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), the US border (south), 200 Street (west), and 216 Street (east). The neighbourhood is predominantly rural acreage and Agricultural Land Reserve (ALR) parcels, with a meaningful equestrian and hobby-farm fabric.

Campbell Valley Regional Park preserves a large stretch of riparian Campbell River drainage, mature coastal Douglas-fir, and 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 and 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, by land area about 95% of the block between 200 and 216 Street, from the US border to 24 Avenue, is in the Glenwood Elementary catchment (20785 24 Avenue) and about 95% in the Brookswood Secondary catchment (20902 37A Avenue). 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 and 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 and the bridges. The US border runs along 0 Avenue, south of the park.

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 and Campbell Valley Regional Park amenity, equestrian fabric, and 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 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.

By land area about 95% of the block between 200 and 216 Street, from the US border to 24 Avenue, is in the Glenwood Elementary catchment (20785 24 Avenue) and about 95% in the Brookswood Secondary catchment (20902 37A Avenue).

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 and 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 and the bridges.

The US border runs along 0 Avenue, south of the park. 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.