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What Surrey, South Surrey & Langley Farm Buyers Need to Know — with Realtor Jared Gibbons

Navigating BC’s Agricultural Land Reserve (ALR) can feel overwhelming for buyers who are new to agricultural zoning, but understanding how the ALR works is essential for making confident, long-term investment decisions. Whether you’re considering farmland in Surrey, South Surrey, or Langley, the ALR plays a major role in determining what you can build, grow, or operate on your property. Buyers who take the time to understand ALR policies gain a clear advantage, especially in high-demand farming communities where land value and permitted uses vary significantly.

If you’re considering buying a farm, hobby acreage, or land for agricultural use in British Columbia, understanding the Agricultural Land Reserve (ALR) is crucial. As a Top South Surrey & Langley Realtor, I help clients navigate ALR rules, evaluate land, and make confident decisions when investing in farmland.

🌱 What Is the ALR?

The Agricultural Land Reserve (ALR) is BC’s protected agricultural zone managed by the Agricultural Land Commission (ALC). Its purpose is to preserve farmland for long-term food production and restrict non-farm development.

Learn more: https://www.alc.gov.bc.ca/

🌾 Buying Land in the ALR: What You Need to Know

✔ Confirm the Property’s ALR Status

Use the ALC’s official mapping tool to verify boundaries.

(Tip: I verify ALR boundaries for all my farm clients.)

✔ Understand Permitted Uses

Agriculture, livestock, greenhouses, orchards, farm retail, and specific agritourism uses are generally permitted.

Full details: https://www.alc.gov.bc.ca/

✔ Know the Restrictions

Some activities require approval, including:

• Subdivision

• Non-farm use

• Fill removal

• Additional dwellings

This is where working with an ALR-experienced realtor is essential.

🧭 Why ALR Land Is a Strong Investment

ALR land often provides:

• Large acreage at competitive pricing

• Long-term zoning stability

• Farming income opportunities

• Privacy and generational land value

Explore farms and acreages here:

https://jaredgibbons.ca/fraser-valley-acreages-for-sale.html

💼 How I Help ALR Land Buyers

As a dedicated South Surrey, Langley & Fraser Valley Realtor, I guide clients through:

• ALR mapping & zoning verification

• Soil, irrigation & land-use assessments

• Municipality bylaw understanding

• Building rules & secondary dwelling rules

• Access, drainage & farm infrastructure review

• Offer strategy unique to ALR properties

Ready to view ALR farms?

👉 https://jaredgibbons.ca/contact.html

🚜 Popular ALR Areas I Help Buyers In

• Campbell Valley

• South Surrey (Hazelmere)

• North Otter / Glen Valley

• Aldergrove

• Cloverdale ALR pockets

• Bradner & Mt. Lehman (Abbotsford)

Search properties in these areas:

👉 https://jaredgibbons.ca/recip.html

🔗 Helpful ALC Resources for Buyers

• ALR Maps & Boundaries

• Permitted Uses

• Policies & Bulletins

• Buying & Owning Land in the ALR

  https://www.alc.gov.bc.ca/

📩 Thinking About Buying Farm or ALR Land?

Working with a real estate professional who understands ALR rules and municipal planning requirements can make the process much smoother. From verifying boundaries and permitted uses to understanding farm tax benefits and potential agritourism opportunities, expert guidance ensures you avoid costly mistakes. With accurate information and the right support, buyers can make informed decisions and secure agricultural properties that align with their goals—whether that’s hobby farming, long-term investment, or operating a full-scale agricultural business.

Let’s connect — I’ll guide you through the process and help you find the right agricultural property.

👉 Contact Jared Gibbons

A major commercial milestone is underway in South Surrey as the long-anticipated Costco Wholesale Canada project moves one step closer to reality.

During the November 17 council meeting, Surrey council approved third reading for the rezoning and land-use amendments required to advance the project. The development site sits near several established residential pockets—including the 16216 20 Avenue area—making this a significant change for long-time homeowners and new buyers alike.

The proposed store at 1891 and 1947 164 Street drew a wide range of opinions during Monday’s public hearing. Many residents voiced support, pointing out that major retailers like Walmart and Real Canadian Superstore already operate nearby. Some argued that blocking Costco’s arrival would create an unfair commercial environment. One attendee remarked, “There’s always winners and losers in stuff like this, but I’m pro-Costco… This will also provide jobs for young people.” For local neighbourhoods—such as the community around 16216 20 Avenue—the project represents both new opportunities and new traffic considerations.

With the updated zoning now supported by council, the project includes a large-format Costco store, a gas station, and a parking area with 989 stalls. Portions of the site will be reclassified from business/industrial to commercial, and from multiple residential to mixed employment designation—key steps outlined in the Official Community Plan. Meanwhile, an online petition, which had gathered more than 900 signatures, raised concerns about traffic, infrastructure limits, and public safety.

Environmental considerations were also central to public commentary. Deb Jack of Surrey Environmental Partners stated that “a thousand trees are going to be killed — alder and cottonwood,” and emphasized that the closest bus stop is 1,600 metres away, calling it an unsustainable distance. She noted that while the proposal has positive aspects, minimal action appears to be taken to protect environmentally sensitive areas, including stream setbacks. Despite these concerns, council’s decision to pass third reading means the project will continue progressing.

In a recent statement published on the City of Surrey website, Mayor Brenda Locke welcomed the development, noting that it’s encouraging to see major employers like Costco continue to invest in Surrey. “It’s exciting to see this level of confidence and interest in our community” she said.

As South Surrey prepares for this major commercial addition, stay tuned for updates and insights Jared Gibbons will continue tracking the development to help residents stay informed about how this project may shape the community.

Push for Height Reform Near Future SkyTrain Stations

The City of Langley is urging the federal government to update airspace regulations that have capped building heights in the city for nearly half a century. With new SkyTrain stations on the way and an ambitious housing mandate from the province, Mayor Nathan Pachal says these restrictions could hinder the city’s ability to create much-needed transit-oriented housing and density.

Under current Langley Airport Zoning Regulations, developed in the 1970s, buildings within the airport’s jurisdiction cannot exceed 150 feet, or roughly 15 storeys. However, provincial housing policy now calls for developments within 200 metres of SkyTrain stations to reach a minimum of 20 storeys—a requirement that directly conflicts with these decades-old federal limits. Pachal calls it a “missed opportunity” to maximize the benefits of federal transit investments if those same federal rules prevent housing growth near new SkyTrain hubs.

Meetings in Ottawa Show Promise for Change

Langley City officials, including Pachal, recently met with Transport Canada in Ottawa to push for a more flexible, hazard-based approach to regulating airspace. “They want to move to a more practical, height hazard-based system, as opposed to this old legacy regulation,” Pachal said, noting that initial discussions with federal officials were encouraging.

Transport Canada confirmed that while no formal amendment has yet been received, the department is reviewing airport zoning regulations nationwide to align them with International Civil Aviation Organization (ICAO) standards and modern flight paths. This could open the door for Langley to pursue taller, denser, and more sustainable development in the near future.

Balancing Density and Livability

Cory Redekop, CEO of the Greater Langley Chamber of Commerce, emphasized that upward growth is essential for the city’s long-term sustainability. “Langley is a compact community,” he said. “If we want to preserve the rural, agricultural landscape that defines parts of our region, then we have to put density where we can — around our transit hubs that are coming in.”

Redekop added that higher-density zoning near SkyTrain stations aligns with the community’s vision for responsible urban growth, balancing the need for housing with the desire to maintain Langley’s distinctive character and green spaces.

Township of Langley Also Studying Airspace Rules

Even the Township of Langley supports the initiative. Township Mayor Eric Woodward said his council has no objections to the city’s request and is conducting its own review of airspace restrictions that extend beyond airport boundaries. “We currently have a study underway ourselves to see if we can get some of those restrictions — that are quite far away from the airport — also relaxed somewhat,” Woodward explained.

While the Township is less affected due to its larger land base, both municipalities agree that updating the regulations would support more cohesive and efficient regional growth, particularly near shared transportation corridors.

Next Steps for Langley’s Growth Vision

As Langley positions itself for a future shaped by transit expansion and population growth, revisiting outdated federal airspace rules could determine how effectively the city meets its housing and sustainability goals. The outcome of Transport Canada’s review will play a major role in shaping Langley’s skyline — and its long-term urban strategy.

For ongoing updates on regional development and urban planning in Langley, contact Realtor Jared Gibbons for expert insights on how these policy changes could shape the city’s real estate landscape.

The federal government has announced a major cultural investment in the Township of Langley, committing up to $25 million toward the construction of a new multi-purpose, net-zero Concert and Performance Hall at the Langley Events Centre. The project aims to transform one of the Fraser Valley’s most recognized venues into a dynamic cultural hub capable of hosting world-class arts, performances, and community events.

What This Investment Means for Residents

More public events, improved facilities, and expanded arts programming.

Township Mayor Eric Woodward emphasized the significance of this project for local residents, noting that it has been long advocated for by the community. “This new space will be more than a venue for world-class arts and cultural events—it will be a community gathering place where our students can proudly cross the stage at high school graduations, and where residents of all ages can come together to celebrate creativity, achievement, and community spirit,” Woodward said.

The design-build process for the new hall began several months ago, with early plans envisioning a 1,600-seat facility featuring sustainable, high-performance design principles. The hall will serve as a versatile space for concerts, theatre, education, and civic celebrations—strengthening Langley’s growing reputation as a regional centre for arts, culture, and innovation. The project aligns with the federal government’s national commitment to sustainable infrastructure outlined in Budget 2025.

Long-Term Impact on Local Real Estate

Infrastructure investments strengthen neighbourhood desirability and long-term property values.

Gregor Robertson, Minister of Housing and Infrastructure, noted that the new facility represents more than an investment in the arts—it’s an investment in community identity and long-term sustainability. “Arts and culture bring people together and reflect who we are. The Concert and Performance Hall at Langley Events Centre will be a hub for collaboration, cultural celebration, and artistic expression for all people in the Fraser Valley,” Robertson said.

The initiative falls under the Build Communities Strong Fund, which is set to invest $51 billion over the next decade to revitalize local and aging buildings across Canada. Work is currently underway to finalize the hall’s size, scope, and design, with opportunities for public consultation and Township Council review in the coming months.

As Langley prepares to take its place on the map as a cultural leader in the region, residents and artists alike are eagerly anticipating this new era of performance and community connection.

For updates on local development and community initiatives, contact Jared Gibbons for insights into how projects like this continue to elevate the Langley lifestyle and real estate landscape.

Welcome to #91 – 9688 162A Street, a stunning 4-bedroom, 3.5-bathroom townhome in the highly desirable Canopy at Tynehead Park community. Built in 2020, this 1,659 sq ft home is surrounded by nature yet minutes from city amenities — offering the perfect blend of modern design, convenience, and tranquility.

This contemporary 4-bedroom townhome in the sought-after Canopy community offers modern finishes, a bright open layout, and direct access to the expanding Fleetwood SkyTrain extension. Ideal for families wanting space, convenience, and long-term growth potential.

Why Fleetwood Is Rapidly Growing

Located steps from Tynehead Regional Park, this neighbourhood is one of Surrey’s most sought-after pockets for buyers who want the perfect balance of nature and urban convenience. Miles of walking trails, lush forest, and picnic areas make it feel like a peaceful retreat—yet you’re only minutes from major city amenities. Families love the quiet streets, the abundance of green space, and the strong sense of community that defines this area.

Tynehead has also become a major growth and investment corridor, thanks to ongoing development and Surrey’s expanding infrastructure plans. The Fleetwood SkyTrain extension will transform connectivity, bringing rapid transit closer than ever and increasing long-term property value. As transit hubs expand, areas like this experience significant appreciation, making it an ideal time to secure a home before prices rise further.

With its combination of modern housing, safe residential streets, and future-forward city planning, the Tynehead Park area offers exceptional upside for both homeowners and investors. Whether you're prioritizing lifestyle, convenience, or long-term growth, this neighbourhood delivers on all fronts—making it one of Surrey’s smartest markets to buy into right now.

Townhome Highlights

Attached garage, modern kitchen, fenced yard, and spacious multi-level living.

Upstairs, you’ll find three spacious bedrooms, including a primary suite with walk-in closet and luxurious ensuite bathroom. The entry level offers a fourth bedroom and powder room, perfect for guests, a home office, or multi-generational living. With a double-tandem garage, in-suite laundry, and plenty of storage, this home is designed for comfort and functionality.

Nestled right beside Tynehead Regional Park, Canopy residents enjoy direct access to scenic walking and biking trails, as well as exclusive community amenities including a clubhouse, fitness centre, and playground. You’re minutes from schools, shopping, and major routes — the ideal location for families and professionals alike.

Nearby Amenities

• Fleetwood Community Centre

• Guildford Town Centre

• Fleetwood Park Secondary

• Surrey Sport & Leisure Complex

If you’re seeking a townhome that balances modern living with natural beauty, 91 – 9688 162A Street is the one to see. Contact Jared Gibbons today to schedule your private showing and experience the best of Surrey’s parkside lifestyle.