Matsqui, Abbotsford: Neighbourhood Guide

Neighbourhood guide · City of Abbotsford

Living in Matsqui

Matsqui sits north of Abbotsford on the Fraser River, with Matsqui Village as a small residential community surrounded by Matsqui Prairie farmland. The Matsqui Dike protects the prairie, so flood questions matter here.

Written by Jared Gibbons, REALTOR®, Royal LePage Little Oak Realty, on October 10, 2026. I have worked in Fraser Valley 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 City of Abbotsford and the Agricultural Land Commission.

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

Free property check

Looking at a home in Matsqui?

Type the address to see its zoning, ALR status, lot size and other public map checks. Then send it to me and I’ll check the ALR, flood, well and septic questions before you write an offer.

Call or text 604-928-1361

Covers Surrey, Langley (City and Township) and Abbotsford. General information from public municipal and provincial maps, not a survey or legal advice. The address is only used to look up public map data. Prefer to write directly? jaredgibbons@royallepage.ca

Quick facts

Matsqui at a glance

Compiled from official sources. Details change, so use the links on each card to confirm.

Location

LocationMatsqui and the prairie

Official name
Matsqui is an official BC urban community within the City of Abbotsford
Name
Refers to a Halkomelem-speaking First Nation of the lower Fraser
Prairie
Matsqui Prairie is north of Abbotsford
Area profile

ProfileMatsqui Prairie (2021 data)

Area
About 5 km² north of Abbotsford, outside the Urban Development Boundary, mainly agricultural
Residents
3,030, with 88% single-detached homes
Average house value
$1,345,000 in 2021, up from $851,508 in 2016
Dike

DikeMatsqui Dike

Protects
Nearly 5,000 hectares of farmland, plus Clayburn, Matsqui Village, Matsqui First Nation and Highway 11
Pumps
Pump stations move water over the dikes in winter and spring
City of Abbotsford
River

RiverbankFraser River erosion

Since 1997
Seven erosion arcs have formed along the Fraser’s south bank between the north tip of Matsqui Prairie and Sumas Mountain
Close call
One arc, east of Beharrell Road, came within 30 m of the Matsqui Dike after the 2013 freshet
City diking and drainage
City

AbbotsfordCity of Abbotsford

Population
153,520 (City of Abbotsford profile, 2021 Census data)
ALR
About 72% of the City’s land is in the ALR
OCP
Official Community Plan Bylaw 2600-2016
City community planning

Homes for sale

Homes for sale in Matsqui

Live MLS® listings, updated daily.

Matsqui Homes & Acreages for Sale | Abbotsford Real Estate

Matsqui offers peaceful rural living with farmland, wide-open spaces, and mountain scenery. The community includes acreages, heritage homes, and agricultural estates. Explore available Matsqui listings below, and contact Jared today for acreage-specialist support.
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1-12/14

  • 33456 Clayburn Road, Abbotsford, BC V2S 7T8 – MLS R3173262

    33456 Clayburn Road Matsqui Abbotsford V2S 7T8
    Main Photo: 33456 Clayburn Road, Abbotsford, BC V2S 7T8 – MLS R3173262

    33456 Clayburn Road Abbotsford V2S 7T8 Matsqui

    $2,349,900
    Residential
    Status:
    Active
    MLS® Num:
    R3173262
    Bedrooms:
    4
    Bathrooms:
    2
    Floor Area:
    2,094 sq. ft.
    Stop the car! Superb executive 3.75 acre Matsqui gem property now available on no-through Clayburn Road, above floodplain, in move-in condition. Excellent 3 level split with large common area adjoining a heated covered patio with outdoor kitchen. 3 bedrooms up including primary and a stunning 5 pcs bathroom. Downstairs we have a family room, extra bedroom, laundry and flex room. Detached shop(s) to the side can house your toys, tools and equipment, while there are great gardening options as well, a chicken coop, and space for your RV. Behind, the land rises to offer sweeping valley views, and would offer a great building site in the future. Too much to describe here, make your move to serenity! More details
    Listed by Royal Lepage Wheeler Cheam
    LISTING DETAILS
    JARED GIBBONS

  • 32219 Harris Road, Abbotsford, BC V4X 1W1 – MLS R3164746

    32219 Harris Road Matsqui Abbotsford V4X 1W1
    Main Photo: 32219 Harris Road, Abbotsford, BC V4X 1W1 – MLS R3164746

    32219 Harris Road Abbotsford V4X 1W1 Matsqui

    $1,599,000
    Residential
    Status:
    Active
    MLS® Num:
    R3164746
    Bedrooms:
    3
    Bathrooms:
    1
    Floor Area:
    1,560 sq. ft.
    4.77 acres in the desirable Matsqui Prairies, offering beautiful mountain and farmland views and a picturesque country setting. A fantastic opportunity to build your dream home and create the lifestyle you’ve always wanted. Enjoy peaceful rural living while remaining close to the city and Highway 11. Fertile land with A2 zoning offers a variety of agricultural, hobby farm, and farm-based opportunities. Plenty of space for trucks, RVs and equipment. The existing older home has potential to renovate while you plan your future build. A rare opportunity to own acreage with endless possibilities—build, invest, or enjoy country living. More details
    Listed by RE/MAX Truepeak Realty
    LISTING DETAILS
    JARED GIBBONS

  • 35815 Page Road, Abbotsford, BC V3G 1P3 – MLS R3163741

    35815 Page Road Matsqui Abbotsford V3G 1P3
    Main Photo: 35815 Page Road, Abbotsford, BC V3G 1P3 – MLS R3163741

    35815 Page Road Abbotsford V3G 1P3 Matsqui

    $849,900
    Residential
    Status:
    Active
    MLS® Num:
    R3163741
    Bedrooms:
    3
    Bathrooms:
    1
    Floor Area:
    960 sq. ft.
    That cute one with the 30'x30' WORKSHOP on .35 Acre..! Rare opportunity here among Matsqui acreages... it's your own acreage-style living without all the work! Home is clean and updated with 2 bedrooms on main, awesome flex space upstairs (3rd bed + office?) and a full 6ft basement area awaiting your finishing touches or extra storage spaces. FULLY FENCED .35 acre lot with fruit trees and 3 covered balconies to enjoy! Large detached WORKSHOP with additional hot/cold plumbing. RV space w/septic and water hooked up + plenty of Boat/Truck/Trailer parking. Drainage tile done 2024, HWT 2020, Septic pumped 2022, Roof approx 2009. School bus at curb if needed! Fantastic package in a highly desirable location. More details
    Listed by Royal Lepage Wheeler Cheam
    LISTING DETAILS
    JARED GIBBONS

  • 3499 Wright Street, Abbotsford, BC V2S 6B3 – MLS R3161783

    3499 Wright Street Matsqui Abbotsford V2S 6B3
    Main Photo: 3499 Wright Street, Abbotsford, BC V2S 6B3 – MLS R3161783

    3499 Wright Street Abbotsford V2S 6B3 Matsqui

    $1,099,000
    Residential
    Status:
    Active
    MLS® Num:
    R3161783
    Bedrooms:
    4
    Bathrooms:
    3
    Floor Area:
    1,971 sq. ft.
    Renovated, AND a large lot, AND a detached shop, AND right next to a school. There is no other house like this on the market! Set on a flat, usable 12,800 sq ft lot in East Abbotsford, this 4 bed + den, 3 bath home is next to Thomas Swift Elem. Renovations include kitchen, bathrooms, windows, flooring, paint & more, plus a redone driveway & retaining wall done in 2023. Enjoy parking for 8+ vehicles, a theatre-style family room, Google-compatible smart home features & wired speakers throughout. Outside is an entertainers dream - a nearly 400 sq ft covered deck, large backyard, hot tub, plus an impressive detached shop with attached office, ideal for a contractor, tradesperson or home-based business. No ifs, ands or buts about this one - Book your showing today! More details
    Listed by Oakwyn Realty Ltd.
    LISTING DETAILS
    JARED GIBBONS

  • 9 5924 Riverside Street, Abbotsford, BC V4X 1T8 – MLS R3162400

    9 5924 Riverside Street Matsqui Abbotsford V4X 1T8
    Main Photo: 9 5924 Riverside Street, Abbotsford, BC V4X 1T8 – MLS R3162400

    9 5924 Riverside Street Abbotsford V4X 1T8 Matsqui

    $1,399,999
    Residential
    Status:
    Active
    MLS® Num:
    R3162400
    Bedrooms:
    6
    Bathrooms:
    4
    Floor Area:
    3,055 sq. ft.
    Brand New in Matsqui Heights! Beautiful custom home in an exclusive 10-home, fully fenced subdivision with a peaceful greenbelt setting and excellent privacy at the back. Bright open-concept main floor with 3 bedrooms, spacious living areas and a chef-inspired kitchen with separate spice kitchen. Downstairs offers a private 2-bedroom legal suite plus separate accommodation for parents/in-laws with its own entrance, bedroom, living area and bathroom. Private school across the street, with parks, trails, shopping and highway access only minutes away. Vacant and easy to show — come see it today. More details
    Listed by Century 21 Coastal Realty Ltd.
    LISTING DETAILS
    JARED GIBBONS

  • 7121 Beharrell Road, Abbotsford, BC A9A 9A9 – MLS R3159659

    7121 Beharrell Road Matsqui Abbotsford A9A 9A9
    Main Photo: 7121 Beharrell Road, Abbotsford, BC A9A 9A9 – MLS R3159659

    7121 Beharrell Road Abbotsford A9A 9A9 Matsqui

    $2,669,900
    Land
    Status:
    Active
    MLS® Num:
    R3159659
    Prime Matsqui acreage with beautiful mountain views! This 10.36-acre rectangular parcel offers an excellent opportunity to build your dream home and enjoy the best of rural living. The property features a full-production blueberry farm with approximately 5 acres of Duke blueberries, 2.5 acres of Elliott blueberries, 2 acres of Calypso blueberries, and 0.5 acre of strawberries. The property includes an irrigation system, irrigation poles, a 22' x 35' (770 sq. ft.) 2-bay shop, and 200-amp BC Hydro service. With approximately 505 feet of frontage and a perfectly rectangular layout, this is a rare opportunity to own a productive farm in a desirable Matsqui location with stunning mountain views. Contact for more details! More details
    Listed by Royal LePage Little Oak Realty
    LISTING DETAILS
    JARED GIBBONS

  • 4115 Prairie Street, Abbotsford, BC V4X 1X2 – MLS R3149942

    4115 Prairie Street Matsqui Abbotsford V4X 1X2
    Main Photo: 4115 Prairie Street, Abbotsford, BC V4X 1X2 – MLS R3149942

    4115 Prairie Street Abbotsford V4X 1X2 Matsqui

    $2,999,999
    Residential
    Status:
    Active
    MLS® Num:
    R3149942
    Bedrooms:
    5
    Bathrooms:
    4
    Floor Area:
    5,426 sq. ft.
    A rare opportunity to own this exceptional 5.37-acre estate in one of the area's most prestigious neighbourhoods, overlooking the golf course. This impressive custom home offers over 5,000 sq. ft. of living space with spacious principal rooms, generous bedrooms, and endless potential. Enjoy your own private backyard oasis featuring an in-ground swimming pool, mature landscaping, and breathtaking views. The property offers outstanding privacy while being just minutes from amenities. Buyers are encouraged to verify potential subdivision or future development opportunities with the City. A truly one-of-a-kind estate offering luxury, space, and long-term potential. More details
    Listed by Century 21 Coastal Realty Ltd.
    LISTING DETAILS
    JARED GIBBONS

  • 4024 Prairie Street, Abbotsford, BC V4X 1X2 – MLS R3135381

    4024 Prairie Street Matsqui Abbotsford V4X 1X2
    Main Photo: 4024 Prairie Street, Abbotsford, BC V4X 1X2 – MLS R3135381

    4024 Prairie Street Abbotsford V4X 1X2 Matsqui

    $2,199,000
    Residential
    Status:
    Active
    MLS® Num:
    R3135381
    Bedrooms:
    5
    Bathrooms:
    4
    Floor Area:
    5,299 sq. ft.
    Custom built 5,300 Sq.Ft. home on 1 ACRE just minutes to town and MEI! Located in one of Abbotsford’s most convenient locations, this stunning 5 bed, 4 bath family home offers a 1 bed +den in law suite for flexibility or rental income. Walking in, you are greeted with soaring vaulted ceilings & oversized windows that flood the space with natural light. The primary is conveniently on the main level & features a spa inspired ensuite. Upstairs offers 3 bdrms and a rec room, perfect for relaxing or family space. Step outside to a stunning private yard, perfect for entertaining & enjoying summer evenings with friends & family. Zoning allows for a coach house. Prime location just 1 min from new privately run Sikh-based Khalsa Elementary school, post-secondary institution & daycare development. More details
    Listed by B.C. Farm & Ranch Realty Corp.
    LISTING DETAILS
    JARED GIBBONS

  • 35011 Townshipline Road, Abbotsford, BC V3G 1R5 – MLS R3129084

    35011 Townshipline Road Matsqui Abbotsford V3G 1R5
    Main Photo: 35011 Townshipline Road, Abbotsford, BC V3G 1R5 – MLS R3129084

    35011 Townshipline Road Abbotsford V3G 1R5 Matsqui

    $3,199,900
    Residential
    Status:
    Active
    MLS® Num:
    R3129084
    Bedrooms:
    6
    Bathrooms:
    4
    Floor Area:
    2,947 sq. ft.
    BLUEBERRY FARM! 35.6 Acre property in Matsqui with nearly 3000 SQ/FT home! This property features approx. 6.5 Acres on the hillside of which approx. 1.5 Acres are OUT OF THE ALR! The balance of the land approx. 29 Acres is fully useable & farmable with approx. 21 Acres planted with Duke variety & approx. 1.5 acres planted with Reka variety blueberries. Property features a large rancher with in law suite. Property features City Water & natural gas. Beharrell Road dedication runs along the east side of the property, current owner have back gate access. Property is extremely private! DO NOT ENTER WITHOUT APPOINTMENT. More details
    Listed by B.C. Farm & Ranch Realty Corp.
    LISTING DETAILS
    JARED GIBBONS

  • 6655 Beharrell Road, Abbotsford, BC V3G 1P1 – MLS R3105218

    6655 Beharrell Road Matsqui Abbotsford V3G 1P1
    Main Photo: 6655 Beharrell Road, Abbotsford, BC V3G 1P1 – MLS R3105218

    6655 Beharrell Road Abbotsford V3G 1P1 Matsqui

    $1,995,000
    Residential
    Status:
    Active
    MLS® Num:
    R3105218
    Bedrooms:
    4
    Bathrooms:
    3
    Floor Area:
    2,760 sq. ft.
    Welcome to 6655 Beharrell Rd in Matsqui and this fantastic 10acre property. Featuring a 1 owner 1980 built home that offers 4 bedrooms, 3 bathrooms with large primary rooms, this home has enough room for a large family. The housed is set back off the road and is reached by a tree lined driveway. The property is serviced by 2 wells with ample water for your farming venture as well as the residence. For 20+ years its been run as a wholesale nursery operation, the land is planted with many desirable trees and shrubs and offers a turnkey business venture. Additional income could be achieved by offering onsite retail sales. There is also a 40' x 24' barn with loft which offers loads of storage for your equipment or would hold some animals. This property offers over 500' of frontage. A2 zoned. More details
    Listed by Sutton Group-West Coast Realty (Abbotsford)
    LISTING DETAILS
    JARED GIBBONS

  • 32383 Downes Road, Abbotsford, BC V2T 1X3 – MLS R3089087

    32383 Downes Road Matsqui Abbotsford V2T 1X3
    Main Photo: 32383 Downes Road, Abbotsford, BC V2T 1X3 – MLS R3089087

    32383 Downes Road Abbotsford V2T 1X3 Matsqui

    $11,500,000
    Residential
    Status:
    Active
    MLS® Num:
    R3089087
    Bedrooms:
    5
    Bathrooms:
    2
    Floor Area:
    2,688 sq. ft.
    23.65 acres on Downes Rd and within the urban boundary of Abbotsford. Out of the ALR. A very unique property that deserves a keen vision for the future. Currently zoned CR Country Residential but in the OCP Land use as SSMUH-4 which allows up to 4 units per lot. The City of Abbotsford may look at higher density and or school/assembly use. The land is rolling with outstanding views to the north. There is a large ravine that dissects the property which creates several large building sites and would create a very special development. Property is currently used for farming and has a very livable older home plus several outbuildings. Very close to MEI and the soon to be built Khalsa School. Only 5 mins to the city center. Municipal water and sewer at the road. Appointments required to view the More details
    Listed by Sutton Group-West Coast Realty (Abbotsford)
    LISTING DETAILS
    JARED GIBBONS

  • 32702 Harris Road, Abbotsford, BC V4X 1W1 – MLS R3058675

    32702 Harris Road Matsqui Abbotsford V4X 1W1
    Main Photo: 32702 Harris Road, Abbotsford, BC V4X 1W1 – MLS R3058675

    32702 Harris Road Abbotsford V4X 1W1 Matsqui

    $2,999,900
    Residential
    Status:
    Active
    MLS® Num:
    R3058675
    Bedrooms:
    5
    Bathrooms:
    3
    Floor Area:
    2,778 sq. ft.
    Desirable Corner Property with 2 Legal Homes and 2 Road Frontages on 19.97 Acres in a Great Central Location in Matsqui Prairie. Approximately 12 acres planted in mature Blueberries. Original farmhouse and solid older 2-storey 1800 sq ft barn have access off of Harris Rd. Both homes are connected to City Water. There is also plenty of room for truck parking. The Primary 2778 sq ft Basement Entry 5 bedroom/3 bath home with a 2 bedroom In-Law Suite and a large sundeck for entertaining with Mt Baker views plus a detached single bay garage/workshop has access off of 5541 GLADWIN RD. More details
    Listed by Homelife Advantage Realty Ltd.
    LISTING DETAILS
    JARED GIBBONS
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Data was last updated October 10, 2026 at 10:35 PM (UTC)
Reciprocity Logo
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 in Matsqui

Public schools (Abbotsford School District) at addresses in or near this area.

Elementary

Máthxwí ElementaryAbbotsford Schools (SD34)

Address
33661 Elizabeth Avenue, Abbotsford
Grades
K to 5
School website

Matsqui Elementary was renamed Máthxwí Elementary in 2021. Catchments are set by address, and one area can be split between several schools. Use the Abbotsford School District catchment locator to check the exact address before you buy.

Parks and trails

Parks and trails in Matsqui

From the City of Abbotsford parks and trails pages. Check the City for current hours and closures.

Trail

On the FraserMatsqui Trail Regional Park

Length
16.86 km along the Fraser River, including dike and foreshore trails
Use
Horses, bikes and walkers; part of the Trans Canada Trail
Hours
Open 6 am to 8 pm
City of Abbotsford trails

Homes and land

What to look at in a Matsqui property

On the prairie, flood protection joins the usual rural questions.

Acreage

Acreage1 to 10 acres

Sizes
1 to 4.99 acres, and 5 to 10 acres
Look at
Usable versus treed or wet land, drainage, access and fencing
Ask
Well flow and water quality, septic age and service history, and ALR status
Farms

Farms10 acres and up

Sizes
10 to 19.99 acres, and 20 acres and up
Look at
Soil, drainage, barns, fencing and water for animals or crops
Ask
What the zone allows for agriculture, and whether BC Assessment farm class applies
Village

Smaller lotsMatsqui Village homes

Look at
Lot size, the age of the house, and the drainage around it
Ask
Whether the lot is on City water and sewer or a well and septic, and what the zone allows
Watch for
Assuming a village lot can be split or built on like a lot in town
Dike

Near the riverBehind the Matsqui Dike

Look at
How close the lot is to the dike and the Fraser riverbank, and how its ditches drain
Ask
Whether the lot is in a floodplain and what building elevation rules apply
Watch for
Overland flood limits on home insurance. Get a quote before you remove subjects.

Planning and zoning

Planning, flooding and the ALR in Matsqui

Matsqui Prairie is outside the Urban Development Boundary and protected by the Matsqui Dike.

  • Matsqui Prairie is outside the Urban Development Boundary.
  • Seven erosion arcs have formed along the Fraser’s south bank since 1997, one only 30 m from the Matsqui Dike.
  • About 72% of Abbotsford’s land is in the Agricultural Land Reserve. ALR status is set property by property, so check the exact address.
  • The Official Community Plan is Bylaw 2600-2016.

See the City’s community planning page and the Agricultural Land Commission. See also the City’s diking and drainage page.

Before you buy in Matsqui

  1. Confirm ALR status and zoning. Check the ALC map and ask the City of Abbotsford what the property is zoned and what that allows.
  2. Test the water. If the home is on a well, get a flow test and a water quality test, and ask for past results.
  3. Inspect the septic. Find out the system’s age and service history, and have it inspected.
  4. Check the outbuildings. Ask whether barns, shops, arenas and suites were built with permits.
  5. Read the title. Look for covenants, rights of way and easements, including any access you rely on.
  6. Find the dike and the river. Ask how close the property is to the Matsqui Dike and the Fraser riverbank and whether it is in a floodplain, and get insurance quotes before you remove subjects.

Selling

Own in Matsqui?

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

Contact Form

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

FAQ

Matsqui questions

Where is Matsqui?

North of Abbotsford on the Fraser River. Matsqui Village is a small residential community surrounded by Matsqui Prairie farmland.

Is Matsqui protected from flooding?

The Matsqui Dike protects nearly 5,000 hectares of farmland plus Matsqui Village and Clayburn. Check the flood status of the exact property.

What is Matsqui Trail Regional Park?

A 16.86 km trail along the Fraser River for horses, bikes and walkers, part of the Trans Canada Trail, open 6am to 8pm.

Which school is in Matsqui?

Máthxwí Elementary on Elizabeth Avenue. Check the Abbotsford School District catchment locator for the exact address.

Is Matsqui in the ALR?

Matsqui Prairie is mainly agricultural, and about 72% of Abbotsford is in the ALR. Check the exact property on the Agricultural Land Commission map. You can also check an address with the zoning lookup at the top of this page.

How do I see current Matsqui listings?

Use my Matsqui homes for sale page, or call or text me at 604-928-1361.

Is there a park in Matsqui Village?

Yes. Matsqui Village Park is at 6074 Riverside Road, and Matsqui Trail Regional Park runs along the Fraser River nearby.

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 and community plans change. Confirm everything that matters to your decision with the City of Abbotsford and the Agricultural Land Commission, the school district 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

Client reviews

What clients say

Five-star reviews from clients I have helped buy and sell, posted on my Google Business Profile. Short excerpts, quoted word for word; initials only.

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Free Matsqui property check

Reciprocity Logo 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.