Sardis Homes for Sale
On this page (14 sections)
- Sardis Homes Market Guide
- Sardis Homes for Sale: 7 FAQs
- Common questions
- Sardis Homes: streets and boundaries
- Sardis Homes: the housing stock
- Sardis Homes: rules that affect buyers
- Sardis Homes: local details a buyer would not know
- Sardis Homes: development and new projects
- Sardis Homes: getting around
- Sardis Homes: risks and due diligence
- How Sardis Homes compares
- Related pages
- Sources for Sardis Homes
- New construction in Sardis
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Browse active MLS® homes for sale in Sardis across Sardis East Vedder, Sardis West Vedder, Sardis South, Garrison Crossing, Promontory, and
Vedder Crossing
.
Everything shown below comes through Fraser Valley Real Estate Board's MLS® feed. Check photos, floor area, lot size, strata details and zoning side by side, or go to the 7 FAQs and local market guide further down.
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Written by Jared Gibbons, REALTOR® — Royal LePage Little Oak Realty · Licensed in the Fraser Valley since 2015 · 10 straight years in the FVREB Medallion Club · Top 1% of Fraser Valley REALTORS® · #8 of 5,061 FVREB REALTORS® · Top 10 Royal LePage in BC · Top 35 Under 35 · Diamond and Hall of Fame awards · $500M+ in career sales · 5.0 client rating across 94 Google reviews. I grew up on a farm in Langley and I'm back living here now, helping buyers and sellers across Chilliwack, Sardis, and the Fraser Valley.
Sardis Homes Market Guide
This page shows every active MLS® listing for homes in Sardis, BC. Here is how the local sub-areas compare.
Sardis East Vedder: established family streets east of Vedder Road close to shops, parks and Sardis Secondary.
Sardis West Vedder: quiet cul-de-sacs and gated adult complexes west of Vedder Road near the Vedder River trails.
Sardis South: newer subdivisions and townhome sites toward the Vedder River and Cultus Lake Road.
Garrison Crossing: the former CFB Chilliwack base, now a walkable village of heritage-style homes, townhomes and condos.
Promontory: hillside view homes and newer townhome complexes above Sardis, mostly built 1995–2020.
Vedder Crossing: the commercial heart of the south side, with condos and townhomes close to the Vedder River.
Zoning, Strata & ALR Notes
A strata-titled home brings the BC Strata Property Act into play. Get the Form B, the bylaws on pets, rentals and age restrictions, the depreciation report and two years of recent strata minutes ahead of removing subjects. Complexes aimed at 55+ and 45+ enforce age bylaws, which at least one occupant has to satisfy.
Floodplain Notes
Portions of Rosedale, Fairfield Island, lower Sardis, Greendale and Yarrow lie inside the floodplain along the Fraser and Vedder Rivers, and protection comes from the City's dike network. Find out what the lender and insurer will want, along with the property's flood construction level, and whether title has a registered covenant, geotechnical or floodplain.
SD33 Schools & Transit
For schools, Chilliwack is part of School District 33 (SD33), where G.W. Graham Middle-Secondary sits among its schools together with Sardis Secondary and Chilliwack Secondary, and elementary catchments include Watson, Vedder and Unsworth. I would confirm the catchment with SD33 first. For transit, BC Transit covers Chilliwack, and Young Road, Luckakuck Way and Vedder Road all have service. Another option is Route 66: the Fraser Valley Express serves Chilliwack, Abbotsford and Carvolth Exchange in Langley.
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Sardis Homes for Sale: 7 FAQs
Where are homes for sale in Sardis usually located?
Garrison Crossing, Promontory, Vedder Crossing, Sardis South, Sardis East Vedder and Sardis West Vedder are where most Sardis homes are listed. Age, lot size and price vary by area, so before booking showings I suggest narrowing it down to two or three neighbourhoods.
How often do these Sardis home listings update?
Sold statuses, price changes and fresh listings appear quickly because this page gets updated from MLS® data supplied by Fraser Valley Real Estate Board a few times daily.
What should I check on zoning, strata or ALR before buying a Sardis home?
The BC Strata Property Act covers strata-titled homes like these. Prior to removing subjects, get the Form B together with the depreciation report, two years of the latest strata minutes and the bylaws, especially the parts on age restrictions, pets and rentals. If a complex is 55+ or 45+, its age bylaws are enforced, and at least one occupant is subject to them.
Are any Sardis homes in the floodplain?
Greendale, Yarrow, Rosedale, Fairfield Island and the lower end of Sardis all include floodplain land along the Fraser and Vedder Rivers, which the City's dike network protects. When you view a property, ask for its flood construction level, the lender and insurer requirements, plus whether title shows a geotechnical or floodplain covenant.
Which schools serve Sardis homes?
SD33 is the Chilliwack school district. Homes in Sardis and the south side are zoned toward Sardis Secondary and G.W. Graham, whereas the north side draws on Chilliwack Secondary. Catchment lines can shift, so contact SD33 about the address you are considering.
Is public transit available near Sardis homes?
Yes. Local routes run by BC Transit in Chilliwack use Young Road, Vedder Road and Luckakuck Way, while the Fraser Valley Express heads out toward Abbotsford and Langley. Little or no bus service reaches the rural areas of Columbia Valley, Greendale and Ryder Lake.
Why work with Jared Gibbons to buy or sell a Sardis home?
I've been a REALTOR® since 2015 with $500M+ in career sales, 10 straight years in the FVREB Medallion Club, a Top 1% Fraser Valley ranking and a 5.0 client rating. I grew up on a farm in Langley and I'm back living here now. Call or text 604-928-1361 to talk through the Chilliwack and Sardis market.
What Buyers & Sellers Say
Excerpts from Google reviews for Jared Gibbons, REALTOR® at Royal LePage Little Oak Realty (Suite 201 - 15272 Croydon Dr, Surrey). Quoted word for word; initials only.
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5 out of 5 stars
“Jared is a great realtor. We've used his services to buy and sell 3 different homes. He really knows his stuff. We've always found him to be conscientious, kind, and professional. We are happy to recommend him to our family and friends…”
M.B. 12 November 2020 · Google review
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5 out of 5 stars
“I have sold and purchased a place with Jared and it was an excellent experience both times. Jared is very professional but also down to Earth which is a big reason I've enjoyed working with him…”
B.R. 10 June 2024 · Google review
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5 out of 5 stars
“I have bought a new house with Jared and he was very professional and knowledgeable always available to answer any questions I had but above all prepared and personable. I would highly recommend Jared.”
G.E. 17 September 2021 · Google review
Common questions
Is Sardis its own town?
No. Sardis is a neighbourhood of the City of Chilliwack, planned through Schedule B5 of the City's 2050 Official Community Plan, Bylaw 2025, No. 5500. A Sardis buyer pays City of Chilliwack taxes, follows Chilliwack bylaws, and is served by School District No. 33 (SD33) and BC Transit. The name survives from the farming community that predates amalgamation, which is why it still appears in school names and board sub-area labels.
What is Garrison Crossing, and why do its streets look different?
Garrison Crossing is the redevelopment of part of former Canadian Forces Base Chilliwack, which Canada Lands Company acquired from the federal government in 2011. Canada Lands states it preserved elements of the base, including refurbished Permanent Married Quarters with original fir floors, and built the Legacy Walk honouring those who lived and worked at the base from 1942 to its closure in 1995.
Which university is in Sardis?
The University of the Fraser Valley (UFV) Chilliwack campus at Canada Education Park, 45190 Caen Avenue, opened in September 2012, beside the Trades and Technology Centre opened in 2007. The City's UFV page states UFV enrolls more than 16,000 students a year across its campuses. The campus sits on the Garrison and Vedder Crossing side of Sardis.
What is planned for the Vedder Road side of Sardis?
The South Vedder Neighbourhood Plan, Schedule B6, adopted April 2022 and updated 2025, frames growth around Vedder Road and Garrison Crossing as infill and redevelopment that adds density, improves mobility, and protects the Sardis-Vedder Aquifer. A buyer on Vedder Road or Keith Wilson Road should read both plans.
Sardis Homes: streets and boundaries
- The governing plan is Schedule B5, Sardis Neighbourhood Plan, of the 2050 Official Community Plan (OCP), Bylaw 2025, No. 5500; the Sardis plan was adopted in October 2020 and updated in 2025.
Sardis Homes: the housing stock
- Sardis is not one housing era: sub-areas run from the older streets around Sardis Park and Knight Road, through the former military married quarters rebuilt as Garrison Crossing, to Promontory and Vedder Crossing toward the Vedder River. Plan names divide it into Sardis West Vedder, Sardis East Vedder, Sardis South, Garrison Crossing, Promontory and Vedder Crossing.
- Garrison Crossing alone holds more than 1,700 residential units, including refurbished homes and new townhouses and condominium apartments, on a 153-acre site, according to Canada Lands Company. Home-type detail is on the Sardis condos, townhomes and houses pages.
Sardis Homes: rules that affect buyers
- Two neighbourhood plans touch a Sardis purchase: the Sardis Neighbourhood Plan, Schedule B5, and the South Vedder Neighbourhood Plan, Schedule B6, adopted April 2022 and updated 2025, covering the Vedder Crossing side around Garrison Crossing and the Vedder River.
- The South Vedder plan's direction is denser, walkable growth: density increasing along Vedder Road through infill and redevelopment, building a complete community near Garrison Crossing with housing variety, parks, transit and schools within walking distance.
- The Sardis-Vedder Aquifer is protected drinking water: Schedule D-1 of the 2050 OCP designates it Development Permit Area 1, so subdivision, construction and new private wells in the mapped area can require a development permit. City-wide rules are on the Chilliwack houses and duplexes pages.
Sardis Homes: local details a buyer would not know
- Garrison Crossing's street names are a memorial: Veterans Affairs Canada records that the original base streets were given names derived from the Halq'eméylem language of the Stó:lō First Nations — Chehalis, Coquitlam, Cowichan, Matsqui, Nicomen, Qualicum, Shawnigan, Soowahlie and Tamihi — and Sappers Way was named for the engineers who served at the base.
- Sardis Library, 5819 Tyson Road, and the Sardis Sports Complex, 5725 Tyson Road, sit a few numbers apart on one street — Tyson Road is Sardis's civic spine east of Vedder Road.
- Elim Village, 45412 Chehalis Drive, is a large seniors campus inside Garrison Crossing, so Sardis carries seniors housing and services in the middle of a family neighbourhood.
Sardis Homes: development and new projects
- Garrison Crossing, former Canadian Forces Base Chilliwack lands, developer Canada Lands Company, 153 acres, more than 1,700 units. Status: Canada Lands describes the development as now completed (as of November 3, 2026).
- The Cedar at Elim Village, 45412 Chehalis Drive — a seniors expansion of the Elim Village campus.
Sardis Homes: getting around
- BC Transit, not TransLink, serves Sardis.
- Route 52 Evans connects Cottonwood Mall, on Luckakuck Way in Sardis, with Downtown via Evans Road, a second corridor that does not use Vedder Road.
- Highway 1 forms Sardis's north edge, per the Sardis Neighbourhood Plan; no drive time is stated, because no operator source measured one.
Sardis Homes: risks and due diligence
- The Vedder River is Sardis's southern flood source: Floodplain Regulation Bylaw 2018, No. 4519 sets Flood Construction Levels and a 75-metre building setback from the river's natural boundary, mattering most in Vedder Crossing and south Sardis.
- The Downtown Neighbourhood Plan notes much of Sardis and Vedder remains above the historic flood zones, while dyked areas are protected to a 1-in-200-year flood standard — the parcel's own flood construction level is the check to make.
- Former-base land is the Garrison Crossing check: Canada Lands records the base operated from 1942 to closure in 1995, so read title and any environmental or heritage notations for the specific lot.
How Sardis Homes compares
| Fact | Sardis | Chilliwack Proper | Vedder / South Vedder |
|---|---|---|---|
| Neighbourhood plan in the 2050 OCP | Schedule B5, Sardis | Schedule B2, Chilliwack Proper and Fairfield Island | Schedule B6, South Vedder |
| Plan adopted / updated | October 2020, updated 2025 | May 2018, updated 2025 | April 2022, updated 2025 |
| Position in the city | South of Highway 1 | — | Toward the Vedder River |
| School district | SD33 | SD33 | SD33 |
Sources for Sardis Homes
- City of Chilliwack attachView.cfm (opens in a new tab)
- City of Chilliwack Page.cfm (opens in a new tab)
- clc-sic.ca Official page (opens in a new tab)
- City of Chilliwack attachView.cfm (opens in a new tab)
- City of Chilliwack SD1 DPA Drinking Water Supply (opens in a new tab)
- City of Chilliwack Page.cfm (opens in a new tab)
- veterans.gc.ca Garrison Crossing Street Names Plaque (opens in a new tab)
- Fraser Valley Regional Library Official page (opens in a new tab)
- elimvillage.com Chilliwack (opens in a new tab)
- City of Chilliwack Property tax rates (opens in a new tab)
- City of Chilliwack Page.cfm (opens in a new tab)
- Province of BC Taxable Areas (opens in a new tab)
- BC Transit Route Overview (opens in a new tab)
- BC Transit Route Overview (opens in a new tab)
- City of Chilliwack attachView.cfm (opens in a new tab)
- City of Chilliwack attachView.cfm (opens in a new tab)
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