Cliff Drive Homes for Sale in Tsawwassen

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Cliff Drive: Established North-West Tsawwassen

Cliff Drive is a neighbourhood in Tsawwassen with tree-lined streets and family homes. Tsawwassen's town centre is close by, with shops, the library, restaurants and buses. Parks and schools are nearby, and homes are a mix of detached houses and townhomes.

The beaches and the waterfront are a short trip away. See all Tsawwassen homes for sale, Tsawwassen Central, and my guide to buying a home in BC.

Related · Tsawwassen · BC

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Where Cliff Drive sits

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Drive time to Cliff Drive

Drive time from Cliff Drive

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Street address and city, for example 100 Main St, Vancouver.

The time is to the middle of the neighbourhood, not to a specific home. Traffic varies by day and incidents. Directions and traffic data from Google Maps.

Jared's take on Cliff Drive, Tsawwassen

Around 12 Avenue, Cliff Drive and English Bluff Road in northwest Tsawwassen, Cliff Drive is a bluff-side pocket. The bluff and water outlook, the lot sizes and the calm streets are what people respond to. Note that it’s a Paragon sub-area name, not an official City neighbourhood.

Common questions

Is Cliff Drive an official City of Delta neighbourhood?

No. "Cliff Drive" is a Paragon sub-area name; the City of Delta plans this area as part of the Tsawwassen community under the Official Community Plan, Bylaw No. 8400 (2024), and publishes no boundary for the name.

Which school is in Cliff Drive?

Cliff Drive Elementary, 5025 12 Ave, Delta — an elementary (K–7) school in School District 37, confirmed in the BC Ministry of Education K-12 schools file and on the school's SD37 site.

Is there still a Tsawwassen Area Plan for Cliff Drive?

No. The current Official Community Plan is Bylaw No. 8400 (2024), adopted July 8, 2024 — a single consolidated plan with no separate Tsawwassen Area Plan.

Can I book a private showing with Jared?

Yes. Jared Gibbons, REALTOR® with Royal LePage Little Oak Realty, books private showings across the Fraser Valley and Metro Vancouver. Call or text 604-928-1361, or use the contact form on this site.

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.

  • 5 out of 5 stars

    “Jared's knowledge of the Langley real estate market is second to none. As newcomers to home buying, his guidance was invaluable. He helped us navigate every step with ease, resulting in the purchase of our dream home…”

    R.M. Google review

  • 5 out of 5 stars

    “Worked with Jared for the purchase and sale of two homes, both times Jared went above and beyond and exceeded my expectations, he’s very thorough and a pleasure to work with, will be working with him again in the future!”

    S.N. Google review

  • 5 out of 5 stars

    “Jared is a great realtor. We've used his services to buy and sell 3 different homes. He really knows his stuff. We've always found him to be conscientious, kind, and professional. We are happy to recommend him to our family and friends…”

    M.B. Google review

Sources

Cliff Drive (Tsawwassen) 55+ homes for sale

What's nearby Cliff Drive

Times are from OpenStreetMap routing, November 2026.

Transit

  • No rapid-transit station is in Delta. Nearest rapid-transit station: Bridgeport Station (Canada Line), the terminus of TransLink Route 601 from South Delta.
  • Nearest bus exchange: South Delta Exchange, served by Routes 601 and 614.
  • Route 614 English Bluff/South Delta Exchange (TransLink): loop from South Delta Exchange via English Bluff Rd and 12 Ave, past this area.
  • Route 601 Bridgeport Station/South Delta (TransLink): via 12 Ave and 56 St, through South Delta Exchange, to Bridgeport Station.

Parks and recreation

  • Brandrith Park, 5093 12 Ave, Delta.
  • Grauer Park, 1720 56 St, Delta.
  • Tsawwassen Library, 1321A 56th Street, Delta.

Schools

  • Cliff Drive Elementary, K-7, School District 37 Delta, 5025 12 Ave; confirm the catchment with the district.
  • English Bluff Elementary, K-7, School District 37 Delta, 402 English Bluff Rd; confirm the catchment with the district.
  • South Delta Secondary, 8-12, School District 37 Delta, 750 53 St; confirm the catchment with the district.

Groceries and shopping

  • Save-On-Foods, 1143 56th Street, Delta.

Measured walking and driving times

Measured on November 2, 2026 with OpenStreetMap routing (OSRM for driving, routed-foot for walking), from Cliff Drive Elementary, 5025 12 Ave
ToHowMinutesDistance (km)
Brandrith ParkWalk50.4
Tsawwassen LibraryDrive31.4
Save-On-Foods, 1143 56 StDrive31.6
South Delta ExchangeDrive42.7

Sources for what’s nearby

Cliff Drive: streets and boundaries

  • Cliff Drive is a pocket of north-west Tsawwassen in the City of Delta, and the City publishes no official boundary for the name.
  • The City plans this area as part of Tsawwassen, one of Delta's three communities (Ladner, Tsawwassen and North Delta), under the Official Community Plan (OCP), Bylaw No. 8400 (2024)
  • Brandrith Park, 5093 12 Ave, sits inside the pocket on the City's park search, which places the working centre of the area on 12 Avenue west of 56 Street

Cliff Drive: the housing stock

  • The stock here is freehold single detached houses and duplexes, because zoning is parcel by parcel under Delta Zoning Bylaw No. 7600 and the zones found in Tsawwassen are the RS single detached and RD duplex families
  • Subdivision minimums in those zones run from RS7 at 335 m² and RS6 at 390 m² up to RS4 at 610 m² and RD1 duplex at 836 m², so lot pattern is set by the parcel's zone, not by the sub-area name
  • No condo or townhome complex with a street address in Cliff Drive was confirmed on a City, developer or strata source

Cliff Drive: rules that affect buyers

  • Delta's zoning umbrella is Zoning Bylaw No. The bylaw's zone sheets set each zone's uses and minimum lot sizes, and the parcel's zone is read off the City zoning maps
  • Delta's small-scale multi-unit housing (SSMUH) updates allow up to four units on all single-detached and duplex lots where the zoning applies
  • There is no separate Tsawwassen Area Plan in the current OCP: Bylaw No. 8400 (2024) is a single consolidated plan
  • On the pocket's western edge, hazard Development Permit Area SD2 English Bluff (Tsawwassen Escarpment) applies to parcels shown on the OCP maps, so escarpment-edge lots need a parcel-level check before building plans are priced
  • Any Delta property within 30 m of a stream, slough or ditch is in the Streamside Protection and Enhancement Development Permit Area
  • Delta permits 2 to 4 hens for personal use on a lot in any RS or RD zone, with coop and run at most 10 m², no roosters, and an annual licence under the Animal Control Bylaw

Cliff Drive: local details a buyer would not know

  • The school physically in the pocket is Cliff Drive Elementary, 5025 12 Ave, a Kindergarten to Grade 7 school in School District 37
  • Brandrith Park, 5093 12 Ave, is listed by the City with pickleball, picnic tables, sport courts, sports fields, tennis courts and washrooms
  • Green Can organics are collected weekly in Delta, with material curbside by 7:00 a.m. on the household's collection day
  • South Delta Recreation Centre, 1720 56 St, beside South Delta Exchange, is the main Tsawwassen recreation facility on the City's facility pages
  • Tsawwassen Library (Fraser Valley Regional Library) is at 1321A 56 St at Tsawwassen Town Centre

Cliff Drive: costs and taxes

  • Delta Council approved a 2.9 per cent property tax increase for 2026 on December 8, 2025, and the 2026 tax due date was July 2, 2026, with a 5% penalty after that date and a further 5% after September 2, 2026
  • Delta's utility bylaws are Bylaw No. 8537 (water service), Bylaw No. 8538 (sewer rates) and Bylaw No. 8539 (garbage collection)
  • The Speculation and Vacancy Tax applies here: the Province lists the City of Delta among the Metro Vancouver Regional District taxable areas, and residential owners in a taxable area must complete the annual declaration

Cliff Drive: getting around

  • There is no rapid transit in Tsawwassen; buses from South Delta Exchange are the transit link. TransLink route 601 runs South Delta / Boundary Bay to Bridgeport Station (Canada Line) via 56 Street, and route 602 runs Tsawwassen Heights to Bridgeport Station, both via South Delta Exchange at 56 Street and 18 Avenue
  • Route 620 links the BC Ferries Tsawwassen terminal to Bridgeport Station via Highway 17, Highway 17A, Ladner Exchange and Highway 99
  • The BC Ferries Vancouver (Tsawwassen) terminal is at the end of Highway 17, with sailings to Swartz Bay (Victoria), Duke Point and Departure Bay (Nanaimo) and the Southern Gulf Islands

Cliff Drive: risks and due diligence

  • Check the parcel against hazard Development Permit Area SD2 English Bluff on the OCP maps before buying on the western edge — the map, not the listing, shows whether the lot is in the escarpment area
  • Check streamside status: any lot within 30 m of a stream, slough or ditch is in the Streamside Protection and Enhancement Development Permit Area, which can limit building placement
  • Check the parcel's zone and flood construction level with the City: zoning is parcel by parcel under Bylaw No. 7600, and the City is the diking authority for Delta's flood protection system
  • The OCP and zoning maps do not tell a buyer a lot's soil, drainage history or a building's condition — those need a survey, a geotechnical report and an inspection, none of which a map layer replaces

How Cliff Drive compares

Cliff Drive compared
FactCliff DriveTsawwassen CentralBeach Grove
MunicipalityCity of DeltaCity of DeltaCity of Delta
School districtSD37 DeltaSD37 DeltaSD37 Delta
Speculation and Vacancy Tax areaYes — City of Delta listedYes — City of Delta listedYes — City of Delta listed
2026 Spring Clean-Up dayMonday, March 30, 2026 (Tsawwassen)Monday, March 30, 2026 (Tsawwassen)Monday, March 30, 2026 (Tsawwassen)
Rapid transit station in areaNoneNone—

Sources for Cliff Drive

Areas near Cliff Drive, Tsawwassen

The 8 closest neighbourhoods we cover, nearest first. Distances are straight-line between centre points, so the drive is longer.

Centre points: OpenStreetMap contributors and Wikipedia.

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