Lake Errock Homes for Sale

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Lake Errock provides peaceful lakeside living, mountain views, and a mix of cabins, family homes, and acreage properties. View all Lake Errock listings below, and contact Jared today for local insights.

Chehalis Flats wetland and channels at Harrison Mills with forested mountains behind
Photo: Kissmykumbaya, CC BY 4.0, via Wikimedia Commons. Resized and compressed.

For the Area C plan, Harrison Rise, parks and boat launches and Deroche Elementary, see my Lake Errock neighbourhood guide.

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Lake Errock: Mission's Lakeside Gem

Lake Errock is Mission's hidden treasure, offering waterfront living and recreational paradise for buyers seeking year-round outdoor lifestyle. This tight-knit community attracts families and retirees with properties ranging from cozy lakeside cottages to modern homes, many featuring water access, docks, and stunning lake and mountain views. Residents love the swimming, fishing, and water sports literally at their doorstep during summer months, plus hiking and nature activities throughout the year.

The community maintains a genuine neighbourhood feel where people know their neighbours and children grow up together enjoying outdoor adventures. Despite the recreational setting, Mission's shopping, schools, and services are just minutes away via Highway 7. Properties here offer exceptional value compared to other lakefront communities in the Lower Mainland, with larger lots and established character. The area's natural beauty and active lifestyle appeal make it perfect for those prioritizing recreation and community.

For the broader Mission market, see Mission homes for sale; for nearby recreational mountain options compare Hemlock / Sasquatch Mountain and Dewdney Deroche.

Interested in Lake Errock? Reach out for current lakefront listings and recent sales information.

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Lake Errock homes listed and sold, June to October 2026

Lake Errock, October 2026. Detached houses: 12 listed at month end and 1 sold in October, a sales ratio of 8% (a buyers’ market). Condos and townhomes: 1 listed at month end and 0 sold in October.

Where Lake Errock sits

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Drive time to Lake Errock

Drive time from Lake Errock

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Lake Errock listings, sales and sales ratio by month
MonthHouses listedHouses soldHouses ratioCondos and townhomes listedCondos and townhomes soldCondos and townhomes ratio
June 20261616%10—
July 20261716%10—
August 20261417%10—
September 20261616%10—
October 20261218%10—

Source: MLS® data from the Greater Vancouver REALTORS® and the Fraser Valley Real Estate Board, compiled by SnapStats®. How these figures are defined and sourced

Looking across the period, Detached houses: 5 sold over 5 months against an average of 15.0 listed, about 15.0 months of listings at that pace; the busiest month was June with 1 sold. Condos and townhomes: 0 sold over 5 months against an average of 1.0 listed.

Jared's take on Lake Errock

On its own lake near Harrison Mills, Lake Errock is a small waterfront community, and plenty of people consider it a lakeside gem. Jurisdiction-wise, it’s unincorporated land in FVRD Electoral Area C rather than part of Mission.

Common questions

Are there any condos in Lake Errock?

The stock is lake houses, cottages, acreages, estate-style homes and manufactured homes.

Who do I pay property tax to on a Lake Errock property?

The Province: rural-area properties receive their tax notice from the Surveyor of Taxes Office and pay the Province, not the regional district or a municipality; rural taxes are due July 2, with a 5% penalty on amounts unpaid on July 2 and a further 5% on amounts unpaid on October 31 (Taxation (Rural Area) Act, s. 11).

Are Tapadera Estates and Eagle Point Estates condo developments?

Both names appear in listing-card text only, for estate-style homes on Morris Valley Road; neither was confirmed on a developer or strata source, so neither is known strata stock — check the title and any strata plan for a specific property before treating it as strata of any form.

Can I actually buy a townhouse in Lake Errock?

A buyer who needs a townhouse is looking at Mission, Chilliwack or Harrison-area city stock, not the lake.

Tapadera Estates looks like a townhouse park — what am I buying?

A bare-land strata lot (Strata Plan LMS648) that you own, for an RV, park model or manufactured home under the strata's lot-development rules — with a strata fee, a Form B package and strata bylaws, not a pad rental and not a townhouse. Fresh listings call it "Freehold bareland strata" in terms.

Eagle Point charges a monthly fee — is it a townhouse strata?

No — it is Freehold Strata in single-family form: detached estate homes on strata lots beside Sandpiper Golf Course (a current listing records Sub-Type Single Family Residence, Title to Land Freehold Strata). The fee buys strata services (grounds, management, snow removal on the listing record), and the diligence is still the Form B — but the built form is a house, not a townhouse.

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

The Province (Surveyor of Taxes), under the rural regime: due July 2, 5% on amounts unpaid July 2 and a further 5% on amounts unpaid October 31 (Taxation (Rural Area) Act s. 11). Mission's flat 10% city penalty does not apply here.

What is a bare-land strata lot at Tapadera Estates?

Strata tenure on the lot itself (Strata Plan LMS648) — you own the lot as a strata lot, pay strata fees for the common property (clubhouse, pool, river access on the strata's own site), and take a Form B; an RV, park model or manufactured home on the lot does not change the tenure. It is not fee-simple.

Who do I pay property tax to?

The Province — rural notice from the Surveyor of Taxes Office; due Jul 2, 5% on amounts unpaid on Jul 2 and a further 5% on amounts unpaid on Oct 31.

Is there a mobile home park in Lake Errock?

The manufactured-home-form stock here is strata: Tapadera Estates (bare-land strata lots for RVs, park models and manufactured homes) and Eagle Point (freehold strata, single-family form), both on Morris Valley Road.

What does "bare-land strata" at Tapadera actually mean?

You own a bare-land strata lot (Plan LMS648) — you pay strata fees, follow the registered bylaws and get a Form B, and the lot carries your RV, park model or manufactured home under the strata's lot-development rules. It is not a pad rental: there is no park owner, no pad rent and no MHPTA tenancy.

Is Eagle Point the same form as Tapadera?

No — on the disk record, Eagle Point is freehold strata in single-family form (detached estate homes on strata lots, built 2017 in the listing), while Tapadera is bare-land strata. Both are strata tenure with Form B diligence; neither is fee-simple and neither is a pad rental.

Is Lake Errock part of Mission?

No — for mailing and board reporting it carries a Mission address and the board groups its name under Mission, but Lake Errock is an unincorporated Fraser Valley Regional District Electoral Area C community: the FVRD's Area C Official Community Plan page names Lake Errock among the communities in its plan area, and the City of Mission does not govern it.

Is there a market statistic for Lake Errock?

For counts, yes: SnapStats carries a Lake Errock sub-area row under the Mission board grouping — September 2026 recorded 16 detached listings with 1 sold (6% sales ratio) and 1 Condos & Townhomes listing with 0 sold (ratio NA). But no median or other price figure for Lake Errock is published — SnapStats publishes medians at community level only, and Mission's community medians are not Lake Errock's (as of September 2026, Source: SnapStats FVR/GVR September 2026 report).

What governs building on a Lake Errock lot?

The Fraser Valley Regional District: its Electoral Area C Official Community Plan, Bylaw 1747, 2024 (adopted September 18, 2025), covers Lake Errock and includes a Lake Errock Neighbourhood Plan — it replaced the former OCP Bylaw No. 0020, 1998 — and FVRD zoning applies lot by lot; a specific lot's designation, permit areas and permitted dwellings must be confirmed with the FVRD for the PID.

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 was super helpful, answering our many questions promptly! He made the home buying process as seamless as it could be and really advocated for us as first-time buyers. We recommend working with Jared as your realtor!”

    A.R. 2 April 2024 · Google review

  • 5 out of 5 stars

    “stellar service and quality execution. will reco him to anyone i know who needs a realtor.”

    L.M. 9 February 2022 · Google review

  • 5 out of 5 stars

    “Hiring Jared as our realtor was one of the best decisions we made during our purchasing & selling process. Jared goes above and beyond to ensure your real estate needs and requirements are met with exceeding expectations…”

    T.W. 11 November 2020 · Google review

Lake Errock by home type

More Mission real estate

Condo buildings in Lake Errock

Streets, schools and transit near Lake Errock condos

  • This page covers the unincorporated community of Lake Errock, on the lake of the same name near Harrison Mills, east of Mission. Listings here carry the board sub-area "Lake Errock" and a "Mission" mailing address, on streets including Bayview Road, Malcolm Road, Morris Valley Road and Lougheed Highway.
  • Planning frame: the governing plan is the FVRD's Electoral Area C Official Community Plan, Bylaw 1747, 2024, adopted by the Regional Board on September 18, 2025, which includes a dedicated Lake Errock Neighbourhood Plan; it replaces the former consolidated OCP Bylaw No. 0020, 1998 (titled for "Portions of Area C: Morris Valley, Harrison Mills, Lake Errock").
  • Neighbours, as references only: Harrison Mills (west, in the same Electoral Area C plan area), the District of Kent / Agassiz (east, across the Harrison River side), and Mission (west, the nearest city) — none of them governs Lake Errock.
  • The FVRD's own election notice places "Harrison Mills–Lake Errock portion of Area C" voters in the School District No. 75 (Mission) rural trustee election, alongside Deroche (Area G) voters.
  • The former Area C OCP (Bylaw No. 0020, 1998) included geological-hazard and environmentally-sensitive development permit areas.
  • Listing-card drive-time claims ("20 mins to Mission") are not adopted.

Local rules that affect condo buyers in Lake Errock

  • Planning and zoning (local): the FVRD's Electoral Area C Official Community Plan, Bylaw 1747, 2024 (adopted September 18, 2025), covers Lake Errock and includes a Lake Errock Neighbourhood Plan — it replaced the former OCP Bylaw No. 0020, 1998 — and FVRD zoning applies lot by lot. City of Mission and District of Kent plans do not apply.

Good to know about Lake Errock condos

  • The plan for this community is brand new. The FVRD adopted a new Electoral Area C Official Community Plan — Bylaw 1747, 2024, adopted September 18, 2025, with a dedicated Lake Errock Neighbourhood Plan — replacing a consolidated plan from 1998 (Bylaw No. 0020).
  • There is no school to walk to, in either direction, without a district check. No school sits in Lake Errock on the Ministry record; the FVRD notice ties the area to SD75 trustee elections, SD78 schools sit across the river at Agassiz, and no catchment document for a Lake Errock address was opened — a family buying here is buying a drive, in a district they must confirm first.

The province-wide rules are on one page: BC condo buying rules.

Sources for the condo notes on Lake Errock

Townhome complexes in Lake Errock

Streets, schools and transit near Lake Errock townhomes

  • Governance: Lake Errock is unincorporated land in FVRD Electoral Area C. The FVRD's Area C Official Community Plan page states the plan area "spans from the Harrison River to the east of Deroche and includes Morris Valley, Harrison Mills, Lake Errock, and the eastern portions of the Deroche Bench." The current plan is the FVRD's Electoral Area C Official Community Plan, Bylaw 1747, 2024, adopted by the Regional Board on September 18, 2025, which includes a dedicated Lake Errock Neighbourhood Plan; it replaces the former consolidated OCP Bylaw No. 0020, 1998.
  • Where the townhouse stock concentrates: nowhere.
  • Listing-card drive-time claims ("20 mins to Mission") are not adopted.

Local rules that affect townhome buyers in Lake Errock

The rules that apply across Abbotsford (zoning, suites, strata, land and taxes) are on one page: buying a home in Abbotsford: the rules.

  • Why this section still matters with zero townhouse stock: a Lake Errock buyer comparing a Morris Valley strata lot (Tapadera, Eagle Point, River Reach) against a city townhouse elsewhere needs both halves — the strata rules that DO apply to those bare-land and single-family stratas, and the fee-simple reality that governs most of the community. Both are stated below, kept separate.
  • Form B diligence (any strata purchase here — Tapadera LMS648, Eagle Point, River Reach): Strata Property Act s. 59 — the Form B states the lot's monthly strata fees, amounts owing, approved special levies still payable, the CRF balance and an insurance summary, with the rules, current budget, any Rental Disclosure Statement and the most recent depreciation report attached; provided within 7 days, maximum $35 plus up to 25 cents per page. For a bare-land strata the Form B is also where lot-use rules (RV / park model / manufactured home permissions) are proved — listing text is not proof.
  • Local plan — FVRD, not a city: the governing plan is the FVRD Electoral Area C Official Community Plan, Bylaw 1747, 2024 (adopted September 18, 2025), including the Lake Errock Neighbourhood Plan; it replaces OCP Bylaw No. 0020, 1998. Tapadera's own development guide refers to a Consolidated Zoning Bylaw No. 1638, 2021 for Holiday Park requirements. A specific lot's designation, permit areas and permitted dwellings: confirm with the FVRD for the PID.
  • Do not apply Surrey's, Mission's or any city's SSMUH tiers here.
  • ALR frame (applies parcel by parcel): any Lake Errock-area parcel in the Agricultural Land Reserve follows the ALC housing frame — one principal residence at a maximum of 500 m², a secondary suite only inside the principal residence, plus at most one additional residence of 90 m² (parcels ≤40 ha) or 186 m² (parcels >40 ha). ALR stratification bar: ALR residences cannot be stratified — a farm property cannot be converted into townhouse strata lots.
  • RURAL property tax regime — explicitly different from Mission's: Lake Errock is unincorporated, so the owner receives the property tax notice from the Province's Surveyor of Taxes Office and pays property taxes to the Province, not to the FVRD or any city. Under the Taxation (Rural Area) Act s. 11, rural property taxes are due July 2, a 5% penalty is added to any portion unpaid on July 2, and a further 5% penalty is added to any portion unpaid on October 31. Do not apply the City of Mission's flat 10% penalty or any city's staged dates here.

Good to know about Lake Errock townhomes

  • The Electoral Area C OCP, Bylaw 1747, 2024, was adopted September 18, 2025 and includes a dedicated Lake Errock Neighbourhood Plan, replacing Bylaw No. 0020, 1998.
  • Two different "strata" products share one road and neither is a townhouse. Morris Valley Road carries a bare-land RV/park-model strata (Tapadera, LMS648, Harrison Mills side) and detached estate-home stratas (Eagle Point, River Reach) within a short drive of each other — a buyer comparing monthly fees across them is comparing a recreation lot's services against a golf-course estate's, not two versions of the same purchase.
  • The lake's boating character is listing text, not an official finding. Confirm frontage, dock tenure and boating rules on title and with the FVRD/Province before marketing water access.
  • There is no Lake Errock price figure to quote. SnapStats publishes no median, $/sq ft, sale-to-list or days-on-market figure for the sub-area — pricing evidence has to come from the property's own comparables, and Mission's published medians describe a city market across the river.

The province-wide rules are on one page: BC townhome buying rules.

Sources for the townhome notes on Lake Errock

Lots and land in Lake Errock

What trades here

  • Bare-land strata — its own form, documented here as land: Tapadera Estates, 14600 Morris Valley Road — bare-land strata (Strata Plan LMS648): A bare-land strata lot is strata tenure on the lot itself — Form B, strata fees for common property and registered bylaws apply to the lot; it is not fee-simple, and a lot with an RV, park model or manufactured home on it is still bare-land strata. Its listings also describe it as a Harrison Mills community, so its presence in the Lake Errock feed is board-line spillover.
  • Detached estate homes on strata lots are single-family strata — the lot carries strata tenure even though the house form is detached.
  • Obtain the actual reports and confirm they are current and transferable before valuing a build.
  • "Waterfront," dock and boat-access language in listing text is not a right — confirm frontage and dock tenure on title and with the FVRD/Province.
  • ALR vs non-ALR split: no split is published and none is stated.
  • Matsqui-style assembly language does not apply here; no proposal is named or counted.

Streets, schools and transit near Lake Errock lots

  • Governance: Lake Errock is FVRD Electoral Area C land. The FVRD's Area C OCP page states the plan area "spans from the Harrison River to the east of Deroche and includes Morris Valley, Harrison Mills, Lake Errock, and the eastern portions of the Deroche Bench." The FVRD is the local government; City of Mission and District of Kent bylaws, zoning and tax rules do not apply here.

Local rules that affect land buyers in Lake Errock

  • OCP: FVRD Electoral Area C Official Community Plan, Bylaw 1747, 2024 — adopted by the Regional Board on September 18, 2025 — current: It includes dedicated Neighbourhood Plans for Harrison Mills and Lake Errock and replaces the former consolidated OCP Bylaw No. 0020, 1998 (titled for "Portions of Area C: Morris Valley, Harrison Mills, Lake Errock").
  • Zoning / subdivision / servicing (FVRD): FVRD zoning applies lot by lot.
  • Bare-land strata block (for a Tapadera-type lot, wherever one trades): Form B (SPA s.59) within 7 days, max $35 + 25¢/page, with rules, budget and most recent depreciation report attached; depreciation reports on a 5-year cycle for stratas with 5+ lots since Jul 1, 2024; minimum 10% CRF contribution since Nov 1, 2023; rental-restriction bylaws void since Nov 24, 2022 (short-term may still be restricted); only 55+ age bylaws valid (SPA ss.123.1/123.2 + Reg 7.01 + May 1, 2023 exemptions) — a "45+" listing line is not a valid BC age bylaw.

Good to know about Lake Errock lots

  • The plan changed in 2025.
  • Tapadera Estates is bare-land strata (LMS648, RV/park-model lots); Eagle Point Estates is freehold strata in single-family form (detached houses on strata lots). Neither is a fee-simple subdivision, and Tapadera's listings describe it as a Harrison Mills community.
  • The Statistics Canada profile host could not be read, and no population figure from any secondary summary was substituted.

The province-wide rules are on one page: BC land buying rules.

Sources for the land notes on Lake Errock

Acreage and rural land in Lake Errock

What acreage actually trades in Lake Errock: rural, lot-by-lot fee-simple ground — lake and acreage parcels on Bayview Road, Malcolm Road and Morris Valley Road, and building lots whose servicing is well/septic on the face of the listings.

The ground in Lake Errock

  • Fee-simple parcels — the substance: A fee-simple parcel carries no strata corporation, no Form B and no strata fees unless title says otherwise.
  • “Waterfront,” dock and boat-access language in listing text is not a right — confirm frontage and dock tenure on title and with the FVRD/Province.
  • Hazard and riparian diligence: Obtain the actual perc/geotech/riparian reports, confirm they are current and transferable, before valuing a build.

Streets, schools and transit near Lake Errock acreages

  • Neighbours, as references only: Harrison Mills (west, same Area C plan area), District of Kent / Agassiz (east, across the Harrison River side), and Mission (west, nearest city) — none of them governs Lake Errock.
  • Mission community figures are board context for a different market and are not presented as Lake Errock figures here.

Good to know about Lake Errock acreages

  • The mailing address lies about the government: Every listing carries a Mission address and the page is titled “Mission BC Waterfront,” but zoning, permits, servicing and taxes run through the FVRD (Area C) and the Province — Mission and Kent bylaws and tax dates must never be applied to a Lake Errock purchase.
  • The tax calendar is the rural one, not Mission's: Penalties land Jul 2 and Oct 31 (5% + 5%) under Taxation (Rural Area) Act s.11 — a buyer budgeting on Mission's flat 10% after Jul 2 has the wrong jurisdiction and the wrong calendar.

The province-wide rules are on one page: BC acreage buying rules.

Sources for the acreage notes on Lake Errock

Mobile and manufactured homes in Lake Errock

The parks and communities

  • Tapadera Estates: A bare-land strata lot is strata tenure — the buyer owns the lot and the home on it, pays strata fees, is bound by the registered bylaws, and diligence runs through the Form B; it is not a pad tenancy and the MHPTA does not govern the lot.
  • Home construction form, home by home: a Tapadera lot may carry an RV, a park model or a manufactured home under the strata's lot-development rules — the tenure does not change with the unit on the lot. Whether any individual home is factory-built is checked home by home (title, any Manufactured Home Registry record, CSA label).

Local rules that affect park-home buyers in Lake Errock

  • Zoning / OCP — FVRD frame: OCP: FVRD Electoral Area C Official Community Plan, Bylaw 1747, 2024 (adopted September 18, 2025), including the Lake Errock Neighbourhood Plan. No FVRD zoning or servicing bylaw number is asserted.
  • ALR (parcel by parcel, only where the parcel is in the reserve): subdivision within the ALR requires ALC approval; ALR residences cannot be stratified; caps: principal ≤500 m², suite within principal only, additional residence 90 m² (≤40 ha) / 186 m² (>40 ha). Manufactured homes on farm ground are permitted only via the ALR Use Regulation s.34(3) / ALC Policy L-25 manufactured-home residence route plus the Non-Adhering Residential Use (NARU) route.

Good to know about Lake Errock mobile homes

  • The tax calendar is the rural one, not Mission's: Rural penalties land July 2 and October 31 (5% + 5%) under the Taxation (Rural Area) Act s.11 — a buyer budgeting on Mission's flat 10% after July 2 has the wrong jurisdiction and the wrong calendar.
  • Tapadera Estates is bare-land strata (LMS648, RV/park-model lots); Eagle Point Estates is freehold strata in single-family form (detached houses on strata lots).

The province-wide rules are on one page: BC mobile home buying rules.

Sources for the mobile-home notes on Lake Errock

What's nearby Lake Errock

Times are from OpenStreetMap routing, November 2026.

Transit

  • No rapid-transit station and no bus exchange serves Lake Errock. The FVRD administers three BC Transit routes — Route 66 Fraser Valley Express, Route 71 Agassiz-Harrison and Route 72 Hope — and none of them is routed to Lake Errock.

Sources for what’s nearby

Areas near Lake Errock

The 8 closest neighbourhoods we cover, nearest first. Distances are straight-line between centre points, so the drive is longer.

Centre points: OpenStreetMap contributors and Wikipedia.

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