Where is Glen Valley?

Glen Valley is a farming district on the south shore of the Fraser River in the northeast of the Township of Langley, east of Fort Langley and north of Highway 1. The Township's eastern boundary, near 276 Street, cuts through it, so part of the district lies in Abbotsford. The Township publishes no Glen Valley boundary of its own.

Is all of Glen Valley in the Agricultural Land Reserve?

Most of it. About 87% of the Township land between 248 Street and the eastern boundary, north of 76 Avenue, is in the Agricultural Land Reserve, and about 97% is zoned in the Township's rural family. Parcels vary, so check the Agricultural Land Commission's map for the specific lot before assuming anything.

Can I add a second house on a Glen Valley parcel?

Often one more, under local permits and without an Agricultural Land Commission application. The ALR Use Regulation allows one additional residence if the parcel has exactly one house when building starts. On a parcel of 40 hectares or less, the principal residence may be 500 m² (5,382 sq ft) at most and the additional one 90 m² (969 sq ft). Township bylaws can restrict it further.

Can I subdivide a Glen Valley parcel?

Subdividing Agricultural Land Reserve land takes an application to the Agricultural Land Commission, and the Commission protects farmland, not development value. If a listing markets subdivision potential, ask for the Commission's decision in writing.

Which high school serves Glen Valley?

On School District 35's September 2025 catchment map, the whole Township side of Glen Valley sits inside the D.W. Poppy Secondary catchment, with no middle school catchment drawn over it. Elementary catchments follow addresses, so the district's school locator decides for one lot.

How far is Glen Valley from the nearest amenities?

In straight lines from the district's mapped centre at 272 Street and 88 Avenue: about 8 km to Fort Langley village, about 7 km to the Highway 1 interchange at 264 Street, and about 15 km to the planned Langley City Centre SkyTrain terminus. Drive times depend on the hour.

Do homes here use well water and septic?

Many rural Township parcels do, but it depends on the lot. Ask the Township whether water and sewer mains reach the address, and make any offer subject to a water test and a septic inspection where the property relies on them.

Neighbourhood guide

Glen Valley (Langley): An Acreage Buyer’s Guide

Last reviewed 17 October 2026 by Bronson Job PREC, REALTOR®Sources: Township of Langley open data, BC Agricultural Land Commission, School District 35 (Langley), Encyclopedia of BCCC BY 4.0How we verify

A note from me: I’m Bronson Job, a REALTOR® (PREC) with Momentum Realty Inc., so I earn a commission when I help someone buy or sell. These guides are general information, not advice on your specific situation, and I take no payment from any third party named in them. How I verify.

Glen Valley is a farming district on the south shore of the Fraser River, in the northeast of the Township of Langley. About 87% of the land in it is in the Agricultural Land Reserve, so the reserve’s rules, more than the market, decide what a parcel can become. The Township has no Glen Valley boundary and no neighbourhood plan for it, so this guide names no sub-areas. It pairs with the Glen Valley area page, the live market snapshot.

Market snapshot · September 2026

Glen Valley & County Line · HPI Benchmark

Benchmark price

$2.22M

Month over month

+1.6%

Year over year

-8.1%

Sales (month)

Detached, townhouse and apartment only

Active listings

Detached, townhouse and apartment only

Fraser Valley Real Estate Board composite Home Price Index (HPI), the industry-standard measure of typical home value, adjusted for property mix. 1 sale on 0 active listings this month, too few to call the market.

See the Glen Valley & County Line HPI chart on Market Insights

Source: Fraser Valley Real Estate Board. The benchmark is the composite index; sales and active listings count detached, townhouse and apartment homes only. HPI benchmarks are aggregate measures; specific properties may transact above or below.

Where it is

One district, cut by a boundary

Glen Valley is one farming district, and the Township’s eastern boundary, near 276 Street, cuts through it. The Encyclopedia of BC describes it as a dairy farming district on a pocket of river-deposited soil, first settled and named by Gilbert McKay in 1877. OpenStreetMap places its centre near 272 Street and 88 Avenue. Part of Glen Valley Regional Park lies on each side of the boundary.

Map loading…

The Township of Langley land between 248 Street and its eastern boundary, north of 76 Avenue, the frame this guide measures. The Fraser River runs along the north edge. The frame is ours, not an official boundary.

Inside that frame, about 87% of the land is in the Agricultural Land Reserve and about 97% is zoned rural. RU-5 covers about half, RU-2 about a fifth, and RU-7 and RU-3 about a tenth each. The zoning bylaw text for each code sets permitted uses. Straight-line distances from the mapped centre are about 8 km to Fort Langley village and about 7 km to the Highway 1 interchange at 264 Street.

ALR overlay

ALR rules: the dominant constraint

Most Glen Valley land is in the Agricultural Land Reserve, and the reserve’s rules limit what any parcel here can do. The Agricultural Land Commission administers the reserve under the Agricultural Land Commission Act and the ALR Use Regulation (BC Reg 30/2019). Its mandate is to protect farmland, which runs against subdivision and non-farm use.

Permitted uses include farming, farm-related activities, agritourism and farm retail within limits, home-based business within limits, and one residence plus the additional-residence rule below. Subdividing, or putting land to a non-farm use, takes an application to the Commission.

Price a Glen Valley parcel for what the reserve allows today. The buying ALR acreage in the Fraser Valley guide has the due-diligence checklist.

The additional-residence rule

Section 34.3 of the ALR Use Regulation, in force since December 31, 2021, allows one additional residence on local permits alone, with no Commission application. The parcel must have exactly one residence when building starts, and the two must be detached. On a parcel of 40 hectares or less, the principal residence may be up to 500 m² (5,382 sq ft) and the additional one up to 90 m² (969 sq ft). Above 40 hectares, the additional residence may be up to 186 m² (2,002 sq ft).

It adds one capped second residence, not a duplex lot. Township bylaws can restrict it further, and any fill for the additional residence needs a Notice of Intent to the Commission.

Schools

Schools: D.W. Poppy Secondary

On School District 35’s September 2025 catchment map, the Township side of Glen Valley sits inside the D.W. Poppy Secondary catchment. No middle school catchment is drawn over it. Elementary catchments follow addresses and change with the district’s reviews, so the school locator on the district site decides for one lot. Fort Langley Elementary is at 8877 Bartlett Street.

A rural address usually means a school bus. Ask the district for the bus route and the ride length before committing.

Frequently asked questions

Where is Glen Valley?
Glen Valley is a farming district on the south shore of the Fraser River in the northeast of the Township of Langley, east of Fort Langley and north of Highway 1. The Township's eastern boundary, near 276 Street, cuts through it, so part of the district lies in Abbotsford. The Township publishes no Glen Valley boundary of its own.
Is all of Glen Valley in the Agricultural Land Reserve?
Most of it. About 87% of the Township land between 248 Street and the eastern boundary, north of 76 Avenue, is in the Agricultural Land Reserve, and about 97% is zoned in the Township's rural family. Parcels vary, so check the Agricultural Land Commission's map for the specific lot before assuming anything.
Can I add a second house on a Glen Valley parcel?
Often one more, under local permits and without an Agricultural Land Commission application. The ALR Use Regulation allows one additional residence if the parcel has exactly one house when building starts. On a parcel of 40 hectares or less, the principal residence may be 500 m² (5,382 sq ft) at most and the additional one 90 m² (969 sq ft). Township bylaws can restrict it further.
Can I subdivide a Glen Valley parcel?
Subdividing Agricultural Land Reserve land takes an application to the Agricultural Land Commission, and the Commission protects farmland, not development value. If a listing markets subdivision potential, ask for the Commission's decision in writing.
Which high school serves Glen Valley?
On School District 35's September 2025 catchment map, the whole Township side of Glen Valley sits inside the D.W. Poppy Secondary catchment, with no middle school catchment drawn over it. Elementary catchments follow addresses, so the district's school locator decides for one lot.
How far is Glen Valley from the nearest amenities?
In straight lines from the district's mapped centre at 272 Street and 88 Avenue: about 8 km to Fort Langley village, about 7 km to the Highway 1 interchange at 264 Street, and about 15 km to the planned Langley City Centre SkyTrain terminus. Drive times depend on the hour.
Do homes here use well water and septic?
Many rural Township parcels do, but it depends on the lot. Ask the Township whether water and sewer mains reach the address, and make any offer subject to a water test and a septic inspection where the property relies on them.

Sources and method

Land shares: Township of Langley open data (Municipal Boundary, Zoning and Agricultural Land Reserve layers), sampled on a grid inside the frame shown on the map, checked 2026-10-17. They are shares of land area, not of homes or parcels. The Township publishes no Glen Valley boundary, so the frame is ours. The district’s history: the Encyclopedia of BC. The additional-residence rule: the BC Fact Bank entry from the ALR Use Regulation, s. 34.3. School catchment: School District 35 map of September 2025. The mapped centre, the interchange, Fort Langley Elementary’s address and the dike: OpenStreetMap. Distances are straight lines.

Sources: BC Government

Verified sources (2)· re-verified Aug 2, 2026Show sources

Every claim on this page is sourced to a primary government, regulator, or industry-association URL. We re-verify quarterly; the verification dates below show when each source was last confirmed against the live government page.

BC Governmentretrieved Aug 2, 2026
Agricultural Land Reserve maps
https://www.alc.gov.bc.ca/alr-maps/
BC Governmentretrieved May 9, 2026
Agricultural Land Reserve Use Regulation, BC Reg 30/2019
https://www.bclaws.gov.bc.ca/civix/document/id/complete/statreg/171_2002

Fact ID: bc.alr.zoning_use_restrictions · v1View in Codex →

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