Dewdney-Deroche 55+ Homes for Sale

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In Dewdney-Deroche, FVRD Electoral Area G, the 55+ homes you can buy are Oasis Country Estates (manufactured-home park). This page names each building, says what type it is and what the sources show, and covers local rules and the questions buyers ask.

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55+ manufactured-home parks in Dewdney-Deroche

Oasis Country Estates — 41168 Lougheed Hwy (Deroche)

Oasis Country Estates is described in full on the Mission BC 55+ page, where it is filed.

Streets, schools and getting around Dewdney-Deroche

  • This page covers the two rural communities of Dewdney and Deroche along the Lougheed Highway (Highway 7) corridor east of Mission; listings here carry the board sub-area "Dewdney Deroche" with a "Mission" mailing address, on streets including Lougheed Highway, Taylor Road, Bergen Road, Cooper Road and Ridgeview Road.
  • Community water runs through the FVRD, not the City: FVRD bylaws provide for a Deroche water system and an Electoral Area G Dewdney Community Water System, where a lot is inside a service area.
  • The FVRD's own election notice places Deroche (Area G) voters in the SD75 rural trustee election.
  • Flood exposure: the FVRD has issued freshet evacuation alerts for Area G ground including Nicomen Island and the Taylor Road area in Deroche, and lists Dewdney Regional Park among flood-related park closures — the lowland corridor is Fraser River floodplain ground.
  • Where 55+ housing actually concentrates for this region: not as a complex here. The only age-oriented product in the corridor is the adult side of one manufactured-home park; the nearest fully known 55+ ownership stock is in the City of Mission's urban core to the west.

Local rules and plans in Dewdney-Deroche

  • Manufactured-home parks in unincorporated areas run on the BC Manufactured Home Park Tenancy Act, province-wide: Pad tenancies at Oasis Country Estates and Nicomen Park/Village fall under that Act regardless of FVRD jurisdiction: the resident owns the home and rents the pad; pad rent may be raised only once in 12 months on at least three full months' written notice, capped at the provincial limit (2.3% for 2026) plus a proportional share of changes in local government levies and regulated utility fees. Park rules, approval on resale/assignment, and any age policy are park documents — read them before writing.
  • Land use runs through the FVRD, not a city hall: FVRD official community plan and zoning bylaws govern Electoral Area G (with the Area C plan area beginning east of Deroche, including the eastern Deroche Bench). The specific bylaw numbers and zone names for a given lot: confirm with the FVRD for the PID.
  • ALR: farmland parcels in the corridor that sit in the Agricultural Land Reserve follow the ALC housing frame of one principal residence at a maximum of 500 m² plus at most one additional residence of 90 m² (parcels ≤40 ha) or 186 m² (parcels >40 ha).
  • Servicing overlays: FVRD community water systems exist for Deroche and for Dewdney in Area G, but not every lot is inside a service area — confirm water source, sewer vs septic and any system fees for the specific parcel; wells are in the provincial GWELLS database and onsite sewerage must meet the Sewerage System Regulation (including the 30 m setback from a well unless professional advice is obtained).
  • Property taxes are rural-area taxes, paid to the Province: a property not in a city, town, district or village is in a rural area; its owner receives the tax notice from the Province's Surveyor of Taxes Office and pays the Province, not the FVRD and not the City of Mission. Under the Taxation (Rural Area) Act, s.11, rural taxes are due July 2, with a 5% penalty on any portion unpaid on July 2 and a further 5% on any portion unpaid on October 31. (This is the rural regime — do not apply Mission's flat 10% city penalty here.)

BC’s 55+ rules (age bylaws, who may live in a unit, exemptions and rentals) apply in every strata and are on the BC 55+ strata rules page.

Good to know about Dewdney-Deroche

  • The mailing address lies about who governs you. Every listing here carries a Mission mailing address, yet permits, zoning, the OCP and servicing are FVRD Electoral Area G (Area C on the eastern Deroche Bench), and taxes go to the Province's Surveyor of Taxes. A buyer who budgets Mission's flat 10% tax penalty has the wrong regime — here it is 5% after July 2 and a further 5% after October 31.
  • One park, two names. The 43201 Lougheed Highway park is "Nicomen Park" in one current listing and "Nicomen Village" in another — search both names, and do not assume either listing's silence on age means an age rule exists or does not; only the park rules settle it.
  • "Adult side" is not a number. Oasis Country Estates is the corridor's only age-oriented product, and its marketing language stops at "adult" — no source gives 55, or any other age, for that side, while the park simultaneously runs a family section. In BC strata law only 55+ bylaws survive, but a manufactured-home park is not a strata, so that law does not fill in the blank.
  • School district and municipality part company here. Children in unincorporated Area G attend SD75 (Mission) schools — Dewdney and Deroche each have their own elementary — and Area G voters elect an SD75 rural trustee, even though the City of Mission has no jurisdiction over the land those schools sit on. of Election - SD75.pdf
  • The G/C line runs through the Deroche Bench. The FVRD's Area C plan area includes "the eastern portions of the Deroche Bench," so two neighbouring Bench lots can sit in different electoral areas under different plan documents — a servicing and governance question to ask by PID, not by street name.
  • Four parks, one corridor, four different age stories. The Ruskin-to-Deroche parks overview groups Ruskin Place (family, no age restrictions — in Stave Falls), Triple Creek Estates (no age rule stated — Stave Falls), Nicomen Village (no age rule stated) and Oasis Country Estates (adult side + family section) as one affordable-living corridor — a buyer shopping "the parks" is really shopping four separate rule books.

Sources

Facts on this page come from these public sources, read on November 1, 2026. Listing-level pages are not listed.

Dewdney-Deroche 55+ homes: your questions answered

Are Dewdney and Deroche part of Mission?

No. Mailing addresses and the board grouping say "Mission," but these are unincorporated FVRD Electoral Area G communities (Area G: Nicomen Island, Deroche, Dewdney, Hatzic Island) — and the eastern Deroche Bench is in Area C. Zoning, permits, servicing and taxes run through the FVRD and the Province.

Is Oasis Country Estates a 55+ park?

Not as a whole, and not verifiably at 55+ at all: listings split it into an "adult side" and a "family section" and state no age number for the adult side.

Is Nicomen Park / Nicomen Village 55+?

No age restriction is stated in the listings checked for either name — the same park appears as "Nicomen Park" in one listing and "Nicomen Village" in another, both describing family rural living.

Who do I pay property tax to here, and what is the penalty?

The Province: rural-area properties get their notice from the Surveyor of Taxes Office and pay the Province, not the FVRD or a municipality. Rural taxes are due July 2, with 5% on amounts unpaid on July 2 and a further 5% on amounts unpaid on October 31 — not Mission's flat 10%.

If I buy a manufactured home in a park here, what do I own?

The home — not the pad. Pad tenancies are under the BC Manufactured Home Park Tenancy Act province-wide: increases once in 12 months on three full months' notice, capped at the provincial limit (2.3% for 2026) plus levy/utility pass-throughs. At Oasis, one listing also records title as First Nations Lease — read the tenure documents for the specific home, not just the tenancy agreement.

Can I live on a Dewdney-Deroche acreage as a retiree and add a second home for family or a caregiver?

It depends on the parcel's FVRD zoning and, for farmland, the ALR: ALR parcels are limited to one principal residence to 500 m² plus one additional residence of 90 m² or 186 m² by parcel size; non-ALR lots follow the FVRD zoning for the parcel.

Where do children/grandchildren go to school, and where is care if I need it?

Each community has its own SD75 elementary (Dewdney Elementary; Deroche Elementary). For care: no assisted-living or care residence in Dewdney-Deroche appears in BC's Assisted Living Registry; the registered Mission residences are at urban addresses in the city to the west, so aging in place here means travelling for that step.

Is this floodplain?

Parts of it, on the FVRD's own record: freshet evacuation alerts have covered Area G ground including Nicomen Island and the Taylor Road area in Deroche, and Dewdney Regional Park appears in flood-related closures.

How thin is this market for pricing a home?

Price off the property's own comparables.

Is Dewdney-Deroche part of Mission?

No, it is unincorporated FVRD Electoral Area G, even though the mailing address and the board grouping say Mission. That changes who issues permits, who sets zoning and who provides water and garbage services. A buyer should direct land-use questions to the FVRD for the parcel's Parcel Identifier (PID), not to City of Mission counters, and should expect school service to still come from School District 75, which is a separate boundary.

Which elementary schools serve Dewdney and Deroche?

Each community has its own School District 75 (Mission) elementary school site, and Dewdney Elementary's own district site is dewdney.mpsd.ca.

Where does garbage go if there is no city collection contract for my lot?

The FVRD lists the Sylvester Road Transfer Station at 10033 Sylvester Road, Dewdney, serving Electoral Areas F and G, open Saturday, Sunday and Monday from 9:00 a.m. to 4:00 p.m. It also lists the Mission Landfill as a facility for Area G. Fees on that page include $2.00 per bag not exceeding 0.15 cubic metres, so a rural buyer should budget for self-haul or a private hauler where collection does not apply.

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

    “We have sold 2 houses and also bought 2 houses with Jared. He is a very knowledgeable, caring and professional realtor! We highly recommend Jared for selling or buying.”

    J.H. Google review

  • 5 out of 5 stars

    “I’ve had the pleasure of working with Jared for both buying and selling homes in the past, and he has recently helped me sell a condo. I can confidently say that his service is by far better than any other realtor I’ve worked with…”

    A.B. 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

More Dewdney-Deroche real estate

Dewdney-Deroche 55+ Homes: streets and boundaries

  • Dewdney and Deroche are unincorporated communities in Fraser Valley Regional District (FVRD) Electoral Area G, not in the City of Mission, even though mailing addresses use Mission.
  • The FVRD facilities page lists Electoral Area G communities as Deroche, Dewdney, Hatzic Island and Nicomen Island for waste facility purposes.
  • The Sylvester Road Transfer Station at 10033 Sylvester Road, Dewdney, states its service area as Electoral Areas F and G.

Dewdney-Deroche 55+ Homes: rules that affect buyers

  • Land use here runs through the FVRD, not a city hall, and the FVRD bylaws library is where its Official Community Plan (OCP) for Electoral Area G, listed there as Area G OCP Bylaw 866 for Deroche, Nicomen Island and Sumas Mountain, is published.
  • The FVRD does not provide garbage and recycling collection in every electoral area in the same way, and its facilities page directs Area G residents to the Mission Landfill and the Sylvester Road Transfer Station.

Dewdney-Deroche 55+ Homes: local details a buyer would not know

  • The transfer station stopped accepting cash effective March 1, 2026, with debit and credit as the only accepted payment forms, as the FVRD states.
  • Yard waste at Sylvester Road is accepted only from April 17 to October 30, 2026, and only in limited amounts due to bin size, with large loads directed to Parr Road Green Depot in Chilliwack or the City of Mission Landfill.
  • A park can carry two names in public records — the 43201 Lougheed Hwy park is Nicomen Park in one index entry and Nicomen Village in another — so searches and document requests should use both names and the street address.
  • School district and local government part company here: the land is FVRD-governed while the schools named for the communities are School District 75 (Mission) schools, starting with Dewdney Elementary's own district site.

Dewdney-Deroche 55+ Homes: costs and taxes

  • Transfer station disposal fees are a real rural cost here: $2.00 per bag of garbage or can not exceeding 0.15 cubic metres, $4.00 per larger bag or drum, and $25.00 per pickup load of household garbage, as the FVRD states.

Dewdney-Deroche 55+ Homes: getting around

  • Highway access is Lougheed Highway (Highway 7), the addressed corridor for both parks in the index, at 41168 and 43201 Lougheed Hwy.

Dewdney-Deroche 55+ Homes: risks and due diligence

  • Park tenure is a due diligence item of its own: without the park rules and tenancy documents, neither the age rule, pad terms nor resale approval for Oasis or Nicomen can be stated, and none is stated here.

How Dewdney-Deroche 55+ Homes compares

Dewdney-Deroche 55+ Homes compared
FactDewdney-Deroche, Area GCity of MissionCity of Abbotsford
—FVRD Electoral Area G—City of Abbotsford
SVT taxable area listed by ProvinceNot listed by nameDistrict of Mission — listedCity of Abbotsford — listed
Waste facility named for the areaSylvester Road Transfer Station, 10033 Sylvester RoadMission Landfill (listed for Area G)—

Sources for Dewdney-Deroche 55+ Homes

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