Campbell Valley Houses for Sale

Summary

In Paragon, the MLS® system used by local REALTORS®, Campbell Valley is Langley sub-area F67. The sections below cover around the regional park, what the houses are like and alr and housing, plus the checks I run before you write an offer.

What the houses are like

Houses in Campbell Valley are spread along country roads rather than in subdivisions. You'll see ranchers, two-storey homes and some newer custom builds, often set well back from the road with long driveways and mature trees. Many have outbuildings, and some have barns or paddocks left from earlier farm use. If you'd rather compare detached homes across the whole Township, see all Langley houses for sale.

Wells and septic

Rural houses here often use a private well and a septic system. The Township's groundwater page explains the provincial rules for well users. For any house on a well, ask for recent water test results and plan for a flow test during your conditions. For septic, ask when the tank was last pumped and get an inspection.

The Township's building records search can provide past permits and a site plan, which often shows where the well, tank and field sit. If a listing mentions a suite, a barn or a shop, I check that it was permitted.

Who buys houses here

Buyers who look at Campbell Valley houses usually want trails, quiet roads and room around them without running a full farm. Riders like being near the park's equestrian trails. Others are moving out from Brookswood or South Surrey and want to stay close to 200 Street and Highway 99. For park and area details, see my Campbell Valley guide.

Prices

FVREB reports Langley as one area, not by rural district. See my Fraser Valley market stats page for the Langley numbers.

Campbell Valley Houses FAQs

Talk to me

Call or text me at 604-928-1361, or send me a message. I usually reply the same day, often within a couple hours.

Selling?

Get a free home evaluation and I'll tell you what your home could sell for.

Campbell Valley Houses: streets and boundaries

• Campbell Valley is a rural sub-area of the Township of Langley in south Langley, not a municipality.
• A Campbell Valley label on a property is a board sub-area label, not a statement that the parcel is a farm, is in the ALR, or sits beside the regional park.
• The residential stock mixes large acreage lots with occasional small rural lots inside the same sub-area label, so street and parcel checks matter more here than an area boundary.
• Zoning varies property to property across the whole Township under Zoning Bylaw No. 2500.

Campbell Valley Houses: rules that affect buyers

• Building more than the permitted number of ALR residences, or a larger residence than the size limits, requires Agricultural Land Commission (ALC) approval.
• The Township adopted small-scale multi-unit housing Bylaw 6020 on November 18, 2024: three units on lots of 280 m² or less, four units on lots between 280 m² and 4,050 m², and lots over 4,050 m² are ineligible, so most Campbell Valley acreage parcels fall outside it.
• A building permit is required for all secondary suites in the Township, and suites must conform to municipal bylaws and provincial health and safety standards.

Campbell Valley Houses: development and new projects

• The Township's Bylaw 6020 small-scale multi-unit housing framework, adopted November 18, 2024, is the main recent rule change touching smaller Campbell Valley lots, because lots over 4,050 m² are ineligible.

Campbell Valley Houses: risks and due diligence

• Confirm ALR status first, because it caps residences, suite form and subdivision. The ALC states local governments may further restrict ALR residences through zoning, including number, size limits and siting.
• Check well and septic records for any rural lot not on Township water and sewer; the Township's utility pages describe serviced properties only and do not certify a specific lot's systems.