Office:  604-928-1361

Jared Gibbons – South Surrey Realtor

South Surrey Realtor | Homes for Sale, Condos & MLS Listings

Garrison Crossing, Chilliwack: Neighbourhood Guide

Neighbourhood guide · City of Chilliwack · Sardis

Living in Garrison Crossing

Garrison Crossing is an MLS® sub-area name in the City of Chilliwack. The City doesn’t publish a boundary for it, and Published municipal records do not list boundary streets stated on a City page. Canada Lands Company describes Garrison Crossing as a 153-acre redevelopment in Chilliwack, on lands formerly part of Canadian Forces Base Chilliwack. Market Way is a street named in official sources for a place in the area: Cheam Leisure Centre, 45501 Market Way. See all Chilliwack neighbourhood guides.

Written by Jared Gibbons, REALTOR®, Royal LePage Little Oak Realty. I have been a licensed Fraser Valley REALTOR® since 2015 (11+ years), with 10 straight years in the FVREB Medallion Club, Top 1% of Fraser Valley REALTORS®, #8 of 5,061 FVREB REALTORS®, Top 10 Royal LePage in BC, Top 35 Under 35, Diamond and Hall of Fame awards, more than $500M in sales, and a 5.0 client rating. I grew up on a farm in Langley and I'm back living here now. Facts come from the official sources noted on this page. Rules and boundaries change, so confirm anything important with the City of Chilliwack, the FVRD, and School District 33.

General information only. Not legal, planning or financial advice. Confirm zoning, plan designations, flood rules and school catchments before you buy or sell.

Free property check

Looking at a home in Garrison Crossing?

Send me the address and I’ll check its zoning, plan designation and anything that could affect value before you write an offer.

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

Quick facts

Garrison Crossing at a glance

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

Recreation

Leisure centreCheam Leisure Centre

Address
45501 Market Way
Park
Cheam Centre Park is listed by the City as a Community Park
City leisure centres page
Transit

BusesRoutes 51, 54 and 58

Where
Routes 51 Vedder, 54 Promontory and 58 Tyson serve the Sardis corridors around Garrison Crossing
BC Transit Chilliwack page
Community

RedevelopmentCanada Lands Company

Homes
More than 1,700 residential units: refurbished single-family homes, new and restored townhouses and condominium apartments
Listings
Active MLS® listings in Garrison Crossing updated daily
Browse Garrison Crossing homes for sale

Homes for sale

Homes for sale in Garrison Crossing

Live MLS® listings, updated daily.

Garrison Crossing Homes for Sale | Chilliwack BC

Browse Garrison Crossing homes for sale in Chilliwack, BC. View MLS listings, prices and neighbourhood info for this Chilliwack community.

For the former Canadian Forces Base Chilliwack redevelopment, Cheam Leisure Centre, Vedder schools and flood notes, see my Garrison Crossing neighbourhood guide.

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  • 29 5837 Sappers Way, Chilliwack, BC V2R 0G4 – MLS R3182008

    29 5837 Sappers Way Garrison Crossing Chilliwack V2R 0G4
    Main Photo: 29 5837 Sappers Way, Chilliwack, BC V2R 0G4 – MLS R3182008

    29 5837 Sappers Way Chilliwack V2R 0G4 Garrison Crossing

    $599,900
    Residential
    Status:
    Active
    MLS® Num:
    R3182008
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    1,833 sq. ft.
    Welcome to The Woods. BEAUTIFUL townhouse complex in Garrison Crossing surrounded by mature trees and fantastic amenities. This home shows well with 3 bedrooms 3 bathrooms, open concept main floor, rich wood laminate flooring, stunning stone fireplace, oversized dining area, kitchen w/ raised island bar, s/s appliances, laundry conveniently located upstairs and a rec room down to give you that little bit of extra space whether for the kids room or great for a gym w/ it's own bathroom. Fenced backyard and within walking distance to shopping, restaurants and more. Call today to book your showing on one of Garrisons BEST deals today!!! More details
    Listed by Homelife Advantage Realty Ltd
    LISTING DETAILS
    JARED GIBBONS

  • 15 45550 Shawnigan Crescent, Chilliwack, BC V2R 5Y1 – MLS R3180035

    15 45550 Shawnigan Crescent Garrison Crossing Chilliwack V2R 5Y1
    Main Photo: 15 45550 Shawnigan Crescent, Chilliwack, BC V2R 5Y1 – MLS R3180035

    15 45550 Shawnigan Crescent Chilliwack V2R 5Y1 Garrison Crossing

    $587,500
    Residential
    Status:
    Active
    MLS® Num:
    R3180035
    Bedrooms:
    4
    Bathrooms:
    3
    Floor Area:
    2,159 sq. ft.
    This spacious 4-bedroom townhome delivers almost 2,200 sq. ft. of thoughtfully designed layout. Open-concept main-floor living areas flood with natural light, creating the perfect setting for everyday family life and entertaining. Generous bedrooms offer flexibility for growing families, dedicated work-from-home space, or comfortable guest accommodations. Nestled on tree-lined streets with mountain views, Garrison Crossing is celebrated for its walkable, master-planned lifestyle. You’ll be steps from Garrison Village shops and services, quality schools, parks, the Cheam Centre, the Vedder River, and the popular Rotary Trail. Ample living space, a welcoming community atmosphere, and convenient amenities make this an outstanding place to call home! Book your showing today. More details
    Listed by RE/MAX City Realty
    LISTING DETAILS
    JARED GIBBONS

  • 5470 Steelhead Lane, Chilliwack, BC V2R 0X7 – MLS R3179884

    5470 Steelhead Lane Garrison Crossing Chilliwack V2R 0X7
    OPEN HOUSE: Nov 07, 2026
    01:00 PM - 03:00 PM PST
    Open House on Saturday, November 7, 2026 1:00PM - 3:00PM
    Main Photo: 5470 Steelhead Lane, Chilliwack, BC V2R 0X7 – MLS R3179884

    5470 Steelhead Lane Chilliwack V2R 0X7 Garrison Crossing

    $939,000
    Residential
    Status:
    Active
    MLS® Num:
    R3179884
    Bedrooms:
    4
    Bathrooms:
    4
    Floor Area:
    2,161 sq. ft.
    Tucked on a green street in RIVERS EDGE, feels like a quiet escape — yet you're a minutes' walk to the park and river. This 4-bed, 4-bath, 2,161 sq. ft. home with no strata fees invites you outside: a private yard, stamped concrete patio, gas BBQ hookup, hot tub hookup, and a covered deck warmed by an electric heater for evenings that linger. Inside in-house speaker system, air conditioning keeps summer easy, NO STRATA FEES NO RULES and lots of storage tucks life neatly away across three finished levels. Detached Garage and extra parking. Beautiful Quartz counters new appliances in the Kitchen . Room for everyone with a REC room , large living room dining area. Come home to space, light, and room to breathe. More details
    Listed by Homelife Advantage Realty Ltd
    LISTING DETAILS
    JARED GIBBONS

  • 45258 Chehalis Drive, Chilliwack, BC V2R 0R2 – MLS R3179544

    45258 Chehalis Drive Garrison Crossing Chilliwack V2R 0R2
    Main Photo: 45258 Chehalis Drive, Chilliwack, BC V2R 0R2 – MLS R3179544

    45258 Chehalis Drive Chilliwack V2R 0R2 Garrison Crossing

    $1,249,900
    Residential
    Status:
    Active
    MLS® Num:
    R3179544
    Bedrooms:
    4
    Bathrooms:
    4
    Floor Area:
    2,585 sq. ft.
    Beautifully maintained Craftsman-style home in desirable Garrison Crossing, situated on a quiet street w/ a private, sunny south-facing backyard & detached double garage. This spacious 2-storey home w/ finished basement offers a functional open-concept main floor, well-appointed kitchen & generous living area. Upstairs features 3 bedrooms, inc a primary suite w/ walk-in closet & ensuite. The finished basement has a separate entrance & excellent potential for a future in-law suite or additional living space for family. Recent updates include newer flooring, interior paint & appliances. Enjoy a fully fenced backyard, parking for 3 vehicles plus additional street parking. Located along beautiful tree-lined boulevards, within walking distance of Garrison Crossing's shops, restaurants & parks. More details
    Listed by RE/MAX Nyda Realty Inc.
    LISTING DETAILS
    JARED GIBBONS

  • 5440 Peach Road, Chilliwack, BC V2R 0Z6 – MLS R3178287

    5440 Peach Road Garrison Crossing Chilliwack V2R 0Z6
    OPEN HOUSE: Nov 07, 2026
    11:00 AM - 01:00 PM PST
    Open House on Saturday, November 7, 2026 11:00AM - 1:00PM
    Main Photo: 5440 Peach Road, Chilliwack, BC V2R 0Z6 – MLS R3178287

    5440 Peach Road Chilliwack V2R 0Z6 Garrison Crossing

    $1,179,000
    Residential
    Status:
    Active
    MLS® Num:
    R3178287
    Bedrooms:
    4
    Bathrooms:
    4
    Floor Area:
    2,392 sq. ft.
    Live just steps from the Vedder River in Rivers Edge, one of Chilliwack’s most sought-after master-planned communities. Close to parks, trails and excellent schools, this 4 bed, 4 bath home offers 2,392 sq ft of living space filled with natural light and gorgeous mountain views. The open-concept kitchen has quartz counters, with two gas fireplaces and A/C for year-round comfort. The primary bedroom features a vaulted ceiling and walk-in closet, and the massive rec room gives everyone room to spread out. A large mud and laundry room opens to the covered back porch, plus a covered front porch, low-maintenance yard and detached double garage with EV charger and laneway access. From riverside walks to quiet porch evenings, this is Chilliwack living at its best. Book your showing today! More details
    Listed by Advantage Property Management
    LISTING DETAILS
    JARED GIBBONS

  • 86 45640 Watson Road, Chilliwack, BC V2R 3P8 – MLS R3179361

    86 45640 Watson Road Garrison Crossing Chilliwack V2R 3P8
    Main Photo: 86 45640 Watson Road, Chilliwack, BC V2R 3P8 – MLS R3179361

    86 45640 Watson Road Chilliwack V2R 3P8 Garrison Crossing

    $299,900
    Residential
    Status:
    Active
    MLS® Num:
    R3179361
    Bedrooms:
    2
    Bathrooms:
    1
    Floor Area:
    1,177 sq. ft.
    Welcome to Westwood Estates, a quiet, family-friendly community in the heart of Sardis! This nearly 1,200 sq. ft. 2-bedroom, 1-bathroom home is bright, beautifully renovated, and move-in ready. Inside, you’ll find stylish finishes throughout, including quartz countertops, stainless steel appliances, central A/C, and a spacious living area perfect for relaxing or entertaining. Step outside to enjoy the fully fenced yard, complete with a powered workshop, extra storage shed, EV charging, garden beds, and two inviting deck spaces, all backing onto a large, peaceful greenspace. Enjoy unbeatable convenience just steps from shopping, grocery stores, restaurants, Garrison Crossing, and more. Bonus buyer incentive: A credit of up to $1,550 toward pad rental fees upon completion. More details
    Listed by Real Broker BC Ltd
    LISTING DETAILS
    JARED GIBBONS

  • 50 45615 Tamihi Way, Chilliwack, BC V2R 0X4 – MLS R3178990

    50 45615 Tamihi Way Garrison Crossing Chilliwack V2R 0X4
    OPEN HOUSE: Nov 07, 2026
    11:00 AM - 01:00 PM PST
    Open House on Saturday, November 7, 2026 11:00AM - 1:00PM
    Main Photo: 50 45615 Tamihi Way, Chilliwack, BC V2R 0X4 – MLS R3178990

    50 45615 Tamihi Way Chilliwack V2R 0X4 Garrison Crossing

    $599,900
    Residential
    Status:
    Active
    MLS® Num:
    R3178990
    Bedrooms:
    3
    Bathrooms:
    2
    Floor Area:
    1,619 sq. ft.
    EDGEMONT TOWNHOME IN SOUGHT AFTER GARRISON CROSSING! Home has spacious & open floor plan with 3 bedrooms + rec room/flex space, 2 full bathrooms & coveted double car garage with room in driveway for 2 more! Features include: stone countertops, S/S appliances, large kitchen island, 2 pantries, electric F/P, balcony & patio. Close to parks for the kids, rec centre with gym, pool & splash park, dining, grocery shopping & many more amenities incl the world famous Vedder River & Rotary Trail! Town & freeway are just a few minute’s drive. Call to view! More details
    Listed by Homelife Advantage Realty Ltd
    LISTING DETAILS
    JARED GIBBONS

  • 5412 Peach Road, Chilliwack, BC V2R 0Z6 – MLS R3178432

    5412 Peach Road Garrison Crossing Chilliwack V2R 0Z6
    OPEN HOUSE: Nov 07, 2026
    01:00 PM - 03:00 PM PST
    Open House on Saturday, November 7, 2026 1:00PM - 3:00PM
    OPEN HOUSE: Nov 08, 2026
    11:00 AM - 01:00 PM PST
    Open House on Sunday, November 8, 2026 11:00AM - 1:00PM
    Main Photo: 5412 Peach Road, Chilliwack, BC V2R 0Z6 – MLS R3178432

    5412 Peach Road Chilliwack V2R 0Z6 Garrison Crossing

    $1,079,900
    Residential
    Status:
    Active
    MLS® Num:
    R3178432
    Bedrooms:
    4
    Bathrooms:
    4
    Floor Area:
    2,152 sq. ft.
    STEPS FROM THE VEDDER RIVER, in the heart of sought-after RIVER'S EDGE, where beautiful trails, schools & outdoor adventures are right at your door step! This beautifully maintained 4 bed 4 bath home is made for family living. Open main floor is bright & welcoming w/ a stunning white kitchen, quartz counters, pantry, gas f/p & A/C! Upstairs, the primary features vaulted ceilings, w/i closet, incredible Mtn views & ensuite. Finished basement offers a spacious rec room, full bath, bdrm & plenty of room for movie nights, kids or guests. Fully fenced yard, sunset views from your front porch swing & double detached garage! Walk the kids to school, grab your fishing rod or bike the Rotary Trail! There’s a reason people LOVE living in River’s Edge! Open House Saturday & Sunday! More details
    Listed by Century 21 Creekside Realty
    LISTING DETAILS
    JARED GIBBONS

  • 42 45545 Tamihi Way, Chilliwack, BC V2R 0G2 – MLS R3178389

    42 45545 Tamihi Way Garrison Crossing Chilliwack V2R 0G2
    Main Photo: 42 45545 Tamihi Way, Chilliwack, BC V2R 0G2 – MLS R3178389

    42 45545 Tamihi Way Chilliwack V2R 0G2 Garrison Crossing

    $724,800
    Residential
    Status:
    Active
    MLS® Num:
    R3178389
    Bedrooms:
    5
    Bathrooms:
    4
    Floor Area:
    1,948 sq. ft.
    Welcome to the award-winning Garrison Crossing, where comfort, privacy, and walkable living come together. This bright 5 Bedroom / 4 Bathroom two-storey w/basement end unit features hardwood floors, plenty of windows and an open-concept main floor flowing from the living room through the dining area into the kitchen. Updates include quartz countertops in the kitchen and bathrooms, a newer furnace and HWT, and new washer and dryer. Enjoy a peaceful backyard sanctuary with a large patio and new gazebo, surrounded by the mature trees that give the complex its beautiful, tranquil feel. Steps from Save-On, restaurants, parks, Cheam Leisure Centre, and the Vedder River. BONUS- Move with the comfort of knowing a brand-new roof is scheduled for installation this spring, paid for by the owners! More details
    Listed by Century 21 Creekside Realty
    LISTING DETAILS
    JARED GIBBONS

  • 205 5384 Tyee Lane, Chilliwack, BC V2R 6C8 – MLS R3178315

    205 5384 Tyee Lane Garrison Crossing Chilliwack V2R 6C8
    Main Photo: 205 5384 Tyee Lane, Chilliwack, BC V2R 6C8 – MLS R3178315

    205 5384 Tyee Lane Chilliwack V2R 6C8 Garrison Crossing

    $744,500
    Residential
    Status:
    Active
    MLS® Num:
    R3178315
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    1,242 sq. ft.
    Enjoy quiet living at THE BOARDWALK, steps from the beautiful Vedder Trail! This stunning condo features; a/c, gas stove, fireplace, BBQ hookup on LARGE COVERED DECK accessed from both the living room and primary bedroom! The spacious primary suite boasts two closets, including a walk-in, plus a luxurious ensuite with heated floors, double sinks, a glass shower with tiled seat & niche, & freestanding tub. Stone counters throughout & designer lighting add stylish touches. A dedicated laundry room offers side-by-side appliances & tile flooring. The generous second bedroom & full bath provide privacy for guests. Includes over sized underground parking & large private storage room conveniently located behind your parking stall. 2nd parking avail for $25/mo. 2 pets any size! More details
    Listed by Royal Lepage Wheeler Cheam
    LISTING DETAILS
    JARED GIBBONS

  • 5801 Shawnigan Drive, Chilliwack, BC V2R 0A8 – MLS R3177941

    5801 Shawnigan Drive Garrison Crossing Chilliwack V2R 0A8
    Main Photo: 5801 Shawnigan Drive, Chilliwack, BC V2R 0A8 – MLS R3177941

    5801 Shawnigan Drive Chilliwack V2R 0A8 Garrison Crossing

    $1,099,900
    Residential
    Status:
    Active
    MLS® Num:
    R3177941
    Bedrooms:
    6
    Bathrooms:
    4
    Floor Area:
    2,860 sq. ft.
    Prime Garrison location with stunning mature, low-maintenance landscaping and exceptional curb appeal! Walk to restaurants, shopping, schools, parks, recreation, and the scenic Vedder River Rotary Trail. This well-maintained 5 bedroom, 4 bathroom 2,860 sq. ft. home features a great floorplan with den on the main, 3 bedrooms up and a spacious 2 bedroom in-law suite - ideal for extended family and an additional bedroom for the main residence below. Recent updates include exterior paint, quartz kitchen counters, and high-end stainless steel appliances. California shutters, crown moulding, hardwood floors, built-in vac, gas BBQ hookup, private yard and an insulated detached double garage with heat, hot water, sink, plus parking for 3 with lane access. More details
    Listed by Homelife Advantage Realty Ltd
    LISTING DETAILS
    JARED GIBBONS

  • 10 45137 Nicomen Crescent, Chilliwack, BC V2R 0R3 – MLS R3177785

    10 45137 Nicomen Crescent Garrison Crossing Chilliwack V2R 0R3
    Main Photo: 10 45137 Nicomen Crescent, Chilliwack, BC V2R 0R3 – MLS R3177785

    10 45137 Nicomen Crescent Chilliwack V2R 0R3 Garrison Crossing

    $749,900
    Residential
    Status:
    Active
    MLS® Num:
    R3177785
    Bedrooms:
    4
    Bathrooms:
    4
    Floor Area:
    2,069 sq. ft.
    Welcome to Nicomen Place! A beautifully renovated 4 bdrm + den, 4 bath END UNIT offers over 2,000sqft of open concept, functional living space w/ THREE parking spaces & EV CHARGER! The main floor features a BRAND NEW KITCHEN w/ fresh paint throughout, and new SS appliances. An open concept living room with gas F/P, covered balcony, plus a dining area, den, & POWDER ROOM ON MAIN. Upstairs you'll find a vaulted ceiling primary bdrm w/ walk-in closet & ensuite, dual vanity, plus two additional bedrooms, full bath, & laundry. The lower level includes a bright rec room/bdrm w/ full bath & separate entrance. Full upgrade renovation list in photos as there is too many to count! OPEN HOUSE OCT 31ST 2:30-4:30 / NOV 1ST 11am-1pm More details
    Listed by Century 21 Creekside Realty
    LISTING DETAILS
    JARED GIBBONS
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Data was last updated November 7, 2026 at 03:40 PM (UTC)
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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.

Schools

Schools for Garrison Crossing

Chilliwack is in School District 33 (SD33). SD33’s Long Range Facilities Plan says its elementary schools are kindergarten to grade 5, its middle schools grades 6 to 8 and its secondary schools grades 9 to 12. Names, grades and addresses from the SD33 District Directory 2025-26 and the Province’s school list.

School

K–5Vedder Elementary

Address
45850 Promontory Rd, Chilliwack, BC V2R 5Z5
Grades
Kindergarten to 5
School website
School

6–8Vedder Middle School

Address
45560 South Sumas Rd, Chilliwack, BC V2R 1S3
Grades
6 to 8
School website
School

9–12Sardis Secondary

Address
45460 Stevenson Rd, Chilliwack, BC V2R 2Z6
Grades
9 to 12
School website

SD33 groups Vedder Middle and Sardis Secondary as its South Side schools. Canada Lands says the community’s central boulevard links to the local elementary school, the community centre and the Garrison Village retail centre. The school catchment for a specific Garrison Crossing address is not confirmed. Catchments are set by address, so confirm a specific address with the SD33 School Locator.

Parks and recreation

Parks, trails and library near Garrison Crossing

From City of Chilliwack, Canada Lands Company and Fraser Valley Regional Library pages. Ask me what is closest to a specific home.

Recreation

Leisure centreCheam Leisure Centre

Address
45501 Market Way, Chilliwack
Park
Cheam Centre Park is listed by the City as a Community Park
City leisure centres page
Park

Community parkAll Sappers Memorial Park

Class
The City lists All Sappers Memorial Park as a Community Park
City parks directory
Park

Nature parkGarrison Woodlot

Class
The City lists Garrison Woodlot as a Nature Park
City parks directory
Park

Neighbourhood parkCrossing Park

Where
On the south side of the Vedder River, next to the new Vedder Bridge, at 45485 Vedder Mountain Road
Has
Benches, new trails and outdoor exercise equipment
City parks directory
Trail

Legacy TrailLegacy Trail

City
The City’s trails list includes the Legacy Trail
Canada Lands
Canada Lands says it built the Legacy Walk (Legacy Trail) through the community
City parks directory
Landmarks

Garrison CrossingWhat people recognise

Legacy Walk
Built by Canada Lands to honour the men and women who lived and worked at Canadian Forces Base Chilliwack from its start in 1942 to its closure in 1995 (Canada Lands’ dates)
Sapper park
Sapper’s Cenotaph Park, on the eastern edge of the site, was renovated and rededicated in partnership with local veterans
Retail
Garrison Village is the community’s retail centre
Former base
The Canadian Forces Base Chilliwack lands, redeveloped as Garrison Crossing (153 acres)
Browse Garrison Crossing homes for sale

Homes and land

What to look at in a Garrison Crossing home

What the official sources say about the homes and lots, then the questions I go through with buyers.

Official

Canada LandsHow the community was built

Homes
More than 1,700 residential units: refurbished single-family homes, new and restored townhouses and condominium apartments
Older homes
The Permanent Married Quarters that originally stood on the base were refurbished, keeping the original fir floors
Design
Designed on new urbanism principles to be pedestrian-friendly, with a central boulevard linked to bikeways, pathways and nature trails
Browse Garrison Crossing homes for sale
MLS® data

Median lotDetached lot size

Median
Lot size (FVREB MLS® recorded sales data): the median lot size of detached houses sold in recent 2026 MLS® activity was 4,122 sq ft, based on 7 sales with a recorded lot size.
Note
Only 7 sales, so treat this as a small sample
Buyers

Townhomes and condosStrata living

Look at
Strata fees, the depreciation report (the plan for future repairs), meeting minutes and bylaws
Ask
About upcoming special levies (extra one-time charges) and what the fees include
Watch for
Pet or age rules that don’t fit your plans

Planning, zoning and flood

Planning and flood notes for Garrison Crossing

Plans, zoning and flood rules can be different for each lot.

  • Canada Lands Company, a federal Crown corporation, says it acquired the property from the federal government and developed it in cooperation with the City of Chilliwack. It says the development is now complete.
  • Published municipal directories do not list a City neighbourhood plan document for Garrison Crossing, with an adoption date, in the City of Chilliwack planning directory.
  • City-wide plans: Official Community Plan Bylaw 2025, No. 5500 (Chilliwack 2050) was adopted on December 16, 2025. The previous plan, the 2040 OCP (Bylaw No. 4025), was adopted in 2014.
  • ALR: this is a former military base redevelopment, and Published municipal records list no ALR designation for the site in published municipal planning documents. ALR status is set address by address.
  • Slope and ground: the City’s 2040 OCP includes a development permit area map for the Vedder River Fan (DPA Map 1B). Ask the City whether a specific lot falls inside it.
  • The City’s Floodplain Regulation Bylaw 2018, No. 4519 designates the Vedder River floodplain and the alluvial fans and floodplains of several creeks as floodplain. The minimum building setback is 75 m from the natural boundary of the Vedder River.
  • The City and the Vedder River Management Area Committee plan sediment removal from the Vedder River and Vedder Canal to keep the floodway clear. The City says the November 2021 atmospheric river deposited over 440,000 m³ of sediment in the river and canal.
  • The committee identified eleven sites for sediment removal in 2022, and the City’s page says 110,000 m³ would be removed.

My Chilliwack zoning guide covers agricultural and rural zones only. For a home on a city lot, send me the address and I’ll look up the zone.

Before you buy in Garrison Crossing

  1. Check the flood and fan rules. Ask the City how the floodplain bylaw, its 75 m Vedder River setback and the Vedder River Fan permit area apply to the exact lot.
  2. Confirm the school catchment. Use the SD33 School Locator for the exact address.
  3. Check what you own and share. For a townhome or condo, read the depreciation report, meeting minutes, bylaws and fees, plus any special levies.
  4. Ask about the older homes. For a refurbished home from the base, ask for the renovation records and have the systems inspected.
  5. Check the ALR on any larger parcel. Look up the address on the Agricultural Land Commission map.
  6. Get a full home inspection. Check the roof, drainage, furnace, plumbing and wiring.

Selling

Own in Garrison Crossing?

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

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

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FAQ

Garrison Crossing questions

Where is Garrison Crossing?

Garrison Crossing is an MLS® sub-area name. The City doesn’t publish a boundary for it. Canada Lands Company describes it as a 153-acre redevelopment in Chilliwack, on lands formerly part of Canadian Forces Base Chilliwack. Ask me if a specific address is in it.

How do I get around from Garrison Crossing?

Routes 51 Vedder, 54 Promontory and 58 Tyson serve the Sardis corridors around Garrison Crossing. The Rider’s Guide shows route 51 timing points at Vedder Rd at Luckakuck Way, Vedder Rd at Watson Rd and Vedder Rd at Promontory Rd, and route 58 timing points at Cottonwood Mall, Tyson Rd at Keith Wilson Rd and Tyson Rd at Watson Rd. Route 66 Fraser Valley Express is a regional route between Chilliwack and Lougheed Town Centre Station, via Carvolth Exchange, Highstreet Exchange and McCallum Park and Ride. Its Chilliwack stops are Downtown Chilliwack, Vedder Rd at Luckakuck Way and the Lickman Park and Ride BC Transit’s Chilliwack Transit Future Plan says transit priority along the Vedder Road corridor will improve reliability and speed. See the BC Transit Chilliwack page.

Which schools are near Garrison Crossing?

Vedder Elementary (kindergarten to grade 5, 45850 Promontory Rd), Vedder Middle School (grades 6 to 8, 45560 South Sumas Rd) and Sardis Secondary School (grades 9 to 12, 45460 Stevenson Rd) are the Sardis-side schools. The catchment for a specific Garrison Crossing address is not confirmed. Check an exact address with the SD33 School Locator.

What parks and library are near Garrison Crossing?

Cheam Leisure Centre is at 45501 Market Way, and the City lists Cheam Centre Park and All Sappers Memorial Park as Community Parks and Garrison Woodlot as a Nature Park. Crossing Park, a Neighbourhood Park, is on the south side of the Vedder River at 45485 Vedder Mountain Road. The Sardis Library is at 5819 Tyson Road.

What is Garrison Crossing, and what plans cover it?

Canada Lands Company says Garrison Crossing is its redevelopment of the former Canadian Forces Base Chilliwack, developed in cooperation with the City of Chilliwack, and that the development is now complete. Published municipal directories do not list a City neighbourhood plan document for Garrison Crossing in the City of Chilliwack planning directory.

Is Garrison Crossing in a floodplain?

The City’s 2040 OCP includes a development permit area map for the Vedder River Fan (DPA Map 1B), and the Floodplain Regulation Bylaw 4519 sets a minimum building setback of 75 m from the natural boundary of the Vedder River. The City says the November 2021 atmospheric river deposited over 440,000 m³ of sediment in the Vedder River and Vedder Canal. Ask me or the City about a specific lot.

What are the homes in Garrison Crossing like, and is any of it in the ALR?

Canada Lands says Garrison Crossing has more than 1,700 residential units: refurbished single-family homes, new and restored townhouses and condominium apartments. ALR status is set parcel by parcel, so check the exact address on the Agricultural Land Commission map. Published municipal records list no ALR designation for the site in published municipal planning documents. Lot size (FVREB MLS® recorded sales data): the median lot size of detached houses sold in recent 2026 MLS® activity was 4,122 sq ft, based on 7 sales with a recorded lot size. That is only 7 sales.

How do I see current Garrison Crossing listings?

Use my Garrison Crossing homes for sale page, or call or text Jared Gibbons at 604-928-1361.

Written by Jared Gibbons, REALTOR® — Royal LePage Little Oak Realty · Licensed in the Fraser Valley since 2015 (11+ years) · 10 consecutive years FVREB Medallion Club · Top 1% of Fraser Valley REALTORS® · #8 of 5,061 FVREB REALTORS® · Top 10 Royal LePage in BC · Top 35 Under 35 · Diamond and Hall of Fame awards · $500M+ in career sales · 5.0 client rating across 95 Google reviews. I grew up on a farm in Langley and I'm back living here now, helping buyers and sellers across Surrey, South Surrey, White Rock, Delta, Langley, Abbotsford, and Chilliwack.

Disclaimer

General information only. Not legal, planning or financial advice. Confirm zoning, plan designations, flood rules and school catchments before you buy or sell. Prepared by Jared Gibbons, REALTOR® (Royal LePage Little Oak Realty) — 11+ years in the Fraser Valley, 10 consecutive years FVREB Medallion Club · Top 1% of Fraser Valley REALTORS®, #8 of 5,061 FVREB REALTORS®, Top 10 Royal LePage in BC, Top 35 Under 35, Diamond and Hall of Fame awards, $500M+ in career sales, and 5.0 client rating.

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
Read all reviews on Google → More client testimonials →
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