Campbell ValleyBritish Columbia

Campbell Valley is a Township of Langley sub-area organised around Campbell Valley Regional Park — a 535-hectare (1,326-acre) Metro Vancouver Regional Parks site, one of the largest in the system. The sub-area is bounded roughly by 24 Avenue (north), 8 Avenue (south, US border), 200 Street (west), and 216 Street (east). The neighbourhood is predominantly rural acreage + Agricultural Land Reserve (ALR) parcels, with a meaningful equestrian + hobby-farm fabric.

Campbell Valley Regional Park preserves a large stretch of riparian Campbell River drainage + mature coastal Douglas-fir + western hemlock forest, with an extensive trail network (the Little River Loop, the Shaggy Mane Trail, the Listening Bridge), the Annand-Rowlatt Heritage Farm (a working heritage farm site within the park), and the Campbell Downs Equestrian Centre. The park is one of the most-used equestrian regional parks in Metro Vancouver. The South Langley + Campbell Valley equestrian community is one of the principal riding-and-driving fabrics in the Lower Mainland.

Inventory is predominantly larger-acreage RA (Rural Acreage) parcels in the 2-to-10+ acre range, many inside the ALR boundary. Agricultural Land Commission Act rules apply to ALR parcels — dwelling-count limits, subdivision restrictions, non-farm-use restrictions. Non-ALR RA parcels exist at the perimeter; for any specific listing, the ALR status is parcel-by-parcel and easy to confirm at the start of a conversation.

For schools, this rural southern band of the Township sits in the catchment that feeds D.W. Poppy Secondary (23752 52 Avenue) for grades 8–12 — the secondary that serves much of rural Langley from the US border northward. Wix-Brown Elementary (23851 24 Avenue), the small rural K–7 school on Campbell Valley's north edge, is a D.W. Poppy feeder. Catchments here are set address by address and easy to confirm against the SD #35 (Langley) school locator.

By car, Langley City Centre is 15–25 minutes north via 200 or 216 Street + Glover Road; Surrey City Centre is 30–45 minutes west via Highway 10; downtown Vancouver is 75–100 minutes via Highway 99 or Highway 1 + the bridges. Highway 99 + the Peace Arch border crossing is 5–10 minutes south at 8 Avenue.

The car-dependent commute pattern is structural. There is no SkyTrain access — the future Surrey-Langley SkyTrain extension at Langley City Centre Station is ~20–30 minutes north by car. The combination of larger acreage + Campbell Valley Regional Park amenity + equestrian fabric + rural-edge character makes Campbell Valley one of the most rural-feel Township of Langley sub-areas, with pricing reflecting scarcity rather than standard per-square-foot Surrey or Langley benchmarks.

Bill 44 SSMUH does NOT override the Agricultural Land Commission Act rules on ALR parcels. ALR dwelling-count rules apply — typically one principal dwelling plus permitted secondary forms. Recent ALC reforms allow a second residence up to ~90 m² on parcels ≤40 ha (99 acres), up to ~186 m² on parcels >40 ha (99 acres), under local-government permits without ALC application. Non-ALR RA parcels are subject to different rules.

This rural southern band of the Township sits in the catchment that feeds D.W. Poppy Secondary (23752 52 Avenue) for grades 8–12 — the secondary that serves much of rural Langley from the US border northward. Wix-Brown Elementary (23851 24 Avenue), the small rural K–7 school on Campbell Valley's north edge, is a D.W. Poppy feeder.

Catchments here are set address by address and rural boundaries shift, so the SD #35 (Langley) school locator is the place to confirm a specific address. If a particular school matters to your plans, that's an easy first step.

Most of Campbell Valley sits inside the Agricultural Land Reserve. The ALR is a provincial zone established under the Agricultural Land Commission Act and administered by the ALC. ALR-designated land is restricted to agricultural use unless a non-farm use is specifically permitted by ALC regulation.

Practical impacts: dwelling-count limits, no subdivision below ALC-set minimum parcel size, restrictions on non-farm use of buildings, and farm-classification implications for property tax. For any specific parcel, the ALR status is easy to confirm via the ALC Land Reserve Map before the offer.

No SkyTrain access — Campbell Valley is car-dependent. By car, Langley City Centre is 15–25 minutes north via 200 or 216 Street + Glover Road; Surrey City Centre is 30–45 minutes west via Highway 10; downtown Vancouver is 75–100 minutes via Highway 99 or Highway 1 + the bridges.

Highway 99 + the Peace Arch border crossing is 5–10 minutes south at 8 Avenue. The future Surrey-Langley SkyTrain extension at Langley City Centre Station is ~20–30 minutes north by car. The car-dependent commute pattern is structural — this is not a transit-served sub-area.