Ladner Rural Homes & Acreages for Sale

On this page (17 sections)

Ladner Rural has farmland, big acreages and quiet country homes. Browse the properties for sale below, and contact me with questions about acreage.

Aerial view of a Ladner neighbourhood bordering farm fields, one planted red, with the delta flatlands beyond
Photo: Jared Gibbons, REALTOR®.
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Ladner Rural: Farms and Acreages

Ladner Rural is the farmland around Ladner. You'll find hobby farms, bigger working farms and country homes on acreage. Many properties have barns or other outbuildings.

Much of this land is in the Agricultural Land Reserve (ALR). That's farmland the province protects, and it has strict rules on what you can build or change. Check before you buy. You can look up a property on the Agricultural Land Commission map.

Ladner Village shops and services are a short drive away. Highway 17 and Highway 99 take you to the rest of the region and the US border. See Ladner farms, next-door East Delta, Fraser Valley acreages, or all Ladner homes for sale. Contact me for farms for sale and recent rural sales. New to buying? Read about buying a home in BC.

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Where Ladner Rural sits

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Drive time to Ladner Rural

Drive time from Ladner Rural

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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 Ladner Rural

Ladner Rural is country living on acreage: working farms, hobby farms and country homes, with much of the land in the Agricultural Land Reserve.

Common questions

Is Ladner Rural the same search as Ladner farms or East Delta?

No — on this page, Ladner Rural is its own Paragon sub-area and its whole 11-listing feed is labelled Ladner Rural only, with no East Delta or Westham Island cards; the separate ladner-farms page is the one whose feed spans sub-areas.

Why are there float homes on a "Homes & Acreages" page?

Because they sit inside the same sub-area: six of the listings we checked are float homes on West River Road, several naming the Canoe Pass community and boat slips in their listing texts, alongside inland acreage and farm listings on 34B Avenue and 64 Street.

How big can a house be on ALR land in Ladner Rural?

Delta's A1 zone permits one farm house per lot at a maximum total floor area of 500 m², on a farm home plate of at most 3,600 m² (5,000 m² where an additional farm house is also on the plate).

Can a Ladner Rural farm have a second dwelling?

Yes, within limits: the A1 zone permits one accessory farm dwelling unit per lot — 90 m² or less on lots of 40 ha or smaller, 186 m² or less on larger lots — on the same farm home plate as the farm house; more than one needs Agricultural Land Commission approval, and an additional farm house needs an agrologist's necessity report plus written ALC approval.

Photos from the area

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 always exceeds my expectations. He’s honest and straightforward. He’s an excellent negotiator and gives you great advice when looking into buying and selling.”

    J.B. 13 November 2020 · 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. 12 November 2020 · Google review

  • 5 out of 5 stars

    “I was going to write a long heartfelt message, because Jared has been so exceptional to work with, but to simply put it - if you want to sell your home, or buy a house, you are going to want to work with Jared…”

    N.K. 27 September 2026 · Google review

Sources

What's nearby Ladner Rural

Times are from OpenStreetMap routing, November 2026.

Transit

  • Nearest rapid-transit station: Bridgeport Station, reached on route 601 via Ladner Exchange (TransLink).
  • Nearest bus exchange: Ladner Exchange, named as a terminus on the TransLink route 601 timetable.
  • Route 601 Bridgeport Station / South Delta (TransLink): via Harvest, Ladner Trunk Road, Hwy 17A and Hwy 99 from Ladner Exchange.

Parks and recreation

  • Deas Island Regional Park, 6090 Deas Island Rd, Delta.
  • Ladner Harbour Park, 4905 Mcneelys Way, Delta, in Ladner village east of the rural area.
  • Ladner Leisure Centre, 4600 Clarence Taylor Crescent, Delta, in Ladner east of the rural area.
  • Ladner Pioneer Library, 4683 51 St, Delta (Fraser Valley Regional Library).

Schools

  • Ladner Elementary, K-7, 5016 44 Ave, Delta, School District 37; confirm the catchment with the district.
  • Port Guichon Elementary, K-7, 4381 46a St, Delta, School District 37; confirm the catchment with the district.
  • Holly Elementary, K-7, 4625 62 St, Delta, School District 37; confirm the catchment with the district.
  • Delta Secondary, 8-12, 4615 51 St, Delta, School District 37; confirm the catchment with the district.

Groceries and shopping

  • Save-On-Foods, 5186 48th Avenue, Delta, in Ladner village east of the rural area.

Measured walking and driving times

Measured on November 2, 2026 with OpenStreetMap routing (OSRM for driving, routed-foot for walking), from Ladner Leisure Centre, 4600 Clarence Taylor Crescent
ToHowMinutesDistance (km)
Ladner ExchangeDrive10.5
Save-On-Foods, 5186 48 AveDrive42.4
Deas Island Regional ParkDrive126.9

Sources for what’s nearby

Ladner Rural: streets and boundaries

  • Ladner Rural is the farm and river pocket west and south-west of Ladner village in the City of Delta, including the Westham Island side, and the City publishes no boundary for the name.
  • Westham Island is reached only by the Westham Island Bridge over Canoe Pass, off River Road west of Ladner — the bridge is the island's only land access
  • Ladner village and its sub-areas are east, East Delta is beyond them, and Tsawwassen is south.

Ladner Rural: the housing stock

  • The inland stock is farm houses and bare agricultural land under the "Agriculture (A)" designation in the Official Community Plan, Bylaw No. 8400 (2024), and A1 Agriculture zoning where that zone applies
  • The A1 zone is intended for farming, breeding pets, kennels and related uses, and its accessory uses include equestrian facilities to a maximum of 40 permanent stalls accessory to farming

Ladner Rural: rules that affect buyers

  • This section covers what is specific to this pocket's parcels.
  • One accessory farm dwelling unit per lot is permitted, at 90 m² or less on lots of 40 hectares or less and 186 m² or less on larger lots, on the same farm home plate as the farm house; an additional farm house needs a Professional Agrologist's report on necessity and written ALC approval
  • For a float home, the legal structure is the rule that matters and it is not established by listing text

Ladner Rural: local details a buyer would not know

  • The George C. Reifel Migratory Bird Sanctuary sits at the north end of Westham Island at 5191 Robertson Road, and its own visitor page sets out hours, admission and directions over the bridge from Ladner
  • A replacement bridge is in early planning: TransLink states it is working with funding partners on a 2027 Investment Plan expected to fund construction of a new Westham Island Bridge, with engineering design work under way
  • Delta Hospital, 5800 Mountain View Blvd, is Fraser Health's community hospital for Delta with 24/7 emergency care, beside Ladner Exchange

Ladner Rural: development and new projects

  • Westham Island Bridge replacement — TransLink (bridge owner). Status (as of November 3, 2026): early planning and engineering design under way; TransLink states it is working with funding partners on a 2027 Investment Plan expected to fund construction of a new bridge, while repair work on the existing bridge continued after its March 29, 2026 reopening

Ladner Rural: costs and taxes

  • The rural difference is servicing: farm parcels here can sit outside City water and sewer billing entirely, on wells and onsite sewage, while serviced homes are billed on the annual flat rate bill or quarterly metered bills

Ladner Rural: getting around

  • There is no confirmed bus route on West River Road or Westham Island itself; the pocket's transit is Ladner Exchange.
  • Route 620 runs from Ladner Exchange via Highway 17A and Highway 17 to the BC Ferries Tsawwassen terminal and to Bridgeport Station
  • By road, everything on Westham Island crosses the single-lane Westham Island Bridge at River Road — the only land access — which is why the 67-day closure in early 2026 cut the island off from vehicle access

Ladner Rural: risks and due diligence

  • Confirm ALR status first: it controls the farm house cap, the accessory dwelling limits and most use permissions, and it is checked parcel by parcel on the ALC maps
  • Establish the parcel's flood construction level before designing a farm house: Delta's lowland is diked floodplain, the City maintains over 63 kilometres of flood protection infrastructure, and the level is property-specific
  • For a Westham Island purchase, diligence the bridge: it is the only land access, it reopened March 29, 2026 after a 67-day closure, repair work continued after reopening, and a replacement is only at the planning stage
  • Get the parcel's ditch, drainage and irrigation position from the City: agricultural ditches switch between drainage and irrigation modes under City control gates

How Ladner Rural compares

Ladner Rural compared
FactLadner RuralEast DeltaTsawwassen (farm edge)
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
Farm designation in the OCPAgriculture (A)Agriculture (A)Agriculture (A)
Minimum new lot in A1 zone8 ha8 ha8 ha
Single-bridge accessYes — Westham Island side——

Sources for Ladner Rural

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