Hemlock Valley, Mission: Neighbourhood Guide

Neighbourhood guide · Fraser Valley Regional District Electoral Area C, tagged Mission in MLS® · Sasquatch Mountain Resort, FVRD Area C

Living in Hemlock Valley

Hemlock is an MLS® sub-area name. The Fraser Valley Regional District doesn’t publish a boundary for it. Hemlock Valley is in the Fraser Valley Regional District, not the City of Mission. The plan says the largest town nearby is Agassiz, approximately 38 km from Hemlock Valley, and that Mission is approximately 55 km west. The FVRD’s Hemlock Valley Official Community Plan covers the entire Controlled Recreation Area that the Province established in 2016 when it approved the Hemlock Valley All Seasons Resort Master Plan, for what is now Sasquatch Mountain Resort.

Written by Jared Gibbons, REALTOR®, Royal LePage Little Oak Realty, on October 18, 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 Fraser Valley Regional District and Mission Public Schools (School District 75).

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 Hemlock Valley?

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

Hemlock Valley at a glance

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

Plan

FVRDHemlock Valley Official Community Plan

Area
The FVRD’s Hemlock Valley Official Community Plan covers the entire Controlled Recreation Area that the Province established in 2016 when it approved the Hemlock Valley All Seasons Resort Master Plan, for what is now Sasquatch Mountain Resort
Adopted
The FVRD Board adopted the Hemlock Valley Official Community Plan (Bylaw No. 1626, 2021) on March 17, 2022
Areas
The plan divides the area into three Neighbourhood Planning Areas: Hemlock West, Hemlock East and Hemlock North
FVRD plan text (PDF)
Landmark

ResortSasquatch Mountain Resort

Ski hill
The plan says the ski hill has 4 ski lifts serving 146.8 hectares of developed ski terrain on 35 named trails, with a single base lodge
Summer
The plan lists summer activities such as downhill and cross-country mountain biking, hiking, sightseeing and ziplining
FVRD plan text (PDF)
Hazard

FVRD planAvalanche zones

Permit area
Development Permit Area 2-HW, the Mount Keenan Snow Avalanche Hazard Development Permit Area, applies to residential areas at the base of Mount Keenan, based on an October 2020 avalanche hazard assessment that studied residential parcels along Edelweiss Drive
Policy
Plan policy 5.1.5 reads “Restrict new development in snow avalanche hazard areas”
FVRD plan text (PDF)
Access

Road and transitHemlock Valley Road

Road
The plan says access is from Harrison Mills by a 12-mile road that began as a private logging road (now Hemlock Valley Road) and was gazetted by the Ministry of Transportation and Infrastructure
Transit
BC Transit’s Central Fraser Valley route list (Mission, Abbotsford and Chilliwack routes, plus 66 Fraser Valley Express, 71 Agassiz-Harrison and 72 Hope) has no route to Hemlock Valley
FVRD plan text (PDF)

Homes for sale

Homes for sale in Hemlock Valley

Live MLS® listings, updated daily.

Hemlock Homes for Sale | Sasquatch Mountain Resort Properties

Hemlock is a growing mountain resort community offering ski-in, ski-out homes, cabins, and investment opportunities. Browse Hemlock listings below, and contact Jared today for expert resort-area guidance.

For the Hemlock Valley plan, Sasquatch Mountain Resort, avalanche zones and Hemlock Valley Road, see my Hemlock Valley neighbourhood guide.

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  • 20817 Sakwi Creek Road, Mission, BC V0M 1A1 – MLS R3174974

    20817 Sakwi Creek Road Hemlock Mission V0M 1A1
    Main Photo: 20817 Sakwi Creek Road, Mission, BC V0M 1A1 – MLS R3174974

    20817 Sakwi Creek Road Mission V0M 1A1 Hemlock

    $799,000
    Residential
    Status:
    Active
    MLS® Num:
    R3174974
    Bedrooms:
    5
    Bathrooms:
    3
    Floor Area:
    2,289 sq. ft.
    Affordable 5 bed, 3 bath cabin in Hemlock Valley, just a 5 minute walk to the ski hill! Set up to comfortably sleep family and friends, this cabin offers great space and a functional layout for weekends away or extended stays. The garage has been converted into a heated mudroom, perfect for all your wet gear, with added storage for firewood. Downstairs features 2 bedrooms, a full bathroom, and laundry. The main floor offers a spacious family room with a wood stove and expansive views toward the ski resort, along with a fully equipped kitchen with pantry storage, primary bedroom, and another full bathroom. Upstairs you’ll find 2 more bedrooms and a powder room. A solid opportunity to get into Hemlock at an approachable price point. More details
    Listed by Top Producers Realty Ltd.
    LISTING DETAILS
    JARED GIBBONS

  • 20806 Sakwi Creek Road, Agassiz, BC V0M 1A1 – MLS R3172381

    20806 Sakwi Creek Road Hemlock Agassiz V0M 1A1
    Main Photo: 20806 Sakwi Creek Road, Agassiz, BC V0M 1A1 – MLS R3172381

    20806 Sakwi Creek Road Agassiz V0M 1A1 Hemlock

    $699,000
    Residential
    Status:
    Active
    MLS® Num:
    R3172381
    Bedrooms:
    3
    Bathrooms:
    2
    Floor Area:
    1,442 sq. ft.
    Frank Lloyd Wright–inspired hillside chalet at Sasquatch Mountain, perfectly positioned on an unobstructed lot in one of Hemlock Valley’s best locations. This 3 bed, 2 bath cabin showcases massive reclaimed structural beams, engineered footings built to withstand 420 lbs / sqft snow loads, and breathtaking vaulted windows framing views of the ski runs. Enjoy a spacious 5’ crawl space for all your ski gear and a rare bonus ample parking for guests! Equipped with SMART home technology throughout so you can check on your cabin, turn on/off lights and heat from the comfort of your home! A true year-round retreat with endless outdoor recreation at your doorstep. With future development planned at the mountain, this is an exceptional opportunity to invest in a growing alpine community. More details
    Listed by Macdonald Realty (Surrey/152)
    LISTING DETAILS
    JARED GIBBONS

  • 20419 Edelweiss Drive, Agassiz, BC V0M 1A1 – MLS R3160474

    20419 Edelweiss Drive Hemlock Agassiz V0M 1A1
    Main Photo: 20419 Edelweiss Drive, Agassiz, BC V0M 1A1 – MLS R3160474

    20419 Edelweiss Drive Agassiz V0M 1A1 Hemlock

    $235,001
    Land
    Status:
    Active
    MLS® Num:
    R3160474
    Corner lot with Crown land on two sides, offering added privacy and a peaceful setting nestled at the base of Mount Keenan. Love the outdoors? Dreaming of working remotely while still being only 45 minutes from shopping and everyday amenities? Want endless backcountry adventures right outside your door, without the crowds, traffic, or pace of city life? At nearly 8,300 sq. ft., this lot offers an incredible opportunity to create your own mountain retreat and find the balance you’ve been looking for. Whether it’s skiing, snowboarding, hiking, exploring the backcountry, or simply enjoying the peace and quiet, the possibilities are endless. Come see what life in Hemlock Valley and Sasquatch Mountain Resort has to offer. This could be YOUR solution to city life! More details
    Listed by Top Producers Realty Ltd.
    LISTING DETAILS
    JARED GIBBONS

  • 20805 Mt Downing Road, Mission, BC V0M 1A1 – MLS R3159816

    20805 Mt Downing Road Hemlock Mission V0M 1A1
    Main Photo: 20805 Mt Downing Road, Mission, BC V0M 1A1 – MLS R3159816

    20805 Mt Downing Road Mission V0M 1A1 Hemlock

    $749,000
    Residential
    Status:
    Active
    MLS® Num:
    R3159816
    Bedrooms:
    4
    Bathrooms:
    2
    Floor Area:
    1,679 sq. ft.
    Escape to the ultimate alpine getaway with this 4-bedroom + loft cabin, perfectly situated at Sasquatch for year-round adventure. Wake up to fresh mountain air, hit the slopes right from your doorstep, and wind down in your private hot tub and sauna with stunning views of the ski hill. Designed for comfort and convenience, this spacious cabin features two kitchens, making it ideal for hosting large groups or operating as a turnkey vacation rental. The large ¼-acre lot provides ample parking and space to expand, offering endless possibilities. In the summer, explore the area's golf courses, fishing, ATVing and more, all just minutes away. Don’t miss your chance to own a piece of paradise, this mountain escape delivers it all! More details
    Listed by Top Producers Realty Ltd.
    LISTING DETAILS
    JARED GIBBONS

  • 307A 21000 Enzian Way, Mission, BC V0M 1A1 – MLS R3152230

    307A 21000 Enzian Way Hemlock Mission V0M 1A1
    Main Photo: 307A 21000 Enzian Way, Mission, BC V0M 1A1 – MLS R3152230

    307A 21000 Enzian Way Mission V0M 1A1 Hemlock

    $280,000
    Residential
    Status:
    Active
    MLS® Num:
    R3152230
    Bedrooms:
    1
    Bathrooms:
    1
    Floor Area:
    564 sq. ft.
    Charming well maintained 1-bedroom, 1-bath ski-in/ski-out condo with beautiful views overlooking the ski hill at Sasquatch Mountain Resort. The cozy living room features a WETT-certified freestanding wood-burning fireplace, perfect after a day on the slopes. Resort-style amenities include an outdoor pool, indoor spa, owners' lounge, shared laundry, secure underground parking, and storage. An ideal year round mountain getaway for family, investment property - short term rental or year-round retreat in a fantastic slope side location. More details
    Listed by Homelife Advantage Realty Ltd
    LISTING DETAILS
    JARED GIBBONS

  • 1 20944 Snowflake Crescent, Agassiz, BC V0M 1A1 – MLS R3153329

    1 20944 Snowflake Crescent Hemlock Agassiz V0M 1A1
    Main Photo: 1 20944 Snowflake Crescent, Agassiz, BC V0M 1A1 – MLS R3153329

    1 20944 Snowflake Crescent Agassiz V0M 1A1 Hemlock

    $719,900
    Residential
    Status:
    Active
    MLS® Num:
    R3153329
    Bedrooms:
    4
    Bathrooms:
    2
    Floor Area:
    2,044 sq. ft.
    Mountain living just steps from the lifts! This 4 bed, 2 bath 1/2 duplex comfortably sleeps 12, making it the perfect family getaway or vacation rental opportunity in the heart of Hemlock Valley. Just a short walk to Sasquatch Mountain Resort for skiing, snowboarding, tubing & snowshoeing, w/ hiking, biking, fishing & alpine adventures throughout the summer. Warm, inviting interior offers plenty of space to gather after a day on the mountain. Recent improvements incl fresh paint, generator, upgraded roofing & chimney, plus improved propane storage for added peace of mind. Whether you're looking for a recreational retreat, investment property or full-time mountain home, this is your chance to own in one of BC's fastest-growing four-season resort communities. Book your private showing today! More details
    Listed by eXp Realty of Canada, Inc.
    LISTING DETAILS
    JARED GIBBONS

  • 20807 Sakwi Creek Road, Mission, BC V0M 1A1 – MLS R3150822

    20807 Sakwi Creek Road Hemlock Mission V0M 1A1
    Main Photo: 20807 Sakwi Creek Road, Mission, BC V0M 1A1 – MLS R3150822

    20807 Sakwi Creek Road Mission V0M 1A1 Hemlock

    $695,000
    Residential
    Status:
    Active
    MLS® Num:
    R3150822
    Bedrooms:
    3
    Bathrooms:
    2
    Floor Area:
    1,820 sq. ft.
    Cozy log cabin in the heart of Hemlock Valley, surrounded by trees and mountain views. The main level features a bright living room with vaulted ceilings, large windows, and a stone-faced fireplace. The kitchen and dining area open onto a wrap-around deck, perfect for year-round use. Upstairs loft offers plenty of sleeping space with multiple beds, while the lower level includes a rec room with pellet stove, extra room for guests and sauna. Garage provides storage for all your mountain gear. Located minutes from skiing, hiking, and biking, this is a true mountain getaway for family and friends. More details
    Listed by Top Producers Realty Ltd.
    LISTING DETAILS
    JARED GIBBONS

  • 6 20940 Snowflake Cres Crescent, Mission, BC V0M 1A1 – MLS R3149930

    6 20940 Snowflake Cres Crescent Hemlock Mission V0M 1A1
    Main Photo: 6 20940 Snowflake Cres Crescent, Mission, BC V0M 1A1 – MLS R3149930

    6 20940 Snowflake Cres Crescent Mission V0M 1A1 Hemlock

    $599,000
    Residential Income
    Status:
    Active
    MLS® Num:
    R3149930
    Bedrooms:
    4
    Bathrooms:
    2
    Floor Area:
    1,496 sq. ft.
    It's all about location and view with this property. Located on the most desirable street in Hemlock Valley. A two minute walk to the quad chair or to the trail head for a wonderful hike or atv tour. Right in the heart of an active resort but bar on a cul-de-sac and far enough to be quiet in the evenings. Three balconies catch a truly outstanding view. This is a very rare property. More details
    Listed by Royal LePage - Brookside Realty
    LISTING DETAILS
    JARED GIBBONS

  • 20689 Edelweiss Drive, Mission, BC V0M 1A1 – MLS R3148468

    20689 Edelweiss Drive Hemlock Mission V0M 1A1
    Main Photo: 20689 Edelweiss Drive, Mission, BC V0M 1A1 – MLS R3148468

    20689 Edelweiss Drive Mission V0M 1A1 Hemlock

    $349,000
    Land
    Status:
    Active
    MLS® Num:
    R3148468
    Ready-to-Build View Lot at Sasquatch Mountain – Over $40K in Improvements! Perched near the top of Edelweiss Drive, this 8,712 sq. ft. lot offers stunning mountain views and direct access to Sasquatch Mountain Resort. Fully prepped with over $40,000 in site investments, including a geotechnical report, architectural plans, land survey, site clearing, and partial utility hookup fees already paid. This is a rare opportunity to build your dream mountain getaway with much of the groundwork complete. Just 2 hours from Vancouver, this freehold lot is exempt from speculation tax and is minutes from skiing, hiking, Sandpiper Golf Resort, and endless year-round adventure! More details
    Listed by Top Producers Realty Ltd.
    LISTING DETAILS
    JARED GIBBONS

  • 20488 Edelweiss Drive, Mission, BC V0M 1A1 – MLS R3148089

    20488 Edelweiss Drive Hemlock Mission V0M 1A1
    Main Photo: 20488 Edelweiss Drive, Mission, BC V0M 1A1 – MLS R3148089

    20488 Edelweiss Drive Mission V0M 1A1 Hemlock

    $239,000
    Land
    Status:
    Active
    MLS® Num:
    R3148089
    Build your dream mountain retreat at Sasquatch Mountain Resort! One of the largest residential lots available, this fully cleared property is ready to build with utilities at the lot line & full building plans included. Zoned for a single-family home or duplex, it offers incredible flexibility for a luxury getaway, year-round residence, vacation home, Airbnb, or investment opportunity. Surrounded by endless outdoor recreation, you're minutes from skiing, hiking & Sandpiper Golf Course, with Harrison Hot Springs just a short drive away. Located only an hour from Chilliwack & Mission, this resort is set for an exciting multi-phase expansion, making this an exceptional opportunity to invest in the future of one of BC's premier mountain destinations. More details
    Listed by Stonehaus Realty Corp.
    LISTING DETAILS
    JARED GIBBONS

  • 203B 21000 Enzian Way, Mission, BC V0M 1A1 – MLS R3142792

    203B 21000 Enzian Way Hemlock Mission V0M 1A1
    Main Photo: 203B 21000 Enzian Way, Mission, BC V0M 1A1 – MLS R3142792

    203B 21000 Enzian Way Mission V0M 1A1 Hemlock

    $350,000
    Residential
    Status:
    Active
    MLS® Num:
    R3142792
    Bedrooms:
    1
    Bathrooms:
    2
    Floor Area:
    1,045 sq. ft.
    Huge, renovated unit. Sleeps 10. Big primary bdrm, plus 2 lofts and a den. A large kitchen on the main floor, plus a smaller kitchen upstairs. This unit can be split into 2 separate units, with a locking door between the units. Both units have a door into the common hallway. 2 kitchens, 2 bathrooms, a wood fireplace, and a beautiful view overlooking the mountains. Easy access to the unit, directly across the hall from the underground parking stall. Located at the base of the Sasquatch Triple Chair, as a ski in/ski out. Enjoy year-round activities, with tubing, skiing, mountain biking, golfing, and fishing. Walk to Molly Hogan's pub for a pint and dinner. Gather around the fire, unwind by the sunset, take a dip in the pool or relax in the hot tub or sauna. Secure your alpine retreat More details
    Listed by Century 21 Creekside Realty
    LISTING DETAILS
    JARED GIBBONS

  • 20716 Sakwi Creek Road, Mission, BC V0M 1A1 – MLS R3135852

    20716 Sakwi Creek Road Hemlock Mission V0M 1A1
    Main Photo: 20716 Sakwi Creek Road, Mission, BC V0M 1A1 – MLS R3135852

    20716 Sakwi Creek Road Mission V0M 1A1 Hemlock

    $374,900
    Land
    Status:
    Active
    MLS® Num:
    R3135852
    This Prime, 9698 sqft Flat level lot is ALP-2 zoned, is located in Beautiful Hemlock Valley. Sakwi Creek Rd is a quick drive to Sasquatch Mountain Ski Resort or a 10 min picturesque hike. The Berezan Group, were awarded with their Master Plan to build the Resort into the largest Ski Resort between Whistler and the Okanagan with $1.5 Billion, Multi phase 60 year plan. Only 20 kms to Lougheed Hwy, Sand Piper Golf, Harrison Lake and some of the best fishing in BC. The PERFECT LOT to build that Dream Ski Cabin/ AIRBNB Goldmine as this area is NOT AFFECTED by the BC Short Term Rental Ban/Speculation Tax. The Fraser Valley Regional District will help with any Land or Building Inquires and No Septic or Wells for Hemlock Valley. New Builds galore up Hemlock Valley and come see why its so amazing! More details
    Listed by RE/MAX Sabre Realty Group and Argus Estates (1983) Ltd.
    LISTING DETAILS
    JARED GIBBONS
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Data was last updated October 19, 2026 at 09:35 PM (UTC)
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Schools

Schools for Hemlock Valley

Mission is in School District 75 (Mission Public Schools). Names, grades and addresses from the Province’s SD75 school list and each school’s page. Checked against the official pages on October 18, 2026.

School

K–6Deroche Elementary

Address
10340 N Deroche Rd, Deroche, BC
Grades
Kindergarten to 6
School website
School

7–9Hatzic Middle School

Address
34875 Moffat Avenue, Mission, BC V2V 6S1
Grades
7 to 9
School website
School

10–12École Mission Senior Secondary

Address
32939 7th Ave, Mission, BC
Grades
10 to 12
Also
The Province’s April 5, 2024 news release says funding is secured for a new 1,500-seat Mission Senior Secondary, with $175 million from the Province and $1 million from the district. Infrastructure BC lists the project as under construction on the same site, at 32939 7th Avenue
School website

I found no school in Hemlock Valley on the Province’s SD75 school list Deroche Elementary is the nearest school I found, and I could not confirm which catchment an address is in. Catchments are set by address, so confirm a specific address with Mission Public Schools (School District 75), which publishes a catchment map.

Parks and recreation

Resort, recreation and libraries for Hemlock Valley

From the FVRD’s Hemlock Valley plan text, Fraser Valley Regional Library and City of Mission pages.

Landmark

ResortSasquatch Mountain Resort

Name
The plan says the ski area, formerly known as Hemlock Valley, is now Sasquatch Mountain Resort
Ski hill
The plan says the ski hill has 4 ski lifts serving 146.8 hectares of developed ski terrain on 35 named trails, with a single base lodge
Summer
The plan lists summer activities such as downhill and cross-country mountain biking, hiking, sightseeing and ziplining
Run by
The plan says major recreational assets such as the ski hills will be largely privately managed and operated
FVRD plan text (PDF)
Parks

FVRDCommunity parks

Found
I found no FVRD community park or recreation centre with a street address inside the Hemlock Valley plan area
Library

Nearest branchesAgassiz and Mission libraries

Agassiz
Agassiz Library, 7140 Cheam Avenue, Agassiz, BC V0M 1A3
Mission
Mission Library, 33247 Second Avenue, Mission, BC V2V 1J9
Note
There is no Fraser Valley Regional Library branch in the community. Check each branch’s hours before you go
FVRL Agassiz Library page
Recreation

City recreation centreMission Leisure Centre

Address
7650 Grand Street, Mission, BC V2V 3T3
Where
It is in the City of Mission, not in Hemlock Valley
City facility page

Homes and land

What to look at in a Hemlock Valley home

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

Official

FVRD planLand use

Designations
The plan’s land use designations are Village Planning Area, Managed Recreation, Open Recreation and Natural / Protected. Residential and industrial development is generally prohibited in the Managed Recreation and Open Recreation designations
People
The plan’s community profile, using 2016 Census figures, lists 48 permanent residents and says most occupied units are single family homes
FVRD plan text (PDF)
Official

FVRD planHazards

Chapter
The plan’s hazard chapter names snow avalanche, flooding, landslide, debris flows, river erosion and wildfire interface risk
Zones
The plan’s zones are White (low hazard, avalanche return period greater than 1:300 years, where occupied structures are normally permitted), Blue (moderate hazard, 1:30 to 1:300 years, where occupied structures may be permitted with conditions) and Red (high hazard, 1:30 years, where occupied structures should not be permitted)
FVRD plan text (PDF)
Buyers

DetachedHouses

Look at
Lot size, the age of the roof, furnace, plumbing and wiring, and drainage
Ask
What the zone allows, and whether any additions or renovations were done with a permit
Watch for
Assuming you can add to or rebuild the home just because a neighbour did
Buyers

Acreage and rural homesWater, septic and access

Look at
Where the water comes from (a well or a water service), the septic system, drainage and the driveway and road access
Ask
For well and septic records and the last inspection, and what the zone and the ALR status allow on the land
Watch for
Assuming you can add a second home, a barn or a business use because a neighbour has one

Planning, zoning and flood

Planning and flood notes for Hemlock Valley

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

  • The FVRD’s Hemlock Valley Official Community Plan covers the entire Controlled Recreation Area that the Province established in 2016 when it approved the Hemlock Valley All Seasons Resort Master Plan, for what is now Sasquatch Mountain Resort.
  • The FVRD Board adopted the Hemlock Valley Official Community Plan (Bylaw No. 1626, 2021) on March 17, 2022.
  • The plan divides the area into three Neighbourhood Planning Areas: Hemlock West, Hemlock East and Hemlock North.
  • The plan’s land use designations are Village Planning Area, Managed Recreation, Open Recreation and Natural / Protected. Residential and industrial development is generally prohibited in the Managed Recreation and Open Recreation designations.
  • The plan says access is from Harrison Mills by a 12-mile road that began as a private logging road (now Hemlock Valley Road) and was gazetted by the Ministry of Transportation and Infrastructure.
  • The plan’s hazard chapter names snow avalanche, flooding, landslide, debris flows, river erosion and wildfire interface risk.
  • Development Permit Area 2-HW, the Mount Keenan Snow Avalanche Hazard Development Permit Area, applies to residential areas at the base of Mount Keenan, based on an October 2020 avalanche hazard assessment that studied residential parcels along Edelweiss Drive.
  • The plan’s zones are White (low hazard, avalanche return period greater than 1:300 years, where occupied structures are normally permitted), Blue (moderate hazard, 1:30 to 1:300 years, where occupied structures may be permitted with conditions) and Red (high hazard, 1:30 years, where occupied structures should not be permitted).
  • Plan policy 5.1.5 reads “Restrict new development in snow avalanche hazard areas”.
  • The plan says major recreational assets such as the ski hills will be largely privately managed and operated.
  • The plan has a policy to consider reliable, accessible public transit as the community grows, which is a future consideration, not an existing service.
  • I found no ALR land identified in the plan area, which is a provincial Controlled Recreation Area.
  • BC Transit’s Central Fraser Valley route list (Mission, Abbotsford and Chilliwack routes, plus 66 Fraser Valley Express, 71 Agassiz-Harrison and 72 Hope) has no route to Hemlock Valley.

For a specific lot, send me the address and I’ll look up the zone and the plan designation.

Before you buy in Hemlock Valley

  1. Check who sets the zoning. This area is in the Fraser Valley Regional District, not the City of Mission. Ask the FVRD planning department what the zone and the plan designation allow at the exact address.
  2. Check the avalanche zone. Ask the FVRD whether the address is in the White, Blue or Red zone and whether a development permit is needed.
  3. Check road access in winter. Ask who maintains Hemlock Valley Road and what the access is like in snow.
  4. Check the water, sewer and fire protection. Ask what services the address has and what the nearest emergency service is.
  5. Confirm the school catchment. Ask School District 75 for the exact address; schools are far away.
  6. For a strata home, read the documents. The depreciation report, meeting minutes, bylaws and fees, plus any special levies.
  7. Get a full home inspection. Check the roof, drainage, heating, plumbing and wiring.

Selling

Own in Hemlock Valley?

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

Hemlock Valley questions

Where is Hemlock Valley?

Hemlock is an MLS® sub-area name. The Fraser Valley Regional District doesn’t publish a boundary for it. The plan says the largest town nearby is Agassiz, approximately 38 km from Hemlock Valley, and that Mission is approximately 55 km west.

How do I get to Hemlock Valley?

The plan says access is from Harrison Mills by a 12-mile road that began as a private logging road (now Hemlock Valley Road) and was gazetted by the Ministry of Transportation and Infrastructure. BC Transit’s Central Fraser Valley route list (Mission, Abbotsford and Chilliwack routes, plus 66 Fraser Valley Express, 71 Agassiz-Harrison and 72 Hope) has no route to Hemlock Valley.

Which schools are near Hemlock Valley?

I found no school in Hemlock Valley. Deroche Elementary, Kindergarten to 6, is at 10340 N Deroche Rd. Catchments are set by address, so confirm a specific address with Mission Public Schools (School District 75), which publishes a catchment map.

What is there to do?

The plan says the ski hill has 4 ski lifts serving 146.8 hectares of developed ski terrain on 35 named trails, with a single base lodge. The plan lists summer activities such as downhill and cross-country mountain biking, hiking, sightseeing and ziplining. The plan says major recreational assets such as the ski hills will be largely privately managed and operated.

What plan covers Hemlock Valley?

The FVRD’s Hemlock Valley Official Community Plan covers the entire Controlled Recreation Area that the Province established in 2016 when it approved the Hemlock Valley All Seasons Resort Master Plan, for what is now Sasquatch Mountain Resort. The FVRD Board adopted the Hemlock Valley Official Community Plan (Bylaw No. 1626, 2021) on March 17, 2022. The plan divides the area into three Neighbourhood Planning Areas: Hemlock West, Hemlock East and Hemlock North.

Is there an avalanche risk?

Development Permit Area 2-HW, the Mount Keenan Snow Avalanche Hazard Development Permit Area, applies to residential areas at the base of Mount Keenan, based on an October 2020 avalanche hazard assessment that studied residential parcels along Edelweiss Drive. The plan’s zones are White (low hazard, avalanche return period greater than 1:300 years, where occupied structures are normally permitted), Blue (moderate hazard, 1:30 to 1:300 years, where occupied structures may be permitted with conditions) and Red (high hazard, 1:30 years, where occupied structures should not be permitted). Plans, zoning and flood rules can be different for each lot.

What are the homes like?

The plan’s community profile, using 2016 Census figures, lists 48 permanent residents and says most occupied units are single family homes. The plan’s land use designations are Village Planning Area, Managed Recreation, Open Recreation and Natural / Protected. Residential and industrial development is generally prohibited in the Managed Recreation and Open Recreation designations.

How do I see current Hemlock Valley listings?

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

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, flood rules and community plans change. Confirm everything that matters to your decision with the Fraser Valley Regional District, the Agricultural Land Commission, School District 75 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

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