership rates, indicating neighborhood stability and resident satisfaction.
Q4. How do home prices in these areas compare to the rest of Langley? Home prices in these areas are generally more affordable than the Langley average. For instance, condos in Willoughby Heights start from $448K, while the overall Langley average home price is over $1 million. However, prices vary by neighborhood and property type.
Q5. Are these areas suitable for different types of buyers? Yes, these areas cater to various buyers. First-time homeowners might prefer Douglas Area or Langley City for urban conveniences. Families seeking more space could find suitable options in Brookswood or Murrayville. The diverse housing options across these neighborhoods provide choices for different budgets and lifestyle preferences.
References
[1] - https://news.bchousing.org/affordable-rental-homes-open-for-people-in-langley/
[2] - https://discoverhomesfirst.com/blog/Living-in-Brookswood-Langley--Best-Neighborhoods-in-Langley-BC-
[3] - https://www.realtor.ca/bc/township-of-langley/murrayville/real-estate
[4] - https://www.areavibes.com/langley-bc/douglas/
[5] - https://www.realtor.ca/bc/city-of-langley/douglas/real-estate
[6] - https://discoverhomesfirst.com/blog/The-Most-Affordable-Places-to-Live-in-Langley-BC---Langley-Real-Estate
[7] - https://www.tol.ca/en/services/resources/bylaw-services/bylaws/Community-Plan-Bylaws/Brookswood-Fernridge-Community-Plan-Bylaw-(No.-5300).pdf
[8] - https://discoverhomesfirst.com/blog/Langley-BC---BEST-Neighborhoods-to-Live-in-Langley-Canada--2025-
[9] - https://kimsproperties.ca/2023/02/13/community-highlight-brookswood-langley/
[10] - https://seniorsrealestatesurrey.ca/5-affordable-neighborhoods-in-langley-for-retirees-in-2025/
[11] - https://www.langleyadvancetimes.com/marketplace/building-community-murrayville-rental-residence-welcomes-langley-seniors-3091812
[12] - https://www.nestpresales.com/listings/city-Langley/area-Murrayville/page-1
[13] - https://www.rew.ca/properties/areas/murrayville-langley-bc
[14] - https://discoverhomesfirst.com/blog/Living-in-Murrayville-Langley-BC--Best-Neighborhoods-in-Langley-BC-
[15] - https://www.rew.ca/properties/areas/willoughby-heights-langley-bc/type/apartment_condo
[16] - https://www.zolo.ca/langley-real-estate/willoughby-heights
[17] - https://www.realtor.ca/bc/township-of-langley/willoughby/real-estate
[18] - https://discoverhomesfirst.com/blog/Living-in-Willoughby-Langley-BC--Best-Neighborhoods-in-Langley-BC-
[19] - https://www.strawhomes.com/mls/langley-willoughby-heights-homes/
[20] - https://www.rew.ca/properties/areas/willoughby-heights-langley-bc
[21] - https://www.royallepage.ca/en/bc/langley/douglas/properties/
[22] - https://www.realtor.ca/bc/city-of-langley/simonds/real-estate
[23] - https://www.areavibes.com/langley-bc/simonds/
[24] - https://www.honestdoor.com/cities/bc/langley