Office:  604-928-1361

Jared Gibbons – South Surrey Realtor

South Surrey Realtor | Homes for Sale, Condos & MLS Listings

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. 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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  • 8086 Cedar Street, Mission, BC V2V 3N3 – MLS R3181890

    8086 Cedar Street Mission BC Mission V2V 3N3
    Main Photo: 8086 Cedar Street, Mission, BC V2V 3N3 – MLS R3181890

    8086 Cedar Street Mission V2V 3N3 Mission BC

    $899,000
    Residential
    Status:
    Active
    MLS® Num:
    R3181890
    Bedrooms:
    3
    Bathrooms:
    2
    Floor Area:
    1,784 sq. ft.
    Corner Lot with Development Potential!!! Exceptional 10,000+ sqft corner lot featuring dual road frontage and three driveways. Zoning allows for future development, making this property ideal for builders, investors, or those seeking long-term value. Endless possibilities, zoned to add a Coach House, fourplex, triplex, townhouses, check with the city. With unmatched access, visibility, and versatility, this is a rare opportunity in a prime location. Lot provides a unique chance to build, expand, or create a multi-use vision. Whether you’re looking to design your dream home, invest in a redevelopment project, or secure a property with long-term value, this site delivers incredible upside. More details
    Listed by Royal LePage - Wolstencroft
    LISTING DETAILS
    JARED GIBBONS

  • 35 33925 Araki Court, Mission, BC V2V 7R5 – MLS R3181754

    35 33925 Araki Court Mission BC Mission V2V 7R5
    Main Photo: 35 33925 Araki Court, Mission, BC V2V 7R5 – MLS R3181754

    35 33925 Araki Court Mission V2V 7R5 Mission BC

    $974,900
    Residential
    Status:
    Active
    MLS® Num:
    R3181754
    Bedrooms:
    5
    Bathrooms:
    4
    Floor Area:
    2,940 sq. ft.
    Behind the gates of PRESTIGIOUS ABBEY MEADOWS this stunning 2,920 sqft 5 bed 4 bath home blends grandeur with warmth across 3 levels. Spacious foyer leads to elegant formal living & dining room. Bright, open kitchen w/abundant maple cabinetry, SS app, island & walk-in pantry flows into family rm with soaring ceiling open to 3 rooms above. Impressive primary w/corner fireplace, walk-in closet & soaker ensuite. Upper flr Lndry w/Maytag Mystique steam cabinet. Outside covered & private sanctuary overlooking dramatic rock face where rain becomes a gentle waterfall w/ Abbey bells in the background. Comfort all yr round w/ 3 fireplaces, Geothermal heating & AC. Abundant custom storage in DBL garage & EV charger! Exclusive address! Extraordinary place to call home! OPEN HOUSE Sat Nov 7th 12-2 More details
    Listed by Royal LePage Little Oak Realty
    LISTING DETAILS
    JARED GIBBONS

  • 9479 Plateau Place, Mission, BC V2V 7E9 – MLS R3181901

    9479 Plateau Place Mission BC Mission V2V 7E9
    Main Photo: 9479 Plateau Place, Mission, BC V2V 7E9 – MLS R3181901

    9479 Plateau Place Mission V2V 7E9 Mission BC

    $799,000
    Land
    Status:
    Active
    MLS® Num:
    R3181901
    Escape the confines of high density living and discover the space, privacy, and natural beauty of The Plateau at Silver Creek. Set amongst gently rolling grasslands, this exceptional property is surrounded by beautiful mature trees, with a charming stream flowing nearby, creating a peaceful setting to build your dream home. Enjoy the perfect balance of rural tranquility and everyday convenience, located less than 10 minutes from the Abbotsford Mission Bridge and West Coast Express. More space. More privacy. More possibilities. A rare opportunity to secure an exceptional property and create a home that truly reflects your lifestyle. More details
    Listed by Oakwyn Realty Ltd.
    LISTING DETAILS
    JARED GIBBONS

  • 48 32929 Cherry Avenue, Mission, BC V0V 0V0 – MLS R3181637

    48 32929 Cherry Avenue Mission BC Mission V0V 0V0
    Main Photo: 48 32929 Cherry Avenue, Mission, BC V0V 0V0 – MLS R3181637

    48 32929 Cherry Avenue Mission V0V 0V0 Mission BC

    $599,900
    Residential
    Status:
    Active
    MLS® Num:
    R3181637
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    1,351 sq. ft.
    Brand new C PLAN townhome at Madison, Central Mission's newest townhome community! Ideally located beside Albert McMahon School, Griner Park & Pump Track. This 3 bdrm, 2.5 bath home features a sleek kitchen w/ LG SS appliances & quartz counters that flows into a bright, open living & dining area w/ deck. The primary suite offers a private ensuite & WIC. Enjoy forced-air heating, A/C, upper floor laundry & a double tandem garage. Same finishes as our move in ready Phase 1 homes at an entry level price! Ask us about completion timing & incentives! Open house Sat Nov 7th 1-4 & Sun Nov 8th 1-4pm More details
    Listed by Real Broker B.C. Ltd. and Sutton Group-West Coast Realty (Abbotsford)
    LISTING DETAILS
    JARED GIBBONS

  • 7546 Martin Place, Mission, BC V2V 3K7 – MLS R3182210

    7546 Martin Place Mission BC Mission V2V 3K7
    Main Photo: 7546 Martin Place, Mission, BC V2V 3K7 – MLS R3182210

    7546 Martin Place Mission V2V 3K7 Mission BC

    $999,000
    Residential
    Status:
    Active
    MLS® Num:
    R3182210
    Bedrooms:
    5
    Bathrooms:
    3
    Floor Area:
    2,000 sq. ft.
    Updated house located on a Cul-de-sac street, with a flat rectangular lot. Spacious 3 bedrooms 1.5 bathrooms on upper floor and a 2 bedrooms 1 bathroom rental suite in basement. Upper kitchen is updated with stainless appliances, quarts countertops, new flooring, new paint, new windows, new light fixtures and updated plumbing system, crown moldings, newer exterior pain, updated bathrooms and sundeck. Huge private back yard is perfect for family leisure. Great location, close to schools, shopping mall, hospital and all amenities. More details
    Listed by RE/MAX Heights Realty
    LISTING DETAILS
    JARED GIBBONS

  • 32419 Ptarmigan Drive, Mission, BC V2V 5K3 – MLS R3181158

    32419 Ptarmigan Drive Mission BC Mission V2V 5K3
    Main Photo: 32419 Ptarmigan Drive, Mission, BC V2V 5K3 – MLS R3181158

    32419 Ptarmigan Drive Mission V2V 5K3 Mission BC

    $798,900
    Residential
    Status:
    Active
    MLS® Num:
    R3181158
    Bedrooms:
    3
    Bathrooms:
    2
    Floor Area:
    1,559 sq. ft.
    Excellent opportunity for investors/first-time buyers. Zoned R558, the OCP designates this property for residential townhouse use and supports future townhouse development & land assembly required. Recent upgrades include new kitchen cabinetry, appliances, flooring, paint, and lighting package. The functional floor plan offers two bedrooms upstairs, with a 3rd down bedroom in the bonus flex room with a window. The living area features a gas-burning fireplace and access to the grand sundeck, making it ideal for entertaining. The spacious finished lower level features a rec room, new flooring, drywall, and paint, plus offers suite potential. Come check it out; great value townhouse pricing, no strata. More details
    Listed by Oracle Realty Ltd.
    LISTING DETAILS
    JARED GIBBONS

  • 406 32690 14 Avenue, Mission, BC V2V 0K5 – MLS R3180472

    406 32690 14 Avenue Mission BC Mission V2V 0K5
    Main Photo: 406 32690 14 Avenue, Mission, BC V2V 0K5 – MLS R3180472

    406 32690 14 Avenue Mission V2V 0K5 Mission BC

    $499,888
    Residential
    Status:
    Active
    MLS® Num:
    R3180472
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    756 sq. ft.
    TOP FLOOR! CORNER UNIT! Spacious 2 Bed / 2 Full Bath Condo in "Preston on 14th". The floor space is 756 sqft with a 60 sqft balcony overlooking green space with southern exposure. Located in beautiful Mission, close to several shopping areas, restaurants, farmers' markets & craft breweries. Mission Station is a mere 6-minute car ride away. Located close to nature trails and parks. The condo features a large master bed w/ ensuite and walk-in closet. Second bedroom w/closet & large window. 2 grand windows in the living room allowing for lots of natural sunlight & a view of the greenbelt! Kitchen with exquisite quartz counters, undermount sink, white gloss cabinets, SS Samsung Appliances. Laminate flooring in main & carpet in bedrooms. Stacked laundry, storage locker & 1 parking stall. More details
    Listed by Homelife Benchmark Realty Corp.
    LISTING DETAILS
    JARED GIBBONS

  • 8708 Parker Court, Mission, BC V2V 0C1 – MLS R3180486

    8708 Parker Court Mission BC Mission V2V 0C1
    Main Photo: 8708 Parker Court, Mission, BC V2V 0C1 – MLS R3180486

    8708 Parker Court Mission V2V 0C1 Mission BC

    $1,169,000
    Residential
    Status:
    Active
    MLS® Num:
    R3180486
    Bedrooms:
    5
    Bathrooms:
    4
    Floor Area:
    2,580 sq. ft.
    OPEN HOUSE NOV 7, 1-3 PM. Park-backing family home on a quiet cul-de-sac! This 5-bed + den, 4-bath basement-entry home offers approx. 2,580 sq. ft. The bright main level features 9' ceilings, a living room with gas fireplace, separate dining and a kitchen with quartz counters, gas range and breakfast bar, plus 3 bedrooms incl. a primary with ensuite and walk-in closet. Below is a registered 2-bed suite with separate entrance, plus a den for the main home. Relax in the private backyard backing onto the park/greenbelt. Extras: central A/C, double garage, lots of parking, EV charger and a bike-wash station by the gated yard. Updates: new carpet up (2026), new hot water tank (2026) and fence (2024). Close to schools, parks and recreation. Space, flexibility and privacy! More details
    Listed by Royal LePage - Wolstencroft
    LISTING DETAILS
    JARED GIBBONS

  • 33 32361 Mcrae Avenue, Mission, BC V2V 4X7 – MLS R3180924

    33 32361 Mcrae Avenue Mission BC Mission V2V 4X7
    Main Photo: 33 32361 Mcrae Avenue, Mission, BC V2V 4X7 – MLS R3180924

    33 32361 Mcrae Avenue Mission V2V 4X7 Mission BC

    $559,900
    Residential
    Status:
    Active
    MLS® Num:
    R3180924
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    1,423 sq. ft.
    Welcome to this bright and spacious end-unit townhome in central Mission! 3 beds/3 bathrooms offering an inviting open-concept layout, this home features updated flooring and a cozy natural gas fireplace with a beautiful stone surround. The bright kitchen boasts stainless steel appliances, quartz countertops, updated cabinetry and an island, with sliding doors opening onto a large, fully fenced backyard and patio—perfect for entertaining or relaxing outdoors. Upstairs, you'll find three generously sized bedrooms, including a spacious primary bedroom with ensuite. All bathrooms have been tastefully updated with modern vanities and fixtures. Complete with a large double garage and additional parking for two vehicles outside, this home offers plenty of space, comfort, and convenience! More details
    Listed by Macdonald Realty (Surrey/152)
    LISTING DETAILS
    JARED GIBBONS

  • 34361 Dewdney Trunk Road, Mission, BC V2V 6V4 – MLS R3180756

    34361 Dewdney Trunk Road Mission BC Mission V2V 6V4
    Main Photo: 34361 Dewdney Trunk Road, Mission, BC V2V 6V4 – MLS R3180756

    34361 Dewdney Trunk Road Mission V2V 6V4 Mission BC

    $1,399,900
    Residential
    Status:
    Active
    MLS® Num:
    R3180756
    Bedrooms:
    5
    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

  • 316 33150 4th Avenue, Mission, BC V2V 7A3 – MLS R3181065

    316 33150 4th Avenue Mission BC Mission V2V 7A3
    Main Photo: 316 33150 4th Avenue, Mission, BC V2V 7A3 – MLS R3181065

    316 33150 4th Avenue Mission V2V 7A3 Mission BC

    $489,900
    Residential
    Status:
    Active
    MLS® Num:
    R3181065
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    1,012 sq. ft.
    Welcome to this beautifully renovated top-floor penthouse-style condo offering over 1,000 sq. ft. of bright, functional living space. Featuring 2 spacious bedrooms, 2 full bathrooms, and soaring vaulted ceilings, this exceptional home has been thoughtfully redesigned from top to bottom. Enjoy brand-new flooring, a stunning modern kitchen with new appliances, fresh paint throughout, custom cabinetry, designer closet organizers, and built-in storage solutions that maximize both style and functionality. Every detail has been carefully considered, creating a truly one-of-a-kind residence unlike anything else on the market. This home also includes two secure parking stalls, a storage locker, bike storage, access to a workshop, and centrally located to all the amenities, parks and transit. More details
    Listed by Real Broker
    LISTING DETAILS
    JARED GIBBONS

  • 31992 Oyama Place, Mission, BC V4S 0C5 – MLS R3181204

    31992 Oyama Place Mission BC Mission V4S 0C5
    Main Photo: 31992 Oyama Place, Mission, BC V4S 0C5 – MLS R3181204

    31992 Oyama Place Mission V4S 0C5 Mission BC

    $1,799,500
    Residential
    Status:
    Active
    MLS® Num:
    R3181204
    Bedrooms:
    5
    Bathrooms:
    4
    Floor Area:
    3,572 sq. ft.
    Situated at the end of a quiet cul-de-sac on a 0.91-acre lot in one of Mission’s most desirable neighbourhoods, this modern custom-built home is just a short walk to Mission Golf & Country Club and the Sports Park. The bright, open-concept main floor features a stunning kitchen with sleek cabinetry, abundant storage, and generous counter space. The adjoining living room offers a stylish linear gas fireplace and opens to a private, fully fenced and hedged backyard. Upstairs are 3 spacious bedrooms, including a beautiful primary suite with a walk-in closet, 5-piece ensuite, private balcony, and incredible 19' x 21' rooftop deck. The fully finished basement includes a licensed 2-bedroom suite with separate laundry. More details
    Listed by Royal LePage - Wolstencroft
    LISTING DETAILS
    JARED GIBBONS
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Data was last updated November 9, 2026 at 02:40 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 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.

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 recently was about 6,300 sq ft. For current figures, see the Fraser Valley market stats page.
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 recently was about 6,300 sq ft. For current figures, see the Fraser Valley market stats page.

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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