For Sale · Langford · Happy Valley
$1,349,999
About This Home
Beautifully maintained 2018-built home in sought-after McCormick Meadows, offering 5 bedrooms, 4 bathrooms and over 2,800 sq. ft. of living space. This dream family home, with neighbors on only one side, has a larger, fully fenced backyard for kids and pets, overlooks greenspace, and is ideally situated next to a playground. The open-concept main level features large windows, quartz countertops, stainless steel...
Summarizing the highlights...
Property Details
Market intelligence
53 new this week of 463 active listings in Langford, blended with typical days on market.
Computed live from active MLS listings we track. Sold-price history and multi-year assessment history switch on when sold-data access arrives.
Coming Soon
These sections unlock with our sold-data feed. They are reserved here so you know exactly what is on the way.
July Value
Calculating a July Value estimate...
Location
Run The Numbers
Monthly mortgage payment
$6,314
$1,079,999 financed over 25 years at 5%. For guidance only, not a quote or approval.
Monthly cost (mortgage + tax + maintenance)
$6,314
Cash flow
-$6,314
Estimates for education only. Talk to a JULY advisor for real numbers on this home.
Langford right now
Live snapshot from the MLS® feed. Sold-price history and trend charts arrive with our VOW data feed.
The Area
The neighbourhood
A quieter, rural-edged corner of the Western Communities
Happy Valley keeps a more rural, spread out character than the rest of fast growing Langford, with acreages and larger lots toward the Sooke boundary. Galloping Goose Trail access and nearby farmland give the area a quieter pace than the Bear Mountain and Westhills side of the city.
Everyday shopping means a drive into central Langford, as Happy Valley itself stays primarily residential and rural.
Happy Valley Road connects to Sooke Road and the rest of Langford, with the Galloping Goose Trail running nearby for cyclists.
Full Happy Valley guideJULY's own measure of how much daily life sits within a short walk of this address.
The Neighbourhood
Household and demographic stats for Langford, from the Statistics Canada 2021 Census.
The immediate block around this home (0.7 km radius): about 3,643 residents in 1,350 homes, 1,484 people/km² (suburban).
Source: Statistics Canada 2021 Census, Langford, City, British Columbia; block-level figures from dissemination area 59170501.
Schools
K-12 schools closest to this home, with straight-line distances.
Happy Valley Elementary
1.2 kmpublic · elementary
Rank 415 of 1,272 in BC (2025/2026) · FSA literacy + numeracy
Wishart Elementary
2.7 kmpublic · elementary
Rank 808 of 1,272 in BC (2025/2026) · FSA literacy + numeracy
My Notes
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Listing information is provided courtesy of the Canadian Real Estate Association's Data Distribution Facility (DDF®) and is deemed reliable but is not guaranteed accurate by JULY Realty or CREA. The trademarks MLS®, Multiple Listing Service® and the associated logos identify professional services rendered by REALTOR® members of CREA to effect the purchase, sale and lease of real estate as part of a cooperative selling system. The trademarks REALTOR®, REALTORS® and the REALTOR® logo are controlled by CREA and identify real estate professionals who are members of CREA.
Belmont Secondary
2.9 kmpublic · secondary
Rank 241 of 361 in BC (2024/2025) · graduation + honours rates
Locations: Statistics Canada, Open Database of Educational Facilities; straight-line distances. Scores are JULY's percentile rating (0-10) of BC Ministry of Education results: FSA literacy + numeracy averages for elementary grades 4 and 7, first-time Grade 12 graduation + honours rates for secondary. Catchment boundaries change; always confirm with the school district.
