Fort Langley 55+ Homes for Sale

In Fort Langley, the 55+ homes you can buy are Waterfront at Bedford Landing (strata). The other seniors housing here, which you cannot buy into, is retirement residence or care. This page names each building, says what type it is and what the sources show, and covers local rules and the questions buyers ask.

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55+ strata buildings you can buy in Fort Langley

Waterfront at Bedford Landing — 23215 Billy Brown Road (Bedford Landing)

The one age-restricted strata ownership building in Fort Langley. Freehold strata, plan BCS3620, 4 storeys, 78 units, built 2009, zoning CD-55. Listings for the building state "Ages 55+" / "55+ age restriction," and one listing states the form of the rule as "one occupant needing to be 55+ in age." Building sources record age restrictions, pets allowed with restrictions (cats and dogs OK, number limit two), and rentals recorded inconsistently between sources. Amenities recorded in listings: bike room, clubhouse/amenity room, exercise centre, secure underground parking (listings commonly include 2 stalls) and a storage locker.

Rental, care and subsidized seniors housing in Fort Langley (not for sale)

  • Fort Langley Seniors Community — 8838 Glover Road: Access to funded beds is through Fraser Health's Home and Community Care access line, not by purchase. Care only — you cannot buy in.

Streets, schools and getting around Fort Langley

  • Fort Langley is a village in the Township of Langley, on the south bank of the Fraser River; the Township describes it as known as the birthplace of BC and publishes a Fort Langley Community Plan for it (Bylaw No. 2527, adopted October 26, 1987, as an amendment to the Township Official Community Plan).
  • The commercial core is on Glover Road; River Road, 88 Avenue, 96 Avenue, 240 Street and the Salmon River / Bedford Channel side frame the wider village area.
  • The 55+ stock sits in one pocket: Bedford Landing, on Billy Brown Road on the Bedford Channel / Fraser River side of the village, north of the Glover Road core — the Waterfront building at 23215 Billy Brown Rd is the 55+ building; its immediate neighbour, the Village building at 23255/23285 Billy Brown Rd, is not.
  • The village's care home is also in the core: Fort Langley Seniors Community, 8838 Glover Road, on the main street south of the historic site.
  • Schools physically in the village: Fort Langley Elementary, 8877 Bartlett Street, and Langley Fine Arts School, 9096 Trattle Street (a district K–12 fine arts choice school). Poppy Secondary.
  • Library and museum are both in Salishan Place by the River, 23430 Mavis Avenue — the Township's arts, culture and heritage facility, home to the Fort Langley Community Library and the museum.
  • The village grocery is Lee's Market, 23320 Mavis Avenue; Glover Road holds the village shops. There is no shopping centre in Fort Langley.
  • Transit: TransLink route 562 runs from Langley Centre via Glover Road, 96 Avenue, Trattle Street, 88 Avenue, Walnut Grove Drive, 212 Street, 204 Street and 202 Street to Carvolth Exchange, serving Glover Road in the village. There is no SkyTrain or West Coast Express station in Fort Langley.
  • Health: no hospital in the village; Langley Memorial Hospital, 22051 Fraser Highway, Langley, is the Fraser Health community hospital with 24/7 emergency, south of the village, and the Langley UPCC is at 202 - 20434 64th Avenue, Langley.

Local rules and plans in Fort Langley

  • Township zoning
    Zoning Bylaw No. 2500: governs the village; the Waterfront at Bedford Landing building sits in a site-specific CD-55 comprehensive development zone (the zone number is a coincidence — it is not an age designation).
    Village plan
    the Fort Langley Community Plan, Bylaw No. 2527 (1987): is the governing plan; its consolidated text (updated by Bylaw 6200, the 2025 OCP Update, adopted December 1, 2025) states the existing single-family residential area will continue to develop at the permitted minimum lot size of 930 m² where vacant and subdividable land is available, and that densities should not increase — the plan context behind why the village has exactly one purpose-built 55+ building.
    Heritage Conservation Area
    the Community Plan designates a Heritage Conservation Area under the Local Government Act covering the downtown core (added by Bylaw 3710, October 27, 1997); new development and alterations must complement and enhance the area's heritage character, and work that is not exempt requires approval under the heritage rules — exemptions include minor additions under 50 m² that do not front a road (other than a lane) and conform to the guidelines. The village is also covered by a Development Permit Area (Bylaw 3204, 1993) and the Fort Langley Design Guidelines (Bylaw 5063, 2014).
    Flood
    Fort Langley is a low-lying Fraser River / Salmon River community — the Township states the Salmon River Pump Station provides flood protection for the Fort Langley community, and its flood box gates close when Fraser River levels rise. Parcel-level floodplain status: check with the Township for the specific lot.
    ALR edges
    farm land on the village edges is in the ALR in places; on ALR land the ALC permits one additional residence without an ALC application where its rules are met — up to 90 m² on properties of 40 ha or less and up to 186 m² on properties more than 40 ha — subject to Township bylaws, and ALR residences cannot be stratified.

BC’s 55+ rules (age bylaws, who may live in a unit, exemptions and rentals) apply in every strata and are on the BC 55+ strata rules page.

Good to know about Fort Langley

  • The two Bedford Landing buildings are a trap for search filters: "Bedford Landing" returns both the 55+ Waterfront building (23215 Billy Brown Rd, BCS3620, 2009) and the all-ages Village building (23255/23285 Billy Brown Rd, EPS998, 2011/2012). A listing that says only "Bedford Landing" has not told you which legal building — or which age rule — you are looking at.
  • The village's seniors care home and its seniors hall are two different Glover/88 Ave institutions: Fort Langley Seniors Community (8838 Glover Rd) is a ~96-bed long-term care home opened in 2008, operated by Park Place Seniors Living; the Fort Langley Senior's Hall (23022 88 Ave) is a Lions community hall. Only one of them is housing, and it is care, not a purchase.
  • The Community Plan has carried a "Langley Lions Seniors Housing" line since 1998 (Bylaw 3826 map amendment in the Fort Langley Community Plan's amendment table) — but the operating Langley Lions seniors complex is in Langley City at 5464 203rd St. A plan-history mention is not a Fort Langley building.
  • The village plan caps the supply side: the consolidated Fort Langley Community Plan states the single-family area will continue at a 930 m² minimum lot size and that "densities should not increase," and its population estimate is 3,435 as of 2021 with growth considerably slower than the rest of the Township — the structural reason the 55+ supply is one 78-unit building from 2009 and nothing since.
  • The newest village housing project is three townhomes, and it is not 55+: The 1912 (Lanstone Homes) is a presale of three heritage-inspired townhomes plus a restored 1912 house, with pre-sales coming Winter 2027 and move-in Fall 2027 — heritage-form product at village scale, with no age restriction stated.
  • Flood protection is mechanical here: the Township's Salmon River Pump Station provides flood protection for the Fort Langley community and its flood box gates close when Fraser River levels rise; the station is mid-upgrade, with Council having authorized detailed design and tendering. Ask for the parcel's flood information from the Township before purchase.
  • Township taxes have two penalty steps: Township of Langley property taxes and utility fees were due Thursday, July 2, 2026; a 5% penalty applies to current-year taxes unpaid at midnight July 2, 2026, with a further 5% at midnight September 3, 2026, and utility fees are now billed separately from the tax notice.

Sources

Facts on this page come from these public sources, read on November 1, 2026. Listing-level pages are not listed.

Fort Langley 55+ homes: your questions answered

What 55+ homes can I actually buy in Fort Langley?

One building: Waterfront at Bedford Landing, 23215 Billy Brown Rd — a 78-unit, 4-storey freehold strata condo building (plan BCS3620), built 2009, with a 55+ age restriction. Everything else strata in the village (the Village at Bedford Landing next door, Lily Terrace, Leah townhomes) carries no known age restriction.

Is the whole Bedford Landing development 55+?

No — only the Waterfront building (23215 Billy Brown Rd). The Village at Bedford Landing (23255/23285 Billy Brown Rd, plan EPS998) states "No age restrictions" in its bylaws summary, with rentals allowed and 2 pets allowed with restrictions. The two buildings share a street and a name; check the civic address, not the marketing name.

How is the 55+ rule worded at Waterfront?

Listing data records "Restricted Age: 55+" and one listing states it as "one occupant needing to be 55+ in age" — which fits the provincial model, where the bylaw governs who may reside and a younger spouse/partner is exempt by regulation. Confirm the registered bylaw wording in the strata documents before relying on the listing phrasing.

Are pets allowed at Waterfront?

Building and MLS sources record pets allowed with restrictions — cats and dogs OK, number limit two. Confirm the size/other limits in the bylaws.

What parking and storage come with a unit?

Listings for the building commonly include 2 side-by-side underground parking stalls and a storage locker (in several listings, a locker on the same floor as the unit), plus a bike room, amenity/clubhouse room and exercise centre in the building. Confirm the specific unit's stalls and locker on the Form B.

If I need care later, can I stay in the village?

Partly: the village has a long-term care home — Fort Langley Seniors Community, 8838 Glover Rd (~96 beds, mostly publicly funded, accessed through Fraser Health) — but no known assisted-living or independent-living retirement residence in the village; the registered assisted-living residences are elsewhere in Langley (e.g. Langley Seniors Village, 20363 65th Ave).

Does the heritage area affect a Bedford Landing purchase?

The Heritage Conservation Area covers the downtown core, and the Community Plan's purpose for it is to protect the downtown's heritage character — a strata condo purchase inside Bedford Landing is governed by the strata's documents, but any buyer also looking at a village house should check whether that property is inside the HCA and what approvals exterior work needs.

What Buyers & Sellers Say

Excerpts from Google reviews for Jared Gibbons, REALTOR® at Royal LePage Little Oak Realty (Suite 201 - 15272 Croydon Dr, Surrey). Quoted word for word; initials only.

  • 5 out of 5 stars

    “Jared and his team have been amazing with the sale of my house, very professional and knowledgeable. The process went a lot smoother than I could have expected. Once the house was sold, Jared helped me with the purchase of my condo…”

    S.W. Google review

  • 5 out of 5 stars

    “I was going to write a long heartfelt message, because Jared has been so exceptional to work with, but to simply put it - if you want to sell your home, or buy a house, you are going to want to work with Jared…”

    N.K. 27 Sep 2026 · Google review

  • 5 out of 5 stars

    “Jared is an outstanding realtor and person. His knowledge of the market far surpasses anyone I have come in contact with. More than this, he prioritizes your purchase like it’s his own, going above and beyond to find a home that works for you…”

    B.S. Google review

More Fort Langley real estate

What's nearby, building by building

Times are from OpenStreetMap routing from each building’s address, November 2026.

  • Waterfront at Bedford Landing, 23215 Billy Brown Road

    Transit
    Nearest operating SkyTrain station by name: Surrey Central Station (Expo Line) — TransLink lists it as an operating Expo Line station. Nearest bus exchanges by name: Langley Centre and Carvolth Exchange — the two ends of TransLink Route 562. Bus route: 562, Walnut Grove / Langley Centre, operator TransLink; its routing includes Glover Rd and 96 Ave in Fort Langley.
    Parks and recreation
    Fort Langley Library (Fraser Valley Regional Library), 23430 Mavis Avenue, Fort Langley.
    Schools
    Fort Langley Elementary, K-7, SD35 Langley, 8877 Bartlett St, Fort Langley; confirm the catchment with the district. Langley Fine Arts School, K-12, SD35 Langley, 9096 Trattle St, Fort Langley; confirm the catchment with the district.
    Shopping
    Lee's Market, 23320 Mavis Avenue, Fort Langley (Township of Langley page naming the store and address).

Measured walking and driving times from each building

Measured on November 2, 2026 with OpenStreetMap routing (OSRM for driving, routed-foot for walking), starting at each building’s address
BuildingToHowMinutesDistance (km)
Waterfront at Bedford LandingLee's MarketWalk40.3
Waterfront at Bedford LandingFort Langley LibraryWalk90.7
Waterfront at Bedford LandingLangley Fine Arts SchoolWalk171.3

Sources for what’s nearby each building

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