Mission, BC: Neighbourhood Guide

Neighbourhood guide · City of Mission · the main urban area

Living in Mission BC

Mission BC is an MLS® sub-area name. The City of Mission doesn’t publish a boundary for it. The City’s Heritage Context Study describes Mission as 250 square kilometres in size, on the north bank of the Fraser River. My working description, not an official boundary: the main urban area, from the Fraser River up through the central streets and the Cedar Valley growth area. On this site, listings tagged Mission BC are mainly on Cedar Street, Dewdney Trunk Road, Tunbridge Avenue, 3rd Avenue, Best Avenue and Cherry Avenue. My Mission-West guide covers Silverdale and the southwest.

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 City of Mission 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 Mission BC?

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

Mission BC at a glance

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

Transit

West Coast Express and busesMission City Station

Train
TransLink says the West Coast Express travels between Downtown Vancouver and Mission City on weekdays during morning and evening rush hours, westbound only in the mornings and eastbound only in the afternoon and evening
Times
The West Coast Express page lists five westbound trains from Mission City, at 5:25, 5:55, 6:25, 6:55 and 7:25 a.m.
Station
Mission City Station is at 33200 North Railway Avenue, and the buses that connect to it are operated by BC Transit
Buses
BC Transit’s Central Fraser Valley route list includes Mission routes 31 Valley Connector, 32 West Heights, 33 Cedar Valley, 34 East Side, 35 Hatzic and 39 Shopper Shuttle
TransLink West Coast Express page
Recreation

City recreation centreMission Leisure Centre

Address
7650 Grand Street, Mission, BC V2V 3T3
Plans
The City says the Activity Hub Master Plan covers the 20-hectare Centennial Park and Leisure Centre corridor
City facility page
School

SD75École Mission Senior Secondary

Address
32939 7th Ave, Mission, BC
Grades
10 to 12
New school
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
Plan

City of MissionOfficial Community Plan

Current
The City adopted Official Community Plan Bylaw 6405-2026 on June 1, 2026. It replaces and repeals Bylaw 6350-2025, which the City’s public notice says is substantively the same plan
Before
Before that, Bylaw 6350-2025 was adopted on May 20, 2025, and Bylaw 5670-2017 on January 8, 2018
City public notice

Homes for sale

Homes for sale in Mission BC

Live MLS® listings, updated daily.

Mission BC Homes for Sale | Houses, Condos & Townhomes

Mission BC is a diverse community offering a range of homes, convenient amenities, and great commuter access. Explore all active Mission BC listings below, and contact Jared today for market guidance.

For Mission City Station and the West Coast Express, Mission Leisure Centre, Centennial Park, the Cedar Valley plan and central-city schools, see my Mission BC neighbourhood guide.

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  • 32736 Adams Avenue, Mission, BC V2V 2S1 – MLS R3176264

    32736 Adams Avenue Mission BC Mission V2V 2S1
    Main Photo: 32736 Adams Avenue, Mission, BC V2V 2S1 – MLS R3176264

    32736 Adams Avenue Mission V2V 2S1 Mission BC

    $749,000
    Residential
    Status:
    Active
    MLS® Num:
    R3176264
    Bedrooms:
    4
    Bathrooms:
    2
    Floor Area:
    2,136 sq. ft.
    INVESTORS & BUYERS! This FIXER-UPPER offers loads of potential with 4 bedrooms and 2 bathrooms on a generous 9,000 sq. ft. fully fenced lot with alley access. Updates include upgraded windows and flooring. The main level offers rancher-style living, while the partially finished basement with separate entrance provides additional space and plenty of possibilities. The home needs work but presents a great opportunity to add value and make it your own. Plenty of parking, NO garage. Conveniently located close to schools, amenities and the Cedar Connector. More details
    Listed by RE/MAX Treeland Realty
    LISTING DETAILS
    JARED GIBBONS

  • 39 8430 Nottman Street, Mission, BC V2V 3W4 – MLS R3175992

    39 8430 Nottman Street Mission BC Mission V2V 3W4
    Main Photo: 39 8430 Nottman Street, Mission, BC V2V 3W4 – MLS R3175992

    39 8430 Nottman Street Mission V2V 3W4 Mission BC

    $649,000
    Residential
    Status:
    Active
    MLS® Num:
    R3175992
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    1,478 sq. ft.
    Step into refined living with this exquisite townhome featuring 3 bedrooms, 2.5 bathrooms, meticulously crafted for modern comfort. The kitchen boasts lavish countertops, expansive islands, and sleek modern cabinets. Enjoy seamless flow between the dining and living areas, perfect for family gatherings. With abundant natural light, charming wooden laminate flooring, and lofty ceilings, the main level feels spacious and inviting. Retreat to the generously sized bedrooms for serene relaxation. Nestled in a vibrant neighborhood with easy access to amenities, schools, and parks. Don't miss out on this exceptional opportunity! Schedule your viewing today. Open house Saturday, Oct 17, 2026 & Sunday, Oct 18, 2026 from 1 pm to 4 pm @ Show Home #31 - 8430 Nottman Street, Mission. More details
    Listed by Royal LePage Global Force Realty
    LISTING DETAILS
    JARED GIBBONS

  • 33180 Tunbridge Avenue, Mission, BC V2V 6X9 – MLS R3176088

    33180 Tunbridge Avenue Mission BC Mission V2V 6X9
    Main Photo: 33180 Tunbridge Avenue, Mission, BC V2V 6X9 – MLS R3176088

    33180 Tunbridge Avenue Mission V2V 6X9 Mission BC

    $1,325,000
    Residential
    Status:
    Active
    MLS® Num:
    R3176088
    Bedrooms:
    5
    Bathrooms:
    4
    Floor Area:
    2,498 sq. ft.
    RARE OPPORTUNITY TO SAVE!!! The SHOWHOME at Tunbridge Crossing — Mission's most exciting new communities, proudly developed by luxury builder Grey Properties! This stunning showhome is the pinnacle of the development, featuring over $150,000 in designer upgrades that deliver a true luxury experience from the moment you arrive. A brick-accented front porch with wood soffits creates a stunning first impression. Inside, a spacious great room with statement fireplace opens to an Architectural Digest-worthy kitchen with luxury cabinetry, designer backsplash, and a 36" professional gas range. With 3 beds up and LEGAL 2 BEDROOM SUITE in the basement. Priced with $100,000 discount with one year DEVELOPER LEASEBACK, this is an amazing opportunity to own this STUNNING new home below cost! More details
    Listed by RE/MAX Blueprint
    LISTING DETAILS
    JARED GIBBONS

  • 33475 Cherry Avenue, Mission, BC V2V 2V5 – MLS R3176128

    33475 Cherry Avenue Mission BC Mission V2V 2V5
    Main Photo: 33475 Cherry Avenue, Mission, BC V2V 2V5 – MLS R3176128

    33475 Cherry Avenue Mission V2V 2V5 Mission BC

    $658,000
    Residential
    Status:
    Active
    MLS® Num:
    R3176128
    Bedrooms:
    3
    Bathrooms:
    1
    Floor Area:
    1,272 sq. ft.
    Enjoy the freedom of detached living in this charming 3-bedroom rancher in the heart of Mission! Set on a generous 6,400+ sq.ft lot! The home is bright & thoughtfully refreshed with an open concept living spaces in a practical single-level layout. The home has updated kitchen features with stainless steel appliances, a large island and a dedicated eating area, perfect for everyday meals and gathering with friends. With easy-care appeal, the unfinished basement with exterior access provides valuable storage. Step outside to a fully fenced backyard with room for kids, pets, gardening and summer entertaining and plenty of room for parking! Steps to Edwin Richards Elementary School and close to parks, transit, shopping and everyday amenities, this central location makes daily life convenient. More details
    Listed by Royal LePage Elite West
    LISTING DETAILS
    JARED GIBBONS

  • 33580 10th Avenue, Mission, BC V2V 2K6 – MLS R3176197

    33580 10th Avenue Mission BC Mission V2V 2K6
    Main Photo: 33580 10th Avenue, Mission, BC V2V 2K6 – MLS R3176197

    33580 10th Avenue Mission V2V 2K6 Mission BC

    $1,099,000
    Residential
    Status:
    Active
    MLS® Num:
    R3176197
    Bedrooms:
    5
    Bathrooms:
    3
    Floor Area:
    2,698 sq. ft.
    Quiet Heritage Park cul-de-sac beside Windebank Elementary. Updated 3-bedroom, 2-bathroom main floor with a luxury double shower in the primary ensuite, plus a grandfathered/registered 2-bedroom, 1 bathroom suite with its own laundry, separate entrance and dedicated parking. The 11,000 sq. ft. lot has rear lane access, a 16 x 24 cedar-soffited deck with natural gas outlets, and a 14 x 20 gazebo with a natural gas firepit and 10-person hot tub. Below the deck, a climate controlled 16 x 24 workshop . Upgraded 200A electrical service, in-ground lawn irrigation, instant hot water, and pre-wiring for EV chargers. Heritage Park Middle, Heritage Park Mall and the trails at Heritage Park are a 2-5 minute walk away. More details
    Listed by ComFree
    LISTING DETAILS
    JARED GIBBONS

  • 33040 Arbutus Avenue, Mission, BC V2V 2R8 – MLS R3175998

    33040 Arbutus Avenue Mission BC Mission V2V 2R8
    Main Photo: 33040 Arbutus Avenue, Mission, BC V2V 2R8 – MLS R3175998

    33040 Arbutus Avenue Mission V2V 2R8 Mission BC

    $885,000
    Residential
    Status:
    Active
    MLS® Num:
    R3175998
    Bedrooms:
    6
    Bathrooms:
    2
    Floor Area:
    2,118 sq. ft.
    Welcome to this updated, move-in-ready 6 bedroom, 2 bathroom home in a family-friendly neighbourhood! The main floor was renovated in 2025 with new flooring, modern kitchen cabinets, quartz countertops, a huge island, an updated bathroom, and an electric fireplace. The 2 bedroom basement suite was renovated in 2024, featuring an updated kitchen, bathroom, flooring, quartz countertops and a separate laundry. New hot water tank installed in 2026! Enjoy a large, flat, fully fenced yard close to parks, recreation, transit, and the West Coast Express. Perfect for first-time buyers, families, or investors! Some photos are AI-generated.Open house on Oct 18,2026 Timings 1-3 p.m More details
    Listed by Woodhouse Realty
    LISTING DETAILS
    JARED GIBBONS

  • 10228 Stave Lake Street, Mission, BC V2V 0B5 – MLS R3175331

    10228 Stave Lake Street Mission BC Mission V2V 0B5
    Main Photo: 10228 Stave Lake Street, Mission, BC V2V 0B5 – MLS R3175331

    10228 Stave Lake Street Mission V2V 0B5 Mission BC

    $2,298,000
    Residential
    Status:
    Active
    MLS® Num:
    R3175331
    Bedrooms:
    7
    Bathrooms:
    4
    Floor Area:
    6,187 sq. ft.
    Tucked behind a gated entrance on 6.38 private, fully fenced, south-facing NON-ALR acres just minutes from town, this rare multigenerational 7 bed 4 bath estate offers a peaceful hilltop setting. Beautifully updated since 2017, it blends timeless charm with modern comfort, featuring a showpiece chef’s kitchen with high-end appliances, oversized island and farmhouse sink. Soaring 19’ ceilings and expansive windows fill the grand family room with natural light. Enjoy a walkout basement with second kitchen, wraparound sundeck, A/C, backup generator, powered RV port, horse pen, and a 34’ x 30’ former horse barn converted into a workshop with a power-lift garage door. A dream property that seldom comes to market. More details
    Listed by Planet Group Realty Inc.
    LISTING DETAILS
    JARED GIBBONS

  • 112 33920 Best Avenue, Mission, BC V2V 0L9 – MLS R3175878

    112 33920 Best Avenue Mission BC Mission V2V 0L9
    Main Photo: 112 33920 Best Avenue, Mission, BC V2V 0L9 – MLS R3175878

    112 33920 Best Avenue Mission V2V 0L9 Mission BC

    $484,900
    Residential
    Status:
    Active
    MLS® Num:
    R3175878
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    937 sq. ft.
    CORNER UNIT - MAIN FLOOR - Welcome to Vista at Westminster Plateau, a stunning corner 2-bedroom, 2-bath home offering 937 sq. ft. of bright, modern living and a large balcony designed to take in the surrounding beauty. This well-laid-out Plan H is set in a vibrant new community beside the historic Westminster Abbey, with scenic views toward the Matsqui Valley and lush green landscapes. Enjoy a west-facing exposure that fills the home with natural light, complemented by upgraded laminate flooring, sleek Samsung appliances, and custom wood shelving in the primary bedroom for added style and function. Parking is included for your convenience. Residents enjoy access to premium amenities including a rooftop deck, co-working space, gym and fitness studio, kids’ play zone More details
    Listed by eXp Realty of Canada Inc.
    LISTING DETAILS
    JARED GIBBONS

  • 403 8423 Cedar Street, Mission, BC V4S 1A1 – MLS R3175784

    403 8423 Cedar Street Mission BC Mission V4S 1A1
    Main Photo: 403 8423 Cedar Street, Mission, BC V4S 1A1 – MLS R3175784

    403 8423 Cedar Street Mission V4S 1A1 Mission BC

    $390,000
    Residential
    Status:
    Active
    MLS® Num:
    R3175784
    Bedrooms:
    1
    Bathrooms:
    1
    Floor Area:
    529 sq. ft.
    Silver & Cedar! A new, modern complex in Mission that blends comfort and convenience in a great community! Contemporary kitchen offers S/S appliances including built in microwave & quartz counters. Step out to the well sized covered deck for year round enjoyment. Low strata fees include hot water. Great amenities with fitness centre, bike storage, daycare, playground ~ all with quick connectivity to the West Coast Express for commuters! Parks, schools, shopping and transit are all near. Perfect home for first time buyers, down sizers or investors! More details
    Listed by RE/MAX Treeland Realty
    LISTING DETAILS
    JARED GIBBONS

  • 34361 Dewdney Trunk Road, Mission, BC V2V 6V4 – MLS R3175232

    34361 Dewdney Trunk Road Mission BC Mission V2V 6V4
    Main Photo: 34361 Dewdney Trunk Road, Mission, BC V2V 6V4 – MLS R3175232

    34361 Dewdney Trunk Road Mission V2V 6V4 Mission BC

    $1,499,500
    Residential
    Status:
    Active
    MLS® Num:
    R3175232
    Bedrooms:
    4
    Bathrooms:
    3
    Floor Area:
    2,580 sq. ft.
    Situated on 0.74 of an acre with access off both Dewdney Trunk Road and Penner Avenue, this is one of the most beautiful spots in town. Hear the Abbey bells from your totally private backyard, complete with a 34' x 22' DETACHED SHOP, covered BBQ/entertainment area and composite deck. This mid-century modern rancher with basement shows amazing, with extensive remodelling throughout. Custom walnut cabinets in the kitchen and a vaulted living room with beautiful tongue-and-groove finishing. Three bedrooms and two bathrooms on the main. The basement was professionally finished by BV Builders and features a large rec room with fireplace, a separate family room, an office, a bedroom and a full bathroom. An amazing package! More details
    Listed by Royal LePage - Wolstencroft
    LISTING DETAILS
    JARED GIBBONS

  • 106 32690 14th Avenue, Mission, BC V2V 0K5 – MLS R3173779

    106 32690 14th Avenue Mission BC Mission V2V 0K5
    Main Photo: 106 32690 14th Avenue, Mission, BC V2V 0K5 – MLS R3173779

    106 32690 14th Avenue Mission V2V 0K5 Mission BC

    $549,888
    Residential
    Status:
    Active
    MLS® Num:
    R3173779
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    773 sq. ft.
    Welcome to this beautiful ground-floor corner unit surrounded by greenspace! Private, bright & south-facing, this 2 bed/2 bath home has an open-concept layout, large windows & lots of natural light. Kitchen: S/S appliances, induction range, granite worktops & contemporary white cabinets. Baths: soaker tub, glass shower & quartz counters. Spacious patio offers peaceful forest-side vibes + room to garden. In-suite laundry, tons of closet/storage space, 1 parking stall & up to 2 pets! Owner occupied. Amenities: gym, yoga, amenity & games rooms, dog wash + playground. Fantastic location on bus route & new bike path to Centennial Park w/tennis, playground & dog park; near leisure centre, hospital, schools, downtown core & West Coast Express. More details
    Listed by RE/MAX Treeland Realty
    LISTING DETAILS
    JARED GIBBONS

  • 7790 Grand Street, Mission, BC V2V 3T3 – MLS R3173914

    7790 Grand Street Mission BC Mission V2V 3T3
    Main Photo: 7790 Grand Street, Mission, BC V2V 3T3 – MLS R3173914

    7790 Grand Street Mission V2V 3T3 Mission BC

    $789,900
    Residential
    Status:
    Active
    MLS® Num:
    R3173914
    Bedrooms:
    3
    Bathrooms:
    1
    Floor Area:
    1,180 sq. ft.
    Charming 1,300 sqft rancher on a flat 6,700+ sq ft corner lot in a prime Mission location! Whether you're a developer or a first-time buyer, this property offers huge potential. The home features two spacious bedrooms, a versatile flex/den, one full bathroom, and plenty of storage space throughout. The zoning makes a variety of future use possible, from multi-family to townhomes. The property offers ample parking and a fully fenced yard with a large deck that's perfect for barbecues, entertaining guests, or relaxing in the sun. Located directly across the street from Centennial Park. Easy access to tennis courts, a lacrosse box, a frisbee golf course, and a dog park. Close to all levels of schools, shopping, & transit. Potential for daycare in this home with high exposure! Brand new roof! More details
    Listed by eXp Realty of Canada Inc.
    LISTING DETAILS
    JARED GIBBONS
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Data was last updated October 19, 2026 at 09:35 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 Mission BC

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–6Albert McMahon Elementary

Address
32865 Cherry Ave, Mission, BC
Grades
Kindergarten to 6
School website
School

K–6Cherry Hill Elementary

Address
32557 Best Ave, Mission, BC
Grades
Kindergarten to 6
School website
School

K–6École Christine Morrison Elementary

Address
32611 McRae Ave, Mission, BC
Grades
Kindergarten to 6
Also
The district offers French Immersion here
School website
School

K–6Edwin S. Richards Elementary

Address
33419 Cherry Ave, Mission, BC
Grades
Kindergarten to 6
Also
The district lists it as a School of Choice with an arts-based curriculum
School website
School

K–6Hillside Traditional Academy

Address
33621 Best Ave, Mission, BC
Grades
Kindergarten to 6
Also
The district lists it as a School of Choice with a traditional curriculum
School website
School

K–6École Mission Central Elementary

Address
7466 Welton St, Mission, BC
Grades
Kindergarten to 6
Also
The district offers French Immersion here
School website
School

K–6West Heights Elementary

Address
32065 Van Velzen Ave, Mission, BC
Grades
Kindergarten to 6
School website
School

K–6Windebank Elementary

Address
33570 11th Ave, Mission, BC
Grades
Kindergarten to 6
School website
School

7–9École Heritage Park Middle School

Address
33700 Prentis Ave, Mission, BC
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

SD75 publishes no school list for the MLS® sub-area, so these are the schools on the Province’s list that sit in the central and western streets of the city. SD75’s catchment policy puts Albert McMahon, Cherry Hill and Edwin S. Richards in the Hatzic Middle School catchment (Hatzic Middle School, Grades 7 to 9, is at 34875 Moffat Avenue) SD75’s catchment policy puts École Christine Morrison, Hillside Traditional Academy, École Mission Central, West Heights and Windebank in the Heritage Park Middle School catchment 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

Recreation, parks and the library for Mission BC

From City of Mission, BC Government, TransLink, BC Transit and Fraser Valley Regional Library pages. Street addresses are the City’s.

Recreation

City recreation centreMission Leisure Centre

Address
7650 Grand Street, Mission, BC V2V 3T3
Hours
The City lists Monday to Friday 5:30 a.m. to 10 p.m., Saturday 7 a.m. to 10 p.m. and Sunday 7 a.m. to 9 p.m., with shorter hours on statutory holidays. Check the City’s status page before you go
Inside
The City’s upgrade page lists work on the leisure pool and hot tub, the main pool, a north arena, a curling arena, a weight room, a steam room and a sauna
City facility page
Park

City parkCentennial Park

Where
11th Avenue and Taulbut Street, Mission
Has
Playgrounds for ages 0 to 5 and 6 to 12, tennis courts, a lacrosse box, outdoor fitness equipment, an off-leash dog area, paved trails, picnic tables, a washroom and a nine-hole disc golf course
Events
The City says the Mission City Farmers Market runs there in the spring and summer, and the annual Lights On! Tree Lighting is held there
Tea House
A Japanese Tea House is being developed in the park. The City’s project page gives the address as 7871 Taulbut Street and says construction is expected to begin in October 2026, with an opening event in early 2027
Plans
The City says the Activity Hub Master Plan covers the 20-hectare Centennial Park and Leisure Centre corridor
City park page
Park

City parkFraser River Heritage Park

Address
7494 Mary Street, Mission, BC V2V 4H4
Size
The City calls it Mission’s largest park, with walking trails, a picnic shelter, a gazebo and a rose garden. It is off 5th Avenue, east of Stave Lake Street
History
The City’s statement of significance says the park is on the site of St. Mary’s Mission, where the mission buildings were built from 1882 to 1885. The City lists it on its Heritage Conservation Register
City park page
Park

City parkEmiry Park (Cedar Valley)

Where
The corner of Emiry Street and Brunton Court in Cedar Valley
Plans
The City broke ground on July 6, 2026 on a 1.54-hectare (3.8-acre) park that will have a spray park, playground, sports courts, parking, walking trails and picnic areas
Status
Under construction, so it is not open yet
City news release
Parks

City parksMore City parks

From the Leisure Guide
The City’s Leisure Guide lists Griner Park (Cherry Ave.), Hatzic Park (Draper St.), Jack Poole Harbourside Park (Harbour Ave.), Wren Park (Silverhill Ave.), Tunbridge Common (Tunbridge Ave.) and Fenn Park (3rd Ave.)
Harbourside
The City says Jack Poole Harbourside Park is at Harbour Avenue and Abbott Street, with paved trails, picnic tables and a washroom
City Leisure Guide (PDF)
Library

Nearest branchMission Library

Address
33247 Second Avenue, Mission, BC V2V 1J9
Phone
604-826-6610
Hours
FVRL’s page lists Sunday 1 to 5 p.m., Monday to Thursday 9 a.m. to 8 p.m., and Friday and Saturday 10 a.m. to 5 p.m. Hours change on holidays, so check before you go
Where
It is the only FVRL branch in Mission
Fraser Valley Regional Library page

Homes and land

What to look at in a Mission BC home

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

Official

Official Community PlanWhat the plan allows

Designations
The 2025 plan’s land use designations include Downtown, Neighbourhood Centre, Mid-Rise Residential Plus, Mid-Rise Residential, Urban Residential Townhouse, Urban Residential (SSMUH), Suburban Residential, Rural Residential, Rural and Agriculture. The City’s March 2026 notice says the 2026 bylaw keeps the same land use framework and mapping
Small-scale multi-unit
The City’s housing report says its Bill 44 alignment amendments, adopted July 17, 2024, allow up to four units per lot within the Urban Growth Boundary
Transit
The City’s housing report says its Transit-Oriented Areas bylaw was completed in summer 2024 to increase density near transit
City information package (PDF)
Official

Cedar Valley Local Area PlanNorthwest growth area

Where
The plan covers the growth area around Cedar Street and Dewdney Trunk Road and places a neighbourhood centre at Cedar Street and Tunbridge Avenue
When
Adopted November 18, 2019, replacing the 1996 Cedar Valley Comprehensive Development Plan
Cedar Valley Local Area Plan (PDF)
MLS® data

Median lotDetached lot size

Median
Lot size (MLS sales data, not an official source): the median lot size of detached houses sold between July 1 and October 8, 2026 was 6,270 sq ft, based on 65 sales with a recorded lot size.
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

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 Mission BC

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

  • The City adopted Official Community Plan Bylaw 6405-2026 on June 1, 2026. It replaces and repeals Bylaw 6350-2025, which the City’s public notice says is substantively the same plan.
  • Before that, Bylaw 6350-2025 was adopted on May 20, 2025, and Bylaw 5670-2017 on January 8, 2018.
  • The 2025 plan’s land use designations include Downtown, Neighbourhood Centre, Mid-Rise Residential Plus, Mid-Rise Residential, Urban Residential Townhouse, Urban Residential (SSMUH), Suburban Residential, Rural Residential, Rural and Agriculture. The City’s March 2026 notice says the 2026 bylaw keeps the same land use framework and mapping.
  • The City’s housing report says its Bill 44 alignment amendments, adopted July 17, 2024, allow up to four units per lot within the Urban Growth Boundary.
  • The City’s housing report says its Transit-Oriented Areas bylaw was completed in summer 2024 to increase density near transit.
  • The Cedar Valley Local Area Plan (adopted November 18, 2019) covers the growth area around Cedar Street and Dewdney Trunk Road.
  • The City says the Activity Hub Master Plan covers the 20-hectare Centennial Park and Leisure Centre corridor.
  • The BC Government’s land use inventory describes Mission as largely steep, forested terrain on the north bank of the Fraser River.
  • Metro Vancouver’s flood response plan says the 1894 Fraser River flood is the largest on written record, with the water at Mission peaking at an estimated 7.92 metres, and that dikes and river structures were overtopped or breached along the river.
  • The City lists a Fraser River flood preparedness and response plan among its plans.
  • I found no City page that gives floodplain boundaries or flood construction levels street by street.
  • The BC Government’s District of Mission Land Use Inventory (2011) records 1,539 hectares of Agricultural Land Reserve in Mission, close to seven percent of the District’s land area.

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

Before you buy in Mission BC

  1. Check the flood and drainage rules for the lot. Ask the City what the floodplain and drainage mapping mean for the exact address, especially for a basement or an addition.
  2. Check what the plan allows nearby. Ask the City what the Official Community Plan designations allow on the lots around the home, because new buildings can change a street.
  3. Confirm the school catchment. Ask School District 75 for the exact address.
  4. For a strata home, read the documents. The depreciation report, meeting minutes, bylaws and fees, plus any special levies.
  5. Get a full home inspection. Check the roof, drainage, furnace, plumbing and wiring.
  6. Check the ALR on any larger lot. Look up the address on the Agricultural Land Commission map before you plan anything on farmland.

Selling

Own in Mission BC?

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

Mission BC questions

Where is Mission BC?

Mission BC is an MLS® sub-area name. The City of Mission doesn’t publish a boundary for it. The City’s Heritage Context Study describes Mission as 250 square kilometres in size, on the north bank of the Fraser River.

How do I get around from Mission BC?

TransLink says the West Coast Express travels between Downtown Vancouver and Mission City on weekdays during morning and evening rush hours, westbound only in the mornings and eastbound only in the afternoon and evening. The West Coast Express page lists five westbound trains from Mission City, at 5:25, 5:55, 6:25, 6:55 and 7:25 a.m. Mission City Station is at 33200 North Railway Avenue, and the buses that connect to it are operated by BC Transit. BC Transit’s Central Fraser Valley route list includes Mission routes 31 Valley Connector, 32 West Heights, 33 Cedar Valley, 34 East Side, 35 Hatzic and 39 Shopper Shuttle.

Which schools are in Mission BC?

The Province’s SD75 list has eight elementary schools in the central and western streets: Albert McMahon, Cherry Hill, École Christine Morrison, Edwin S. Richards, Hillside Traditional Academy, École Mission Central, West Heights and Windebank, all Kindergarten to 6. SD75’s policy lists French Immersion at École Christine Morrison Elementary, École Mission Central Elementary, École Heritage Park Middle School and École Mission Senior Secondary. École Mission Senior Secondary (Grades 10 to 12, 32939 7th Avenue) is the district’s senior secondary school on the Province’s list. A replacement school with 1,500 seats is planned for the same site, and Infrastructure BC lists the project as under construction. Catchments are set by address, so confirm a specific address with Mission Public Schools (School District 75), which publishes a catchment map.

What parks, recreation and library are there?

The Mission Leisure Centre is at 7650 Grand Street, Centennial Park is at 11th Avenue and Taulbut Street, and Fraser River Heritage Park is at 7494 Mary Street. The Mission Library, at 33247 Second Avenue, is the Fraser Valley Regional Library branch in Mission.

What plan covers Mission BC?

The City adopted Official Community Plan Bylaw 6405-2026 on June 1, 2026. It replaces and repeals Bylaw 6350-2025, which the City’s public notice says is substantively the same plan. Before that, Bylaw 6350-2025 was adopted on May 20, 2025, and Bylaw 5670-2017 on January 8, 2018.

Is Mission BC in a floodplain?

The BC Government’s land use inventory describes Mission as largely steep, forested terrain on the north bank of the Fraser River. I found no City page that gives floodplain boundaries or flood construction levels street by street. Plans, zoning and flood rules can be different for each lot.

What are the homes and lots like?

The 2025 plan’s land use designations include Downtown, Neighbourhood Centre, Mid-Rise Residential Plus, Mid-Rise Residential, Urban Residential Townhouse, Urban Residential (SSMUH), Suburban Residential, Rural Residential, Rural and Agriculture. The City’s March 2026 notice says the 2026 bylaw keeps the same land use framework and mapping. Lot size (MLS sales data, not an official source): the median lot size of detached houses sold between July 1 and October 8, 2026 was 6,270 sq ft, based on 65 sales with a recorded lot size.

How do I see current Mission BC listings?

Use my Mission BC 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 City of Mission, 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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