Boundary Beach, Tsawwassen: Neighbourhood Guide

Neighbourhood guide · City of Delta

Living in Boundary Beach

Boundary Beach is an MLS® area in Tsawwassen, close to Boundary Bay and the US border. Because it's near the bay, ask about flooding and how high a home has to be built.

Written by Jared Gibbons, REALTOR®, Royal LePage Little Oak Realty, on October 11, 2026. I have worked in Lower Mainland real estate for 11+ years. Facts come from the official sources noted on this page. Rules and boundaries change, so confirm anything important with the City of Delta.

General information only. Not legal, planning or financial advice. Before you buy or sell, check the zoning, what the community plan says, and which schools serve the address.

Free property check

Looking at a home in Boundary Beach?

Send me the address and I’ll look into the flood height rules, any limits on the title, and the zoning and get back to you before you write an offer.

Call or text 604-928-1361

I reply by email or phone. Your address is only used to answer your question. Prefer to write directly? jaredgibbons@royallepage.ca

Quick facts

Boundary Beach at a glance

Gathered from official sources. Details change, so use the links on each card to double-check.

The bay

BayBoundary Bay

Official name
Boundary Bay is an official BC community name just inside the BC-Washington border, east of Tsawwassen Beach
Protected
A provincial Wildlife Management Area, an Important Bird Area and a Ramsar wetland (a wetland recognized around the world). Beach fires and camping are prohibited.
Heritage

HeritageHeritage sites

Boundary Bay Cemetery
856 56 Street, on Delta’s heritage register
View Crescent
A Delta plaque marks the south end of an Indigenous village on an ancient beach above Boundary Bay
Flooding

FloodFlood risk

Advisory
Delta issued a flood advisory for the Beach Grove and Boundary Bay communities in December 2022
Rules
Boundary Bay shorefront development needs an engineered seawall

Homes for sale

Homes for sale in Boundary Beach

Live MLS® listings, updated daily.

Boundary Beach Homes for Sale | Tsawwassen BC

Boundary Beach has homes on the water or close to it, and some have ocean views. Browse Boundary Beach homes for sale below, and contact me with any questions.

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1-12/27
  • 163 67a Street, Delta, BC V4L 1L2 – MLS R3180382

    163 67a Street Boundary Beach Delta V4L 1L2
    Main Photo: 163 67a Street, Delta, BC V4L 1L2 – MLS R3180382
    $1,649,000
    Residential
    Status:
    Active
    MLS® Num:
    R3180382
    Bedrooms:
    4
    Bathrooms:
    3
    Floor Area:
    1,977 sq. ft.
    Experience the ultimate Boundary Bay lifestyle,less than a 2 minute stroll to the beach! Nestled in one of the area’s most sought after seaside neighborhoods, this home offers almost 2,000 sq.ft. of living space with 4 beds + den, including the convenience of a primary bedroom on the main floor. Four skylights fill the home with natural light+wood flooring, living room has a cozy gas fireplace. Step outside to a stunning large patio,landscaped private yard and expansive west facing deck, perfect for entertaining,relaxing and enjoying evening sunsets. Double car garage with large attic storage! Updates-bathrooms,roof 2015,hot water tank 2022, furnace 2016. Lot 6362 sq.ft. Enjoy morning beach walks,cycling, paddleboarding and the relaxed coastal lifestyle that makes Boundary Bay so special! More details
    Listed by RE/MAX Westcoast
    JARED GIBBONS
  • 106 6505 3 Avenue, Delta, BC V4L 2N1 – MLS R3179477

    106 6505 3 Avenue Boundary Beach Delta V4L 2N1
    Main Photo: 106 6505 3 Avenue, Delta, BC V4L 2N1 – MLS R3179477
    $1,998,000
    Residential
    Status:
    Active
    MLS® Num:
    R3179477
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    2,885 sq. ft.
    WATERFRONT LIVING AT MONTERRA! Rare opportunity to own one of the largest floor plans offering 2,885 sq.ft. of luxury living with primary bedroom on the main! Two exquisite private patios: an 800 sq.ft. west-facing front patio and a 500 sq.ft. waterfront patio overlooking the resort-style water feature, perfect for morning sunshine. Stunning new custom kitchen with Nichols cabinetry, waterfall quartz, premium appliances including double Miele wall ovens and warming drawer. Custom-milled oak flooring on main. New boiler (2026), hot water on demand and convenient parking out front. Enjoy turnkey, low-maintenance living without sacrificing space or outdoor enjoyment. A truly exceptional home, minutes' walk to the Secret Garden, beach and all the amenities of Southlands. More details
    Listed by Engel & Volkers Vancouver
    JARED GIBBONS
  • 6445 Harrow Avenue, Delta, BC V4L 0B8 – MLS R3178794

    6445 Harrow Avenue Boundary Beach Delta V4L 0B8
    Main Photo: 6445 Harrow Avenue, Delta, BC V4L 0B8 – MLS R3178794
    $1,761,900
    Residential
    Status:
    Active
    MLS® Num:
    R3178794
    Bedrooms:
    4
    Bathrooms:
    3
    Floor Area:
    2,228 sq. ft.
    Welcome to Harrow Estate Cottages. A brand new, freehold, 4-bedroom single-family home located just a 9-minute walk to Centennial Beach. This charming two-storey home features an open-concept main floor with a bedroom and full bathroom on the main level for extra flexibilty. The gourmet kitchen boasts a large quartz waterfall centre island, walk-in pantry with sliding barn door, and premium Fisher & Paykel integrated appliances, including gas range. Step through double French doors onto your expansive private rear patio, complete with gas BBQ hook-up. Enjoy year-round heating and cooling and two-car parking with L2 charger-ready plug. More details
    Listed by Centric Realty Ltd.
    JARED GIBBONS
  • 17 66a Street, Delta, BC V4L 1M3 – MLS R3178425

    17 66a Street Boundary Beach Delta V4L 1M3
    Main Photo: 17 66a Street, Delta, BC V4L 1M3 – MLS R3178425
    $1,455,000
    Residential
    Status:
    Active
    MLS® Num:
    R3178425
    Bedrooms:
    2
    Bathrooms:
    3
    Floor Area:
    1,212 sq. ft.
    Welcome to Boundary Bay, one of Tsawwassen’s sought-after seaside communities! Just a few blocks from the ocean, this inviting 2-bedroom, 2.5-bathroom home sits on a generous 7,191 sq. ft. lot. Features include a renovated kitchen with quartz countertops, renovated bathrooms with heated floors, updated flooring throughout, forced-air heating and A/C. The kitchen opens to a spacious back deck overlooking the backyard, ideal for outdoor dining and entertaining. The detached garage features a finished den with a bathroom, perfect for a home office, studio or hobby space. Ample parking for your RV, boat and additional vehicles. Enjoy coastal living just minutes from Southlands, Four Winds Brewing and L’aromas Coffee Shop! More details
    Listed by RE/MAX City Realty
    JARED GIBBONS
  • 227 Centennial Parkway, Delta, BC V4L 1K6 – MLS R3175491

    227 Centennial Parkway Boundary Beach Delta V4L 1K6
    Main Photo: 227 Centennial Parkway, Delta, BC V4L 1K6 – MLS R3175491
    $2,299,000
    Residential
    Status:
    Active
    MLS® Num:
    R3175491
    Bedrooms:
    5
    Bathrooms:
    4
    Floor Area:
    3,583 sq. ft.
    Exceptional Boundary Bay living on sought-after Centennial Parkway-surrounded by premium properties and offering quiet seaside tranquility! Completely renovated, this mid-century modern home offers over 3,500sq.ft. of living space on a 9,989sq.ft. lot w/dual access and WESTERN exposure. Steps from Centennial Beach, enjoy beautiful water views from the expansive deck, sophisticated interiors, high-end appliances and finishes, plus a legal suite for guests or rental income-total 5 beds/4 baths. Lush tropical landscaping creates a private, resort-like setting. Embrace the beach lifestyle with beach walks, year round paddling, kayaking, fishing and crabbing. Enjoy one the most family friendly areas in the region, streets are quiet. A stunning blend of modern luxury and relaxed seaside living! More details
    Listed by RE/MAX Westcoast
    JARED GIBBONS
  • 205 6322 Market Avenue, Delta, BC V4L 0B7 – MLS R3175044

    205 6322 Market Avenue Boundary Beach Delta V4L 0B7
    Main Photo: 205 6322 Market Avenue, Delta, BC V4L 0B7 – MLS R3175044
    $494,900
    Residential
    Status:
    Active
    MLS® Num:
    R3175044
    Bedrooms:
    1
    Bathrooms:
    1
    Floor Area:
    506 sq. ft.
    Own in what could be the last condo flat building at Southlands Tsawwassen. Market Commons is a brand new three-storey development with just 66 homes in the heart of the village centre, directly across from Market Square. This bright, single-level 1-bedroom, 1-bathroom home makes the most of all 506 SF with over height 9' ceilings, oversized windows, and a private balcony. The kitchen features premium Fisher & Paykel appliances including a rapid-heating induction range, two-tone flat panel cabinetry, and vertical subway tile backsplash in white or navy. Enjoy heated ensuite bathroom floors, year-round heating and cooling, and 1 parking stall included. Completion estimated for Fall 2028. More details
    Listed by Centric Realty Ltd.
    JARED GIBBONS
  • 6363 Southlands Drive, Delta, BC V4L 0B5 – MLS R3172172

    6363 Southlands Drive Boundary Beach Delta V4L 0B5
    Main Photo: 6363 Southlands Drive, Delta, BC V4L 0B5 – MLS R3172172
    $1,349,900
    Residential
    Status:
    Active
    MLS® Num:
    R3172172
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    1,422 sq. ft.
    Welcome to the High Street Row Homes in Tsawwassen's Southlands community, a collection of 10 non-strata row homes. Inspired by the classic brownstone with a modern farmhouse twist, this 3-bedroom, 2.5-bath home pairs cream brick with crisp black detailing. Best of all, it's non-strata, so there are no monthly strata fees. The main floor is made for living and entertaining, kitchen with premium Fisher & Paykel appliances, large island and opens to the balcony. All 3 bedrooms are on the upper level, including a primary retreat with a south-facing terrace for morning coffee or sunset drinks. A side-by-side double garage completes the lower level as well as plenty of storage including a spacious crawl space. A/C & hot water on demand. Steps to cafés and shops, Four Winds & Centennial Beach. More details
    Listed by Royal LePage Regency Realty
    JARED GIBBONS
  • 102 66 Street, Delta, BC V4L 2E5 – MLS R3171728

    102 66 Street Boundary Beach Delta V4L 2E5
    Main Photo: 102 66 Street, Delta, BC V4L 2E5 – MLS R3171728
    $1,875,000
    Residential
    Status:
    Active
    MLS® Num:
    R3171728
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    2,118 sq. ft.
    YOUR BOUNDARY BAY DREAM STARTS HERE! Located across from the park and steps to Centennial beach, this meticulously maintained 3 bedroom, 3 full bathroom home sits on a stunning corner lot and was rebuilt by MKL Homes in 2017 with extensive upgrades throughout. Vaulted ceilings, bleached wood floors and a gorgeous gourmet kitchen with high end appliances create a bright and welcoming living space. Nano doors open to an incredible outdoor living area with custom covered awning and designed landscaping. The private yard feels like your own private retreat, perfect for relaxing or entertaining, with a hot tub, outdoor shower and heated studio with power and fireplace. Double garage with custom storage. A beautiful home in an amazing location, with nothing to do but move in and enjoy! More details
    Listed by Sutton Group Seafair Realty
    JARED GIBBONS
  • 10 6429 Market Avenue, Delta, BC V4L 0A8 – MLS R3165344

    10 6429 Market Avenue Boundary Beach Delta V4L 0A8
    Main Photo: 10 6429 Market Avenue, Delta, BC V4L 0A8 – MLS R3165344
    $1,188,000
    Residential
    Status:
    Active
    MLS® Num:
    R3165344
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    1,539 sq. ft.
    Discover Southlands - A fantastic opportunity to live in a secure neighbourhood walk to the beach and enjoy tsawwassen‘s newest community this high-end home offers three bedrooms and three bathrooms, bright living room, dining room and kitchen with high-end stainless steel appliances, pot filler and pull out cupboards. Comes with extra large Double Car Garage hard to find in a townhome complex! Also has a large south facing balcony perfect for barbecues. A great family home just waiting for you. More details
    Listed by Royal LePage Regency Realty
    JARED GIBBONS
  • 245 66 Street, Delta, BC V4L 1M7 – MLS R3164598

    245 66 Street Boundary Beach Delta V4L 1M7
    Main Photo: 245 66 Street, Delta, BC V4L 1M7 – MLS R3164598
    $2,698,900
    Residential
    Status:
    Active
    MLS® Num:
    R3164598
    Bedrooms:
    5
    Bathrooms:
    6
    Floor Area:
    2,635 sq. ft.
    Experience luxury coastal living in this exquisite 4-bedroom, 5-bathroom home in the heart of Boundary Bay. Just a short walk from Centennial and Boundary Bay beaches, this residence offers the perfect blend of high-end finishings and open concept living. The layout is designed for both comfort and entertaining, featuring abundant natural light. Step outside to enjoy private front and rear yards—ideal for relaxing, hosting gatherings, or gardening. Adding even more versatility, the property includes a separate one-bedroom, one-bathroom coach house, perfect for guests, extended family, or potential rental income. Located in a friendly, vibrant community with easy access to parks, schools, and local amenities, this home is truly a rare opportunity to embrace the best of West Coast living More details
    Listed by Oracle Realty Ltd.
    JARED GIBBONS
  • 224 6505 3 Avenue, Delta, BC V4L 2N1 – MLS R3163374

    224 6505 3 Avenue Boundary Beach Delta V4L 2N1
    Main Photo: 224 6505 3 Avenue, Delta, BC V4L 2N1 – MLS R3163374
    $1,499,000
    Residential
    Status:
    Active
    MLS® Num:
    R3163374
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    1,720 sq. ft.
    Rancher with a view! Rare opportunity to own one of Monterra's best located ranchers, overlooking protected greenspace and the North Shore Mountains. Renovations include wainscotting, quartz counters, updated baths, spa-style ensuite with seamless glass shower, and new fireplace insert and surround. An oversized patio off the kitchen/family room offers privacy and seasonal views. Monterra is a gated community set on 20 acres with only 4 units per acre, clubhouse, indoor pool, gym, library and party room. A true lifestyle home, minutes' walk to the beach, Secret Garden, Southlands Market and local shops. More details
    Listed by Engel & Volkers Vancouver
    JARED GIBBONS
  • 552 Seashell Drive, Delta, BC V4L 2K8 – MLS R3158984

    552 Seashell Drive Boundary Beach Delta V4L 2K8
    Main Photo: 552 Seashell Drive, Delta, BC V4L 2K8 – MLS R3158984
    $1,748,000
    Residential
    Status:
    Active
    MLS® Num:
    R3158984
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    3,074 sq. ft.
    WHEN DOES A HOME BECOME A LIFESTYLE? When your back gate opens to Centennial Beach! This rare 3 bed, 2.5 bath home puts the beach, park, tennis courts and waterfront at your doorstep. Kayak, paddleboard, enjoy dinner at High Tide Social or watch sunsets by the firepits! Inside, discover bright open-concept living, an entertainer's kitchen, sunny private yard and convenient main-floor bedroom. Upstairs, two bedrooms and a spacious office/flex area capture stunning beach, ocean and North Shore Mountain views. The primary bedroom enjoys those views too! Gorgeous 3/4-inch heritage old-growth fir hardwood floors add timeless character. A coveted Boundary Bay location where every day feels like a getaway. Your Centennial Beach lifestyle starts here! More details
    Listed by Sutton Group Seafair Realty
    JARED GIBBONS
1-12/27
Data was last updated November 3, 2026 at 01:14 PM (UTC)

Schools

Schools for Boundary Beach

Delta School District (SD37). Address from the district school list; grades and programs from the district’s school pages, checked Oct 11, 2026.

Elementary

South Park ElementaryDelta School District (SD37)

Address
735 Gilchrist Drive, Delta
Grades
K to 7, English and French Immersion
Map
On the district’s 2017 Tsawwassen map, the southeast corner by Boundary Bay is in the South Park catchment
Secondary

South Delta SecondaryDelta School District (SD37)

Address
750 53 Street, Delta
Grades
8 to 12, French Immersion, Advanced Placement courses available

Catchments are set by address and can split an area. On the district’s 2017 Tsawwassen secondary map, Tsawwassen is in the South Delta Secondary catchment. Check the exact address in the SD37 school locator and see the catchment area maps.

Parks and recreation

Parks and recreation near Boundary Beach

Parks and facilities at nearby addresses, from each City of Delta park page (checked Oct 11, 2026). I picked them by address, so ask me what is closest to a specific home.

Park reserve

On 66 StreetBoundary Beach Park Reserve

Address
66 Street
Has
An off-leash area
Hours
8:00 to 22:00
Regional park

Centennial BeachBoundary Bay Regional Park

Address
300 Boundary Bay Road
Run by
Metro Vancouver. The park surrounds Boundary Bay, an Important Bird Area, and the Centennial Beach Cafe operates there
Park

Waterfall and pondDiefenbaker Park

Address
5579 1 Avenue
Has
Landscaped grounds with a waterfall and pond, a water park and the Rotary Waterworks playground
Pool

Pool and fitnessWinskill Aquatic & Fitness Centre

Address
5575 9 Avenue
Now
The Winskill Renewal Project is under construction to replace the building with a larger centre

Homes and land

What to look at in a Boundary Beach home

These are the questions I work through with buyers.

Border

Next to the borderPoint Roberts edge

Look at
How close the home is to the Canada–US line and the Point Roberts road
Ask
About traffic and parking near the beach and the park reserve in summer
Watch for
Assuming quiet winter streets look the same in July
Near water

ShorelineBoundary Bay and low lots

Look at
How high the lot sits, drainage, and any rules on the title (covenants)
Ask
How high the living space must be built, and whether work on the shore needs a seawall designed by an engineer
Watch for
Insurance costs or limits. Get a quote before you remove subjects (the conditions in your offer).
Dike trail

Near the trailHomes near the Dyke Trail

Look at
How close the home is to the 12 Avenue Dyke Trail and Centennial Beach
Ask
About summer parking and park traffic on the nearby streets
Watch for
Low lots close to the bay. Check the minimum flood elevation on DeltaMap.

Planning and zoning

Planning in Boundary Beach

Delta adopted a new Official Community Plan in 2024. Zoning and what the plan says can be different for each lot.

  • Under Delta’s small-scale multi-unit housing rules, a single detached or duplex lot of 280 square metres or less can have up to 3 units, and a larger lot up to 4, with suites counted inside that limit.
  • Low and waterfront lots may have a rule on the title (a covenant) that sets how high the living space must be built. Minimum flood elevations are shown on DeltaMap.
  • Dike changes need written approval from the Inspector of Dikes.

See the City’s Official Community Plan page and the Zoning Bylaw.

Before you buy in Boundary Beach

  1. Confirm the zoning. Ask the City of Delta what the property is zoned and what the plan says about it and the lots around it.
  2. Confirm the school catchment. Use the Delta School District school locator for the exact address.
  3. Ask about the seawall. For a shorefront lot, ask whether there is an engineered seawall, who maintains it, and what Delta requires for changes.
  4. Check summer traffic. Visit on a summer weekend to see beach and park traffic near Boundary Bay Regional Park.
  5. Get a thorough inspection. Check the roof, drainage and major systems.
  6. Check elevation and covenants. Ask Delta how high a home must be built for flooding, and read the title for any rules (covenants).

Selling

Own in Boundary Beach?

Send me your address and I’ll give you a call to talk about how to get the most value from your home.

Contact Form

Call or text 604-928-1361 or email jaredgibbons@royallepage.ca.

FAQ

Boundary Beach questions

Where is Boundary Beach?

Boundary Beach is an MLS® area name in Tsawwassen. The official community name for this area is Boundary Bay, just inside the BC-Washington border, east of Tsawwassen Beach.

Is there an official Boundary Beach boundary?

Boundary Beach is an MLS® sub-area name used by the real estate board rather than an official municipal boundary. The official BC community name for the area is Boundary Bay; ask me about any specific address.

Is Boundary Beach prone to flooding?

Delta issued a flood advisory for the Beach Grove and Boundary Bay communities in December 2022. Check the exact property for title rules (covenants) and how high a home must be built.

Can I walk or cycle the dike?

Yes. Boundary Bay Regional Park has dike trails, including a 4.0 km return Dyke Trail from Centennial Beach to 12 Avenue.

Which schools serve Boundary Beach?

On the district’s 2017 Tsawwassen maps, the southeast corner by Boundary Bay is in the South Park Elementary and South Delta Secondary catchments. Catchments change, so check the SD37 school locator for your address.

How do I see current Boundary Beach listings?

Use my Boundary Beach homes for sale page, or call or text me at 604-928-1361.

Where can I check flood construction levels and zoning for a Boundary Beach lot?

DeltaMap displays zoning, lot dimensions, and floodplain information, and a Land Title search confirms any registered flood-proofing covenants on the parcel.

Disclaimer

This page is general information, not legal, planning, tax or financial advice. It is written from official public sources and may be out of date or incomplete. Neighbourhood boundaries, school catchments, zoning and community plans change. Confirm everything that matters to your decision with the City of Delta, the school district and your own advisors before you buy or sell.

Jared Gibbons, REALTOR®, Royal LePage Little Oak Realty · Suite 201 - 15272 Croydon Dr, Surrey · 604-928-1361 · jaredgibbons@royallepage.ca

Client Reviews · 5.0 ★ across 95 Google reviews

What Buyers & Sellers Say

Excerpts from Google reviews for Jared Gibbons, REALTOR® at Royal LePage Little Oak Realty (Suite 201 - 15272 Croydon Dr, Surrey). Quoted word for word; initials only.

★★★★★
“I highly recommend Jared Gibbons to anyone looking for a realtor who truly goes above and…”
A.J.10 Oct 2026 · Google review
★★★★★
“We have known and worked with Jared for over 10 years. He is a trusted realtor that has always…”
B.9 Oct 2026 · Google review
★★★★★
“We had a great experience working with Jared to sell our condo. He was professional, dedicated, responsive, and kept us updated throughout the entire process. …”
A.Y.25 Sep 2026 · Google review
★★★★★
“Being on my own and having to make all the decisions myself, I truly appreciated having Jared’s…”
M.T.6 Jun 2026 · Google review
★★★★★
“10/10 service. Made everything extremely easy on the buyers end. Would highly recommend!”
W.L.23 Nov 2025 · Google review
★★★★★
“Working with Jared was an absolute pleasure from start to finish. …”
K.L.4 Nov 2025 · Google review

Free Boundary Beach property check

Reciprocity Logo The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Greater Vancouver REALTORS® (GVR), the Fraser Valley Real Estate Board (FVREB) or the Chilliwack and District Real Estate Board (CADREB). Real estate listings held by participating real estate firms are marked with the MLS® logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by either the GVR, the FVREB or the CADREB which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of either the GVR, the FVREB or the CADREB.