23232 FRANCIS AVENUE
Langley, BC V1M2S2
$1,579,000
Amenities
Also listed: Storage - Locker, Laundry - In Suite, Air Conditioning
Property Details
Property & Lot
- Sub-type
- House
- Lot size
- 6,666 square feet
Ownership & Fees
- Property type
- Detached House
- Ownership
- Freehold
- Annual property tax
- $5,392.74 (2026)
Interior
- Basement
- Finished, Full, Separate entrance
- Heating
- Forced air
- Cooling / A/C
- Air Conditioned
- Fireplace
- Yes (2)
Parking
- Total spaces
- 6 — covered indicated
- Features
- Detached Garage, Open, RV
Listing Information
- MLS®
- R3150447
- Listed
- July 28, 2026
- Time on market
- On the market for 34 days
- Tax assessment year
- 2026
- Data last synced
- August 28, 2026
Listing provided by: Macdonald Realty · Data source: CREA DDF.
Description
This property is more than just a home; it's an opportunity to become part of one of the Fraser Valley's most sought-after communities. This well-maintained 2,470sqft basement-entry home has been lovingly cared for and offers space to grow, entertain, and create lasting memories. A detached garage, ample parking, and room for an RV, boat, or all your toys provide the flexibility to store your gear, pursue hobbies, or create a space that suits your lifestyle. Located just a short walk to historic Fort Langley, enjoy boutique shops, cafés, trails, parks, and top-rated schools. Plant roots in a community where neighbours become friends and every season brings something new to enjoy. Whether you're looking for your forever home or an investment, this is an opportunity you won't want to miss. (id:63159)
Values & Trends
This listing
$639/sqft
Building average
—
No other active listings in this building
Langley average
$852/sqft
553 active listing(s)
Per-stall/locker dollar values aren't itemized in our data source — shown as included/not indicated only, not a fabricated estimate. $/sqft averages are computed live from other active listings, not a third-party model.
Detached (House) Market Stats — Langley
Monthly figures from the Fraser Valley Real Estate Board for Langley detached (house)listings — not specific to this property.
MLS® HPI Benchmark Price
$1,500,900
Jul 2026
Average Sale Price
$1,404,904
Jul 2026
Monthly Sales
79
Jul 2026
Active Listings
439
Jul 2026
Sales-to-Active Ratio
18.0%
Jul 2026
Median Days to Contract
22 days
Jul 2026
MLS® HPI Benchmark Price
Source: Fraser Valley Real Estate Board (FVREB).
Location Insights
Weather
Nearest station: Abbotsford
16°C
Mainly Clear
Humidity 78%
Wind S 3 km/h
Tonight
13°
Tuesday
21°
Tuesday night
13°
Wednesday
20°
Wednesday night
11°
Thursday
19°
Source: Environment and Climate Change Canada.
Population
161,566
(2021 Census)
+12.8% since 2016
Density: 509/km²
Dwellings: 62,282
Median household income: $102,443
After-tax: $89,518
Immigrant population: 22.9%
Top countries of origin (% of total population)
- Korea, South2.7% · 4,325
- India2.6% · 4,225
- United Kingdom2.3% · 3,755
- China1.9% · 3,090
- Philippines1.7% · 2,755
- United States of America1% · 1,550
- Viet Nam0.7% · 1,065
- Germany0.6% · 965
Source: Statistics Canada, 2021 Census of Population.
Location Accessibility
Our own metric — not an official Walk Score®.
Amenities
44
6/9 categories nearby
Transit
33
5 stop(s) within 800m
How this is calculated
Amenities: points awarded per category (restaurants, cafes, grocery, parks, shopping, gyms, pharmacies, banks/ATMs, healthcare) based on distance to the nearest one — 3 points under 200m, 2 points under 500m, 1 point under 800m — summed across all 9 categories and scaled to 0–100.
Transit: based on the number of transit stops within 800m and their mode (SkyTrain weighted highest, then streetcar/ferry, then bus). This reflects stop type and count only — our data doesn't include how often a route actually runs, so frequency is never factored in.
Both scores depend on how much of the surrounding area has been synced from OpenStreetMap and TransLink's GTFS feed. A lower score can mean fewer amenities nearby, or simply that this area hasn't been fully synced yet — not a confident measurement of the location itself.
Nearby Schools
| School | Type | Distance |
|---|---|---|
| Fort Langley Elementary | Elementary | 314 m |
| Langley Fine Arts School | K-12 | 582 m |
| Albion Elementary | Elementary | 2.6 km |
| des Voyageurs | Elementary | 3.2 km |
| Topham Elementary | Elementary | 3.4 km |
| c'usqunela Elementary | Elementary | 3.4 km |
| The King's School(Independent) | K-12 | 3.6 km |
| James Kennedy Elementary | Elementary | 3.9 km |
Schools shown by distance from this property. This does not indicate school catchment or enrollment eligibility — contact the school district to confirm catchment boundaries.
Nearby Transit
| Stop | Type | Distance |
|---|---|---|
| Northbound Glover Rd @ St. Andrews Ave | — | 167 m |
| Southbound Glover Rd @ St. Andrews Ave | — | 213 m |
| Westbound 96 Ave @ Glover Rd | — | 295 m |
| Eastbound 96 Ave @ Glover Rd | — | 308 m |
| Northbound Glover Rd @ 88 Ave | — | 541 m |
Nearby Places
Restaurants (5+)
- Omni Kitchen + Bar · 9044 Glover Road160 m
- Iron Chef · 9145 Glover Road298 m
- Vy's Pho · 96 Avenue325 m
- Beatniks Bistro · 9194 Glover Road413 m
- Sabà Bistro · 9220 Glover Road426 m
Cafes (5+)
- Grounds & Greens Cafe · 9124 Glover Road260 m
- Blacksmith Bakery · 9190 Mavis Avenue447 m
- Sabà Cafe and Bistro · 23343 Mavis Avenue473 m
- Wendel's Books · 9233 Glover Road482 m
- lelem at the Fort576 m
Grocery (1)
- Lee's Market · 23320 Mavis Avenue448 m
Parks (5+)
- Unnamed305 m
- Fort Langley Community Park485 m
- Langley Fine Arts School Field523 m
- Fort Langley Marina Park585 m
- Hudson Bay Park658 m
Gyms (1)
- Athlete Training Centre627 m
Pharmacies (3)
- Natures Compounding Pharmacy · 9103 96 Avenue270 m
- Pharmasave · 96 Avenue350 m
- Pure Integrative Pharmacy - Fort Langley · 23242 Mavis Avenue491 m
Nearby places data: © OpenStreetMap contributors.
School district: Langley (SD35)
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Mortgage & Ownership Cost Calculator
Minimum required: 20.0% ($315,800) — 5% under $500K, 10% up to $1.5M, 20% at/above $1.5M.
Financial Ledger
Rates based on Bank of Canada benchmark data.
Financial Summary
Cash Needed at Closing
Minimum down payment: 5% on the first $500,000, 10% on the portion up to $1.5M, 20% at/above $1.5M. Stress test: OSFI's minimum qualifying rate, the greater of contract rate + 2% or 5.25% — this is what lenders require you to qualify at, not what you'll actually pay. Closing costs are a typical-range estimate, not a quote — actual legal fees vary. Verify all figures with a mortgage broker and lawyer before relying on them.