Cloverdale Farms & Acreages for Sale
On this page (16 sections)
- Is this property in the ALR?
- Buying Farms, ALR Land & Equestrian Acreages in Cloverdale, BC
- Cloverdale Farms & ALR Acreages — Frequently Asked Questions
- Explore Cloverdale & Fraser Valley Acreages
- Cloverdale Farms: what the ground is and what governs it
- Cloverdale Farms: streets and boundaries
- Cloverdale Farms: rules that affect buyers
- Cloverdale Farms: local details a buyer would not know
- Cloverdale Farms: development and new projects
- Cloverdale Farms: costs and taxes
- Cloverdale Farms: getting around
- Cloverdale Farms: risks and due diligence
- How Cloverdale Farms compares
- Related pages
- Sources for Cloverdale Farms
- Sources
Browse Cloverdale farms and agricultural land for sale, including acreages, barns, and rural parcels in Surrey's historic Cloverdale community. Start with the Cloverdale community guide, compare citywide Surrey farms, or widen to Fraser Valley farms. Contact Jared for private showings and acreage guidance. New here? Read about buying a home in BC.
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Copyright 2026 by the Greater Vancouver REALTORS®, Fraser Valley Real Estate Board and Chilliwack & District Real Estate Board. All Rights Reserved.
Is this property in the ALR?
Check any address in Langley (City or Township), Surrey or Abbotsford here to see the lot size, zoning, ALR status and other public map checks. If the address is somewhere else, send it to me and I'll look it up.
General information from public municipal and provincial maps, not a survey or legal advice. The address is only used to look up public map data. Prefer to write?
Written by Jared Gibbons, REALTOR®
I help buyers and sellers review zoning, strata records, title charges, and neighbourhood comps across Cloverdale and Surrey ALR Acreages. I have been a licensed REALTOR® since 2015 with Royal LePage Little Oak Realty, with $500M+ in career sales and 10 straight years in the FVREB Medallion Club (Top 1% of Fraser Valley Realtors). I ranked #8 of 5,061 Fraser Valley Realtors, Top 35 Under 35 at Royal LePage Canada, and Top 10 at Royal LePage BC. I grew up on a farm in Langley and live in Langley now. Call or text 604-928-1361 or send me a message.
Buying Farms, ALR Land & Equestrian Acreages in Cloverdale, BC
Cloverdale's agricultural belt spans the Serpentine and Nicomekl river lowlands west of 176 Street (Highway 15) and south of Highway 10, forming one of the largest contiguous Agricultural Land Reserve (ALR) zones in Surrey. Properties range from 2- to 5-acre hobby farms and equestrian facilities near 168 Street and 40 Avenue to 20- to 80-acre commercial berry, nursery, forage, and vegetable farms.
ALC House Size Rules
On ALR parcels in Surrey, Agricultural Land Commission rules cap the principal residence at 500 m² (5,382 sq ft) of total floor area and permit one small secondary residence up to 90 m² (969 sq ft), subject to City of Surrey A-1 or A-2 zoning and Flood Construction Levels.
BC Assessment Farm Class (Class 9)
Qualifying agricultural production can maintain BC Assessment Farm Class status, which lowers annual municipal property tax rates and affects GST and Property Transfer Tax calculations when active farm operations continue.
Drainage, Diking & Floodplain
Lowland parcels in the Serpentine Valley sit within City of Surrey floodplain mapping and rely on municipal drainage ditches, pump stations, and site-specific geotechnical fill certificates for residential and barn foundations.
Cloverdale Farms & ALR Acreages — Frequently Asked Questions
What is the maximum house size allowed on ALR farmland in Cloverdale?
ALC rules (BC Agricultural Land Commission) and the City of Surrey's A-1/A-2 zoning both limit the principal residence on an ALR parcel to a total floor area of 500 m² (5,382 sq ft). A non-adhering residential use application must be approved by the City of Surrey and the ALC before a larger home is allowed.
Is a second residence permitted on a Cloverdale ALR acreage?
ALC rules allow one additional small residence up to 90 m² (969 sq ft) of total floor area on qualifying ALR parcels, subject to City of Surrey building permits, septic capacity, and floodplain elevation rules.
How does a Cloverdale farm qualify for BC Assessment Farm Class (Class 9)?
To maintain Class 9 Farm Status, a property must meet minimum gross annual agricultural income thresholds established by BC Assessment ($2,500 to $10,000+ depending on parcel size) through qualifying crop, livestock, or greenhouse production, either by the owner or under a written farm lease.
Does GST apply when buying a farm or ALR acreage in Cloverdale?
GST treatment on farmland depends on whether the parcel is sold as part of an ongoing commercial farming business, leased agricultural land, or personal-use rural acreage. Always have a CPA review the allocation between the principal residence + 0.5 hectares and the remaining agricultural land before writing an offer.
What water and septic systems serve Cloverdale farms?
Some Cloverdale ALR roads have municipal water mains at the lot line while others rely on drilled wells or water licences, and nearly all rural acreages use private on-site septic systems and perimeter agricultural drainage ditches.
Are horse barns and riding rings permitted on Cloverdale ALR land?
Yes. Boarding stables, private barns, and indoor or outdoor riding arenas are permitted agricultural uses on A-1 zoned ALR land in Surrey, subject to lot-coverage limits, manure-management rules, and watercourse setbacks.
How do Cloverdale farms compare with Ladner and Langley farms?
Cloverdale farms sit directly along the Highway 10 and Highway 15 corridors between Ladner farms to the west and Langley acreages to the east, offering central access to South Surrey, Highway 1, and the Pacific Highway border crossing.
Can a suite go in a barn or a detached building on a Cloverdale farm?
No — under the ALC housing rules a secondary suite is permitted only inside the principal residence; a detached second dwelling is the "additional residence," which is size-capped under the 90 m² / 186 m² limits.
Can I Airbnb the farm house?
Bed-and-breakfast use inside a lived-in principal residence is permitted within the ALC's four-bedroom / 30-day limits.
How big can a house be on ALR farmland in Cloverdale?
One principal residence per parcel is permitted without an ALC application at a maximum total floor area of 500 m², with no more than 1,000 m² of fill placed for its construction; anything larger requires ALC approval, and the City may regulate further.
Explore Cloverdale & Fraser Valley Acreages
MLS® SearchCloverdale Real EstateView page → MLS® SearchCloverdale Homes Over $1.8MView page → MLS® SearchCloverdale Lots & LandView page → MLS® SearchSurrey Lots & LandView page → MLS® SearchSurrey Homes Over $1.8MView page → MLS® SearchSouth Surrey Lots & LandView page → MLS® SearchPort Kells Acreages for SaleView page → MLS® SearchLadner Farms & AcreagesView page → MLS® SearchTsawwassen Farms & AcreagesView page →
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.
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5 out of 5 stars
“We recently worked with Jared in the sale of our South Surrey home. Not only was Jared thorough, professional and great to work with, but he also seems to really care about his clients…”
K.B. 12 February 2021 · Google review
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5 out of 5 stars
“We had a great experience with Jared Gibbons and I would recommend him to anyone! Very helpful always on time and always did what he said he would.”
S.S. 20 August 2020 · Google review
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5 out of 5 stars
“Jared is transparent, easy to communicate with, approachable and reliable. Professional, efficient, reasonable - essentially everything we were looking for in our agent. He made the otherwise stressful experience of buying and selling our home, fun!”
Z.B. 2 October 2021 · Google review
Cloverdale Farms: what the ground is and what governs it
Local rules that affect acreage buyers
- Suites / coach houses: Surrey's urban rule is one secondary suite per single-family, semi-detached or duplex dwelling unit, at most 40% of the principal unit's habitable floor area, never inside a coach house or garden suite and not a separate strata lot; coach houses / garden suites run 35–75 m² (up to 120 m² on RA, R2, R2-O and R3 lots below maximum FAR) with one extra parking space. On ALR land the ALC rule above is the stricter frame (suite inside the principal residence only). Surrey SSMUH (3 / 4 / up to 6 units by lot band, Jul 8, 2024) is an urban-lot framework — it is not a route to extra dwellings on ALR farm parcels.
Good to know
- The page's farm-class summary understates the rule it summarizes: "$2,500 to $10,000+" flattens a three-tier test whose middle tier is a formula ($2,500 plus 5% of value over 4 ha) — a mid-size operation priced on the flat summary will misstate its qualification income.
- On Serpentine lowland ground those are per-parcel City and title checks, not page facts — budget the diligence, not the copy.
The province-wide rules are on one page: BC acreage buying rules.
Sources for the acreage notes on Cloverdale Farms
- City of Surrey Cloverdale (opens in a new tab)
- City of Surrey Building Or Legalizing Secondary Suite (opens in a new tab)
- City of Surrey Coach Houses Garden Suites (opens in a new tab)
- City of Surrey Short Term Rentals (opens in a new tab)
- Province of BC Property Transfer Tax (opens in a new tab)
- Government of Canada Excise and GST/HST News No. 122 (opens in a new tab)
- Province of BC Depreciation Report Requirements (opens in a new tab)
- City of Surrey Paying Your Property Taxes (opens in a new tab)
- Surrey School District Official page (opens in a new tab)
Cloverdale Farms: streets and boundaries
- Cloverdale's farm land is the lowland east and south of the town centre, in the City of Surrey, around 176 Street (Highway 15) and Colebrook Road.
- The Serpentine River lowland is the named farm landscape here: Surrey's 72 Avenue project crosses the Serpentine River and Bear Creek to reach agricultural land in this belt.
- Cloverdale began at Five Corners, the historic intersection of 60 Avenue and Old McLellan Road, established in 1879 in the Clover Valley agricultural area.
Cloverdale Farms: rules that affect buyers
- Sensitive-ecosystem review can apply on a farm lot: the 3073 – 184 Street proposal paired its setback variance with a Development Permit for Sensitive Ecosystems.
Cloverdale Farms: local details a buyer would not know
- Farm ditches are part of the road design here: Surrey's 72 Avenue extension promises improved agricultural ditches and full-movement farm access, not just lanes.
- Barn Owl habitat is a named constraint east of the Serpentine River: Surrey's environmental assessment for 72 Avenue identifies Barn Owl, a species at risk, with critical habitat near the corridor where barns provide suitable habitat.
- Salmon-bearing water runs through the farm belt: Bear Creek, Fleetwood Creek and the Serpentine River are all identified as salmon-bearing in the same City assessment.
- Normal farm practice protection applies to the working farms around the town centre, through the BC Farm Industry Review Board (BCFIRB) complaint process.
Cloverdale Farms: development and new projects
- 72 Avenue Improvements & Extensions, Fraser Highway to 184 Street, City of Surrey: four-lane extension with agricultural ditch improvements and a Serpentine River bridge. Status: preloading from 152 Street to 156 Street began summer 2025; road anticipated complete in 2031; the 188 Street to 196 Street widening is anticipated complete in fall 2026 (as of November 3, 2026).
- Cloverdale Town Centre Plan Update, City of Surrey: plan update to support the new hospital and BC Cancer Centre near the town centre. Status: Council authorized staff to initiate the update on October 30, 2023 (as of November 3, 2026).
Cloverdale Farms: costs and taxes
- Surrey's 2026 Municipal Total tax rate is 1.84251 per $1,000 for Class 1 Residential and 4.48750 per $1,000 for Class 9 Farm, per the City's 2026 property tax rate schedule.
- Surrey also charges a Capital Parcel Tax of $300.00 for Class 1, 8 and 9 properties, collected with property taxes, per the 2026 schedule.
Cloverdale Farms: getting around
- The 72 Avenue extension is designed as a continuous east–west route from 120 Street to 196 Street, with full-movement intersections at 152 Street, 168 Street and Highway 15.
Cloverdale Farms: risks and due diligence
- Check the ditch and creek lines on the lot: the City's own assessment names the Serpentine River, Bear Creek and Fleetwood Creek as salmon-bearing, with bridges and large culverts planned where 72 Avenue crosses them.
- The ALR check does not settle tax class: BC Assessment classifies on production for sale, not on ALR status alone.
How Cloverdale Farms compares
| Fact | Cloverdale (Surrey) | Township of Langley | Delta (Ladner) |
|---|---|---|---|
| Minimum new farm lot in ALR | — | RU-2: 8.0 ha | — |
| 2026 / latest municipal residential rate per $1,000 | 1.84251 (2026 Municipal Total) | 1.87580 municipal portion (2025) | — |
| SVT taxable area | Yes | Yes | Yes |
Sources for Cloverdale Farms
- City of Surrey MIN AEIAC 2021 02 23 (opens in a new tab)
- City of Surrey 72 Avenue Improvements Extensions (opens in a new tab)
- City of Surrey CR 2023 R176 0 (opens in a new tab)
- City of Surrey Agricultural and Food Policy Committee Minutes May 12 2026 (opens in a new tab)
- Province of BC Resolving Farm Concerns and Complaints (opens in a new tab)
- City of Surrey Property Tax Rates (opens in a new tab)
- BC Assessment Understanding Property Classes and Exemptions (opens in a new tab)
- Province of BC Taxable Areas (opens in a new tab)
- Township of Langley Official page (opens in a new tab)
- Township of Langley 2025 Tax Rates (opens in a new tab)
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Zoning lookup
Check the zoning before you buy
Farm, rural and acreage zones in Surrey, in plain English: what each allows and the smallest lot it can be split into. Search a code like A-1 or a word like "secondary suite".
| Zone | Type | Smallest new lot | Details |
|---|---|---|---|
| A-1General Agriculture Zone | Farm | 4 ha (about 9.9 acres) | Details → |
| A-2Intensive Agriculture Zone | Farm | 4 ha (about 9.9 acres) | Details → |
| RAAcreage Residential Zone | Rural | — | Details → |
| R1Suburban Residential Zone | Rural | — | Details → |
No farm or acreage zone matches. Press Enter to search the full zoning guide.
Summaries checked against each official bylaw on October 2, 2026. Zoning changes often: confirm with the municipality, and on ALR land with the Agricultural Land Commission.
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