Township of Langley
OtterBritish Columbia
Township of Langley rural-acreage sub-area between Aldergrove + Murrayville — ALR parcels, equestrian + hobby-farm fabric, and the Otter Co-op commercial heritage.
Otter is one of the densest rural-residential expressions of that commitment — Rural Plan zones nearly every parcel Agriculture, Small Farms, or Country Estates
25 members buying stumping powder in bulk; converted to Otter Co-op in 1979 — a 100-year-old member-owned institution
Year-round at Hwy 13 (264 St) / 0 Ave — Otter acreages quote drive-time-to-border the way Vancouver listings quote SkyTrain stations
~85,000 tonnes/yr — Langley sits at the western edge of the belt; Otter acreages routinely come with 5–15 planted acres in production
The market in Otter
Market snapshot · June 2026
Otter · HPI Benchmark
Benchmark price
$1.57M
Month over month
-2.6%
Year over year
-3.6%
Sales (month)
8
Active listings
21
Months of inventory
6.0
Fraser Valley Real Estate Board / Greater Vancouver REALTORS composite Home Price Index (HPI) — the industry-standard measure of typical home value, adjusted for property mix. Balanced market range.
See the Otter HPI chart on Market Insights
Source: Fraser Valley Real Estate Board · Real Estate Board of Greater Vancouver. Composite (all property types). HPI benchmarks are aggregate measures — specific properties may transact above or below.
Recently sold in Otter
Closed and pending sales in Otter over the past 90 days. Live from the board feed.
No recently sold listings in Otter yet — likely a low-velocity micro-market this season.
All recent sales in the portfolio →Just listed in Otter
The newest active listings in Otter. Refreshes from the live MLS feed every 15 minutes.
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Browse every active listing in Otter →Open houses in Otter this weekend
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Browse all active listings in Otter →Thinking of selling in Otter?
Knowing what your home is worth in this market is the first move. Bronson sells Otter regularly — start with the seller’s guide, then reach out for a straightforward conversation about your specific street, timing, and what the recent sales nearby actually mean for your number.
Overview
Otter is a Township of Langley rural-acreage sub-area in the east-central Township, between Aldergrove (to the east) and Murrayville (to the west). The sub-area is bounded roughly by 48 Avenue (north), 24 Avenue (south), 240 Street (west), and 248 Street (east), with the Otter Co-op heritage commercial node along 248 Street. Predominantly Agricultural Land Reserve (ALR) parcels + equestrian + hobby-farm fabric on RA (Rural Acreage) zoning.
The Otter Co-op is one of the largest farmer-owned co-operatives in BC — its retail centre at 3600 248 Street anchors the small Otter District commercial node, with the Co-op grocery store, gas bar, and agricultural supply. The Co-op was founded as the Otter District Farmers' Institute (incorporated November 13, 1922), converted to co-op status in 1979, and remains a working member-owned business headquartered in Aldergrove and serving the eastern Township + western Abbotsford rural fabric.
Inventory is predominantly larger-acreage RA 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. The combination of larger lot sizes + ALR-permitted agricultural uses anchors the equestrian + hobby-farm identity.
For schools, Otter sits in the rural catchment of D.W. Poppy Secondary (23752 52 Avenue) for grades 8–12 — the largest secondary catchment in Langley, stretching from Zero Avenue to the Fraser River. Elementary feeders include North Otter (5370 248 St), Otter, County Line, and Coghlan, depending on the specific address. SD #35 (Langley) operates French Immersion at the Belmont (Early K) + James Kennedy (Early K) entry sites.
By car, Aldergrove Town Centre (Fraser Highway + 264 Street) is 5–10 minutes east; Langley City Centre is 15–25 minutes northwest via 248 Street + Glover Road; Surrey City Centre is 35–45 minutes west via Fraser Highway or Highway 10; downtown Vancouver is 70–95 minutes via Highway 1 + the bridges. The Highway 1 + 264 Street interchange is ~5–10 minutes northeast.
The car-dependent commute pattern is structural — no SkyTrain, limited TransLink bus service. The future Surrey-Langley SkyTrain extension does not reach this far east; the eastern terminus at 203 Street in Langley City Centre is ~15–20 minutes northwest of Otter.
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). Non-ALR RA parcels at the perimeter are subject to different rules.
What you get living here
The things that don't show up in a listing — the standing rituals and quiet anchors that make Otter feel like a place rather than a postal code.
The co-op that built this place is older than the highway it sits on
Otter District Farmers' Institute incorporated November 13, 1922 — twenty-five members buying stumping powder in bulk to blast tree stumps off freshly-cleared land. It converted to Otter Co-op in 1979 and is now a 100-year-old member-owned institution still headquartered in Aldergrove. Living here means your gas, feed, and groceries route through a building your great-grandparents' neighbours capitalized.
Wikipedia — Otter Co-op · Otter Co-op 100-year history
You're farming inside the Township's biggest land-use commitment
Roughly 75% of the Township of Langley is inside the Agricultural Land Reserve, and Otter is one of the densest rural-residential expressions of that — the Rural Plan zones nearly every parcel here Agriculture, Small Farms, or Country Estates, with subdivision below 4 ha (~10 acres) tightly restricted by the ALC Act. Acreage owners aren't just buying land; they're buying a regulatory commitment older than they are.
TOL — Agricultural Land Use · Agricultural Profile Update
Bertrand Creek runs through one of the most ecologically rare watersheds on the continent
The creek — which originates in Aldergrove and flows south into the Nooksack — holds critical habitat for both the endangered Nooksack dace and Salish sucker (SARA Schedule 1), a pairing found in only a handful of Canadian watersheds. Federal critical-habitat orders apply to riparian strips on identified reaches; livestock fencing and crossing rules are enforceable here in ways they aren't a township over.
Canada.ca — Nooksack Dace critical habitat order
The border is a 5-minute drive, not an abstraction
The Lynden–Aldergrove Crossing at the foot of Highway 13 (264 St, at 0 Ave) operates 8 a.m. to midnight year-round, with a NEXUS lane northbound into Canada. Otter residents treat Bellingham/Lynden as a weekly grocery, gas, and parcel-pickup loop — and acreage listings here quote drive-time-to-border the way Vancouver listings quote SkyTrain stations.
Lynden–Aldergrove Border Crossing · ezbordercrossing.com
One high school for the whole rural east — D.W. Poppy
Poppy Secondary at 23752 52 Ave has the largest catchment of any Langley secondary school, stretching from Zero Avenue to the Fraser River. Otter, North Otter, County Line, and Coghlan elementaries all feed it. Families choose this area knowing their teen's commute is rural-bus-long, and the school culture skews farm-kid in a way Walnut Grove or Willoughby do not.
SD35 catchment maps · Langley Advance Times
Aldergrove Regional Park is the back-yard amenity
Metro Vancouver's Aldergrove Regional Park straddles the Langley–Abbotsford line at 264 St × 8 Ave, with the Pepin Brook trail system protecting Salish sucker, Nooksack dace, and Pacific water shrew habitat. Equestrian and cyclist access is built into the trail design — Otter is one of the few Lower Mainland addresses where you can ride to a regional park from your own paddock.
Metro Vancouver — Aldergrove Regional Park
The blueberry rows are not decorative
BC produces 96% of Canada's ~85,000 tonnes of highbush blueberries annually, and Langley sits at the western edge of that belt. Acreage listings between 240 and 264 routinely come with 5–15 planted acres already in production, often leased to operators rather than farmed by owners — a working-farm-income-with-residential-comfort hybrid that defines the Otter buyer profile.
BC Blueberry Council · TOL Agricultural Profile
Inside Otter
Otter reads as one neighbourhood from a distance, but on the ground the housing fabric is layered. Each piece has its own rules, its own inventory, and its own buyer.
Otter District core
Centred on the Otter Co-op retail centre at 3600 248 Street — grocery store, gas bar, and agricultural supply. The small commercial heritage anchor for the surrounding ALR rural fabric.
Read more →Otter ALR fabric
Larger ALR-designated parcels in the 2-to-10+ acre range — equestrian + hobby-farm fabric. ALC dwelling-count + subdivision rules apply. Heritage rural detached + working farm operations.
Read more →Schools
Otter is in the rural catchment of D.W. Poppy Secondary (23752 52 Avenue) for grades 8–12 — the largest secondary catchment in Langley, running from Zero Avenue north to the Fraser River.
Elementary feeders include North Otter (5370 248 St), Otter, County Line, and Coghlan, depending on the specific address. SD #35 (Langley) operates French Immersion at the Belmont (Early K) + James Kennedy (Early K) entry sites. Verify the live SD #35 catchment map.
Agricultural Land Reserve
Most of Otter sits inside the Agricultural Land Reserve. 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.
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. Verify the ALR status of the specific parcel via the ALC Land Reserve Map.
Commute math
Car-dependent. By car, Aldergrove Town Centre is 5–10 minutes east; Langley City Centre is 15–25 minutes northwest; Surrey City Centre is 35–45 minutes west via Fraser Highway or Highway 10; downtown Vancouver is 70–95 minutes via Highway 1 + the bridges.
The Highway 1 + 264 Street interchange is ~5–10 minutes northeast. No SkyTrain access; the future Surrey-Langley SkyTrain extension at Langley City Centre Station does not reach this far east. Limited TransLink bus service.
Property types
- RA Rural Acreage parcels (2-to-10+ acres, much inside ALR)
- ALR-designated parcels (Agricultural Land Commission Act rules)
- Equestrian + hobby-farm parcels
- Heritage rural detached (older Otter District homesteads)
- Otter Co-op commercial frontage (3600 block 248 Street)
- Non-ALR RA at the perimeter (different subdivision rules)
Compare Otter to nearby
Aldergrove →
The town centre to the east — Aldergrove trades Otter's rural-acreage + ALR fabric for the Aldergrove Town Centre commercial spine + Aldergrove Community Secondary catchment + denser residential.
Murrayville →
The residential village to the northwest — Murrayville trades Otter's rural fabric for the Murrayville Five Corners commercial node + Langley Memorial Hospital + denser residential.
Frequently asked
A few of the questions that come up most often about Otter.
What's the Otter Co-op?
What schools serve Otter?
What's the ALR overlay impact?
What's the commute to Vancouver from Otter?
How does Bill 44 SSMUH apply on Otter ALR parcels?
What tax exposure should an Otter buyer model?
Nearby areas
The fifteen Langley submarkets
Every named Township + City of Langley submarket, each with its own landing page — ordered roughly heritage core → urban transit-oriented → rural ALR fringe.
- AldergroveTownship of Langley / Fraser Valley
- Brookswood & FernridgeTownship of Langley / Fraser Valley
- Campbell ValleyTownship of Langley
- Fort LangleyTownship of Langley / Fraser Valley
- Glen Valley & County LineTownship of Langley / Fraser Valley
- LangleyFraser Valley / Metro Vancouver
- Langley CityFraser Valley
- LatimerTownship of Langley
- MurrayvilleTownship of Langley / Fraser Valley
- RoutleyTownship of Langley
- Salmon RiverTownship of Langley
- Walnut GroveTownship of Langley / Fraser Valley
- WilloughbyTownship of Langley / Fraser Valley
- YorksonTownship of Langley
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