Office:  604-928-1361

Jared Gibbons – South Surrey Realtor

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

Sardis South, Chilliwack: Neighbourhood Guide

Neighbourhood guide · City of Chilliwack · Sardis

Living in Sardis South

Sardis South is an MLS® sub-area name in the City of Chilliwack. The City doesn’t publish a boundary for it. As a rough guide, it is the southern part of Sardis around Tyson Road, South Sumas Road and Watson Road, roughly south of Stevenson Road and north of the Vedder neighbourhood. That is an orientation from the addresses of schools, parks and facilities, not a City boundary. See all Chilliwack neighbourhood guides.

Written by Jared Gibbons, REALTOR®, Royal LePage Little Oak Realty. I have been a licensed Fraser Valley REALTOR® since 2015 (11+ years), with 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, more than $500M in sales, and a 5.0 client rating. I grew up on a farm in Langley and I'm back living here now. Facts come from the official sources noted on this page. Rules and boundaries change, so confirm anything important with the City of Chilliwack, the FVRD, and School District 33.

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 Sardis South?

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

Sardis South at a glance

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

Park

City parkWatson Glen Park

Where
Tyson Road at Cumberland Avenue, beside the Sardis Sports Complex
Has
A 2.0 km perimeter loop trail, a playground, tennis courts, a ball hockey pad, change rooms, washrooms and walking paths
City parks directory
Transit

BusesRoutes 58, 54 and 51

Where
Route 58 Tyson serves the Tyson Road corridor. Route 54 Promontory passes through this area. Route 51 Vedder runs Vedder Road, at the east edge
BC Transit route 58 page

Homes for sale

Homes for sale in Sardis South

Live MLS® listings, updated daily.

Sardis South Homes for Sale | Chilliwack BC

Browse Sardis South homes for sale in Chilliwack, BC. View MLS listings, prices and neighbourhood info for this Chilliwack community near Vedder Road.

For Watson Glen Park, the Sardis Sports Complex, the Sardis Library and local schools, see my Sardis South neighbourhood guide.

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  • 25 6035 Vedder Road, Chilliwack, BC V2R 1E5 – MLS R3181898

    25 6035 Vedder Road Sardis South Chilliwack V2R 1E5
    Main Photo: 25 6035 Vedder Road, Chilliwack, BC V2R 1E5 – MLS R3181898

    25 6035 Vedder Road Chilliwack V2R 1E5 Sardis South

    $234,900
    Residential
    Status:
    Active
    MLS® Num:
    R3181898
    Bedrooms:
    2
    Bathrooms:
    1
    Floor Area:
    870 sq. ft.
    QUICK POSSESSION! Welcome to Selomas, a peaceful & beautifully maintained 55+ community designed for low-maintenance living. Built in 2021, this bright, modern home features an open-concept layout with large daylight windows and quality finishes. The stylish kitchen boasts stainless steel appliances, sleek cabinetry, generous counter space, and a large island ideal for hosting. Enjoy spacious living areas, a peaceful primary retreat, and main-floor in-suite laundry. Step outside to your private covered deck, perfect for morning coffee. Complete with extra storage, ample parking, and one small dog allowed. Ideally located close to shopping, dining, medical services, recreation, and walking trails. Move-in ready and still feeling like brand new—book your showing today! More details
    Listed by RE/MAX Nyda Realty Inc.
    LISTING DETAILS
    JARED GIBBONS

  • 113 45900 South Sumas Road, Chilliwack, BC V2R 0S9 – MLS R3182007

    113 45900 South Sumas Road Sardis South Chilliwack V2R 0S9
    Main Photo: 113 45900 South Sumas Road, Chilliwack, BC V2R 0S9 – MLS R3182007

    113 45900 South Sumas Road Chilliwack V2R 0S9 Sardis South

    $899,999
    Residential
    Status:
    Active
    MLS® Num:
    R3182007
    Bedrooms:
    2
    Bathrooms:
    3
    Floor Area:
    3,190 sq. ft.
    PRIVATE END UNIT RANCHER W/ BSMT in the SOUGHT-AFTER EVERGREENS AT ENSLEY! Offering 3,190 SQ.FT. w/ 2 BEDROOMS & 3 BATHROOMS, this BEAUTIFULLY MAINTAINED home features a bright, inviting layout & spacious living areas! Lovely kitchen w/ NEW TILED BACKSPLASH, custom lighting, POWERED BLINDS, refreshed INTERIOR & EXTERIOR PAINT plus NEW A/C (2025)! Downstairs offers a UNIQUE wood-finished rec room w/ built-in desks, perfect for a home office or hobby space, PLUS a separate workshop & ample storage! Relax on your COVERED PATIO overlooking a beautifully landscaped backyard w/ mature hedging, colourful gardens & exceptional PRIVACY! Enjoy LOW-MAINTENANCE LIVING in this desirable community. A FANTASTIC PLACE TO CALL HOME! More details
    Listed by RE/MAX Nyda Realty Inc. (Vedder North)
    LISTING DETAILS
    JARED GIBBONS

  • 52 6001 Promontory Road, Chilliwack, BC V2R 3E3 – MLS R3181641

    52 6001 Promontory Road Sardis South Chilliwack V2R 3E3
    OPEN HOUSE: Nov 07, 2026
    12:00 PM - 01:30 PM PST
    Open House on Saturday, November 7, 2026 12:00PM - 1:30PM
    Main Photo: 52 6001 Promontory Road, Chilliwack, BC V2R 3E3 – MLS R3181641

    52 6001 Promontory Road Chilliwack V2R 3E3 Sardis South

    $549,600
    Residential
    Status:
    Active
    MLS® Num:
    R3181641
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    1,523 sq. ft.
    Enjoy easy, single-level living in Promontory Lake Estates, a well-run 45+ gated community in central Sardis. This 2-bedroom, 2-bathroom rancher offers over 1,500 sq. ft. and sits on one of the larger lots in the complex. The kitchen has generous counter and cabinet space, and fresh paint gives the home a clean feel. Updates include the roof (2017), furnace (2018), hot water tank (2025), central A/C, and a newer rubberized driveway and walkway. The heated, insulated double garage offers flexible space for hobbies or projects, and would be a great fit for classic-car enthusiasts. There’s also an attached workshop/storage room and a large crawl space. Outside, enjoy a covered patio and fully fenced yard. Shopping, recreation, and everyday amenities are close by. Low fees and pets are welcome More details
    Listed by RE/MAX Nyda Realty Inc.
    LISTING DETAILS
    JARED GIBBONS

  • 44414 Mclaren Drive, Chilliwack, BC V2R 0A3 – MLS R3181723

    44414 Mclaren Drive Sardis South Chilliwack V2R 0A3
    Main Photo: 44414 Mclaren Drive, Chilliwack, BC V2R 0A3 – MLS R3181723

    44414 Mclaren Drive Chilliwack V2R 0A3 Sardis South

    $1,829,900
    Residential
    Status:
    Active
    MLS® Num:
    R3181723
    Bedrooms:
    5
    Bathrooms:
    5
    Floor Area:
    4,870 sq. ft.
    Exceptional luxury & timeless craftsmanship on one of Sardis’s premier streets! This impressive 4800+ sqft home has 5 bdrms, 5 baths & custom European inspired detail throughout. A grand foyer w/ soaring 18' ceilings, solid wood doors, stunning chandeliers, formal living rm, a dining rm w/ domed ceiling & a gorgeous oversized kitchen set the tone. Family rm feat. coffered ceilings, custom millwork and 1 of 5 fireplaces! Upstairs has 3 bdrms, incl. a spectacular primary retreat w/ dual closets, private balcony & 5 pc ensuite. The bsmt has a spacious 1 bdrm in-law suite plus additional living space that could expand the in-law suite to 2 or 3 bdrms. Set on a private .3 acre lot along the Rotary Trail - enjoy mature trees, a custom gazebo & beautiful outdoor spaces. A truly special property! More details
    Listed by Homelife Advantage Realty Ltd
    LISTING DETAILS
    JARED GIBBONS

  • 6048 Arlington Drive, Chilliwack, BC V2R 2J6 – MLS R3181310

    6048 Arlington Drive Sardis South Chilliwack V2R 2J6
    OPEN HOUSE: Nov 08, 2026
    01:00 PM - 03:00 PM PST
    Open House on Sunday, November 8, 2026 1:00PM - 3:00PM
    Main Photo: 6048 Arlington Drive, Chilliwack, BC V2R 2J6 – MLS R3181310

    6048 Arlington Drive Chilliwack V2R 2J6 Sardis South

    $1,290,000
    Residential
    Status:
    Active
    MLS® Num:
    R3181310
    Bedrooms:
    6
    Bathrooms:
    5
    Floor Area:
    3,628 sq. ft.
    Step into this brand new 3628 sqft custom-built modern masterpiece featuring 6 beds, 5 baths, and a brilliant 2-bedroom ground-level suite. The bright, open-concept main floor offers a private office, an elegant living room with a contemporary fireplace, and a gorgeous chef's kitchen boasting quartz counters, a massive island, and a fully equipped spice kitchen. Upstairs, the primary retreat impresses with a custom walk-in closet and a stunning spa ensuite featuring a freestanding soaker tub. High-end touches include glass balconies, AC, metal spindle stairs, and massive driveway parking. Located steps from Watson Elementary and minutes to Garrison Bistro, Cottonwood Centre, and local parks, this home beautifully combines daily convenience with incredible modern luxury. More details
    Listed by eXp Realty of Canada Inc.
    LISTING DETAILS
    JARED GIBBONS

  • 45715 Safflower Crescent, Chilliwack, BC V2R 0H6 – MLS R3181360

    45715 Safflower Crescent Sardis South Chilliwack V2R 0H6
    OPEN HOUSE: Nov 08, 2026
    02:00 PM - 03:30 PM PST
    Open House on Sunday, November 8, 2026 2:00PM - 3:30PM
    Main Photo: 45715 Safflower Crescent, Chilliwack, BC V2R 0H6 – MLS R3181360

    45715 Safflower Crescent Chilliwack V2R 0H6 Sardis South

    $929,900
    Residential
    Status:
    Active
    MLS® Num:
    R3181360
    Bedrooms:
    6
    Bathrooms:
    4
    Floor Area:
    2,946 sq. ft.
    Popular SARDIS location, 3,000 sq ft, 6 bdrm, 4 bath family home with SUITE potential in quiet neighbourhood within walking distance to schools, shopping, restaurants & coffee shops. Open concept main floor, kitchen with plenty of storage & granite countertops, living room w/oversized windows and flex space/dining room. FOUR bedrooms upstairs, large W.I.C. in primary and a 5 piece ensuite The basement has a family room, separate entrance, laundry, and two more bedrooms. Enjoy summer evenings on the large deck off the main floor, double garage w/lane access & extra parking. A few minutes away are the Kinkora Golf Course, Sardis Park, highway & short distance to the river and Cultus Lake! OPEN HOUSE Nov. 8th 2:00-3:30pm More details
    Listed by Homelife Advantage Realty Ltd.
    LISTING DETAILS
    JARED GIBBONS

  • 46388 Bedford Parkway, Chilliwack, BC V2R 5N4 – MLS R3180633

    46388 Bedford Parkway Sardis South Chilliwack V2R 5N4
    OPEN HOUSE: Nov 07, 2026
    02:00 PM - 04:00 PM PST
    Open House on Saturday, November 7, 2026 2:00PM - 4:00PM
    Main Photo: 46388 Bedford Parkway, Chilliwack, BC V2R 5N4 – MLS R3180633

    46388 Bedford Parkway Chilliwack V2R 5N4 Sardis South

    $625,000
    Residential
    Status:
    Active
    MLS® Num:
    R3180633
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    1,174 sq. ft.
    A generous fully fenced backyard and a spacious driveway with room for a full-size truck! This detached rancher offers 2 bedrooms, a separate office/den and 2 full bathrooms. The open kitchen features rich wood cabinetry, stainless steel appliances, a gas range and breakfast bar, connecting to the dining area and living room with fireplace. The primary bedroom has a 4-piece ensuite, and the laundry room provides direct access to the double garage. Enjoy outdoor space for pets, gardening and relaxing, plus a storage shed and patio with retractable awning. A new heat pump installed in August 2026 provide year-round heating and cooling. Comfortable single-level living with room inside and out. No age restrictions. More details
    Listed by Royal Lepage Wheeler Cheam
    LISTING DETAILS
    JARED GIBBONS

  • 6425 Swanson Street, Chilliwack, BC V2R 1R2 – MLS R3179920

    6425 Swanson Street Sardis South Chilliwack V2R 1R2
    Main Photo: 6425 Swanson Street, Chilliwack, BC V2R 1R2 – MLS R3179920

    6425 Swanson Street Chilliwack V2R 1R2 Sardis South

    $949,000
    Residential
    Status:
    Active
    MLS® Num:
    R3179920
    Bedrooms:
    5
    Bathrooms:
    3
    Floor Area:
    2,300 sq. ft.
    Welcome to the heart of Sardis! This fully renovated home offers 5 bedrooms and 3 bathrooms, perfect for growing families. Step inside to an open concept floor plan filled with natural light and modern finishes throughout, creating a warm and inviting space to call home. Truly move-in ready, there’s nothing to do but settle in and start making memories. Located in a family-friendly neighborhood, you’re close to all levels of schools, parks, shopping, and everyday amenities. Plus, enjoy quick and easy access to Highway 1 in under 7 minutes. A perfect place to watch your family thrive! More details
    Listed by Pathway Executives Realty Inc (Yale Rd)
    LISTING DETAILS
    JARED GIBBONS

  • 34 6577 Southdowne Place, Chilliwack, BC V2R 0H4 – MLS R3180302

    34 6577 Southdowne Place Sardis South Chilliwack V2R 0H4
    OPEN HOUSE: Nov 08, 2026
    11:00 AM - 01:00 PM PST
    Open House on Sunday, November 8, 2026 11:00AM - 1:00PM
    Main Photo: 34 6577 Southdowne Place, Chilliwack, BC V2R 0H4 – MLS R3180302

    34 6577 Southdowne Place Chilliwack V2R 0H4 Sardis South

    $745,000
    Residential
    Status:
    Active
    MLS® Num:
    R3180302
    Bedrooms:
    4
    Bathrooms:
    4
    Floor Area:
    2,103 sq. ft.
    FANTASTIC family townhome in the heart of Sardis at popular Harvest Square! This spacious 2 storey w/ FULLY FINISHED BSMT townhome features 3 LARGE bedrooms, 9' ceilings on the main, FRESH PAINT, a wonderful layout & beautiful eastern MOUNTAIN VIEWS! The kitchen shines w/ QUARTZ COUNTERS & NEW appliances (2024), complemented by a lovely dining area w/ a modern light fixture & cozy living room w/ gorgeous stone fireplace! Bsmt offers a HUGE rec room, perfect for movie nights, a playroom or home gym, w/ plenty of space to easily accommodate a 4th bedroom! Enjoy a private FULLY FENCED backyard w/ covered patio plus a DBL garage & full driveway! All in a fabulous family friendly community within walking distance to Sardis Elementary, Sardis Park & the golf course. A GREAT place to call home! More details
    Listed by RE/MAX Nyda Realty Inc. (Vedder North)
    LISTING DETAILS
    JARED GIBBONS

  • 15 6434 Vedder Road, Chilliwack, BC V2R 3V7 – MLS R3180162

    15 6434 Vedder Road Sardis South Chilliwack V2R 3V7
    OPEN HOUSE: Nov 07, 2026
    01:00 PM - 03:00 PM PST
    Open House on Saturday, November 7, 2026 1:00PM - 3:00PM
    Main Photo: 15 6434 Vedder Road, Chilliwack, BC V2R 3V7 – MLS R3180162

    15 6434 Vedder Road Chilliwack V2R 3V7 Sardis South

    $560,000
    Residential
    Status:
    Active
    MLS® Num:
    R3180162
    Bedrooms:
    3
    Bathrooms:
    2
    Floor Area:
    1,487 sq. ft.
    This BRIGHT AND SPACIOUS townhome has been FRESHLY UPDATE with NEW CARPET, QUARTZ COUNTERTOPS, new tile backsplash, and some NEW PAINT. With BIG BEDROOMS, and a DOUBLE GARAGE, this has everything for a growing family. Walk to schools, grocery, shopping and transit, with everyday essentials close to home and just 8 minutes to Highway 1. Willow Lane is a fantastic FAMILY ORIENTED STRATA, warm and welcoming, with regular family oriented events organized by the strata for the complex. This is the home you've been looking for! More details
    Listed by Royal LePage Elite West
    LISTING DETAILS
    JARED GIBBONS

  • 46070 Roy Avenue, Sardis, BC V2R 2C2 – MLS R3180428

    46070 Roy Avenue Sardis South Sardis V2R 2C2
    OPEN HOUSE: Nov 07, 2026
    04:30 PM - 06:00 PM PST
    Open House on Saturday, November 7, 2026 4:30PM - 6:00PM
    Main Photo: 46070 Roy Avenue, Sardis, BC V2R 2C2 – MLS R3180428

    46070 Roy Avenue Sardis V2R 2C2 Sardis South

    $899,000
    Residential
    Status:
    Active
    MLS® Num:
    R3180428
    Bedrooms:
    4
    Bathrooms:
    3
    Floor Area:
    1,974 sq. ft.
    LOCATION, PARKING & POTENTIAL! This beautifully maintained 4 bedroom home backs onto green space and the golf course and offers parking for 6 vehicles plus RV parking. Features include 2 gas fireplaces, A/C, updated furnace, mature landscaping, well for irrigation and a large sundeck. Lower level in-law suite potential adds flexibility for family or future income. Close to schools, shopping, recreation and all amenities! More details
    Listed by Century 21 Creekside Realty
    LISTING DETAILS
    JARED GIBBONS

  • 8 45141 Watson Road, Chilliwack, BC V2R 6N2 – MLS R3179411

    8 45141 Watson Road Sardis South Chilliwack V2R 6N2
    Main Photo: 8 45141 Watson Road, Chilliwack, BC V2R 6N2 – MLS R3179411

    8 45141 Watson Road Chilliwack V2R 6N2 Sardis South

    $1,094,900
    Residential
    Status:
    Active
    MLS® Num:
    R3179411
    Bedrooms:
    6
    Bathrooms:
    5
    Floor Area:
    3,021 sq. ft.
    Welcome to New construction in a fantastic Sardis location, just steps from schools, recreation & shopping. This bright, modern home features clean lines, light tones & a stunning white kitchen w/ quartz countertops, matching quartz backsplash, s/s appliances & a gas range. The open floor plan showcases a tiled feature fireplace w/ built-in cabinetry, a spacious dining area w/ feature wall & a waterfall-edge quartz island w/ extra storage. 10' ceilings on the main, no carpet & patios on both the east & west facing sides offer great indoor-outdoor living & yard space w/ stairs from the main level. 1 bedroom on the main, 4 upstairs, plus upstairs laundry w/ built-in cabinetry & quartz counter. Includes a legal 2 bdrm daylight suite, built-in cameras, r/i vacuum. More details
    Listed by Century 21 Coastal Realty Ltd.
    LISTING DETAILS
    JARED GIBBONS
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Data was last updated November 7, 2026 at 03:40 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 Sardis South

Chilliwack is in School District 33 (SD33). Names, grades and addresses from SD33 and the Province’s school list.

School

K–5Tyson Elementary

Address
45170 South Sumas Road, Chilliwack, BC V2R 1W9
Grades
Kindergarten to 5
Note
In this area. Part of the Sardis Secondary family
School website
School

K–5Watson Elementary

Address
45305 Watson Road, Chilliwack, BC V2R 2H5
Grades
Kindergarten to 5
Note
In this area. An SD33 choice school, in the G.W. Graham family
School website
School

6–8Vedder Middle School

Address
45560 South Sumas Road, Chilliwack, BC V2R 1S3
Grades
6 to 8
Note
In this area. Part of the Sardis Secondary family
School website
School

6–8Mount Slesse Middle School

Address
5871 Tyson Road, Chilliwack
Grades
6 to 8
Note
In this area. Part of the G.W. Graham family
School website
School

9–12Sardis Secondary

Address
45460 Stevenson Road, Chilliwack, BC V2R 2Z6
Grades
9 to 12
Note
The secondary for the Tyson and Vedder Middle side of this area. The school is just north, in Sardis East Vedder
School website
School

9–12G.W. Graham Secondary

Address
45955 Thomas Road, Chilliwack, BC V2R 0B5
Grades
9 to 12
Note
The secondary for the Watson and Mount Slesse side of this area, per the SD33 Families of Schools list. The school is north of this area
Province school list

SD33 catchments are set by address, and this area spans two school families. Evans, Sardis and Tyson elementaries feed Vedder Middle and Sardis Secondary. Watson, Unsworth and Vedder elementaries feed Mount Slesse Middle and G.W. Graham Secondary. Confirm a specific address with SD33.

Parks and recreation

Parks, rinks and library in Sardis South

From City of Chilliwack and Fraser Valley Regional Library pages. Ask me what is closest to a specific home.

Park

City parkWatson Glen Park

Where
Tyson Road at Cumberland Avenue, beside the Sardis Sports Complex (Twin Rinks)
Size
11.12 hectares, with a 2.0 km perimeter loop trail
Has
A playground, tennis courts, a ball hockey pad, change rooms, washrooms, walking paths and outdoor exercise areas
City parks directory
Recreation

ArenaSardis Sports Complex

Address
5725 Tyson Road, Chilliwack (formerly Twin Rinks)
Has
Three rinks. Ice is available July to May, with a dry floor from mid-May to mid-July
Phone
City Parks, Recreation and Culture, 604-793-2904
City of Chilliwack page
Library

Sardis branchSardis Library

Address
5819 Tyson Road, Chilliwack, BC V2R 3R6
Where
In this area, on Tyson Road near the Sardis Sports Complex
Phone
604-858-5503
Fraser Valley Regional Library page
Landmarks

Sardis SouthWhat people recognise

Watson Glen Park
A former gravel pit. In 1957 it supplied fill for the Cottonwood Overpass on Vedder Road. In 1975 three parks were merged into Watson Glen Park while Twin Rinks was being built
Sardis Sports Complex
5725 Tyson Road, formerly Twin Rinks
City parks directory

Homes and land

What to look at in a Sardis South home

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

MLS® data

Median lotDetached lot size

Median
Lot size (FVREB MLS® recorded sales data): the median lot size of detached houses sold in recent 2026 MLS® activity was 6,327 sq ft, based on 30 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 suite was built with a permit
Watch for
Assuming you can add a suite or rebuild 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 Sardis South

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

  • The Sardis Neighbourhood Plan covers Sardis, including this area. Council adopted it on January 5, 2021, as OCP Schedule D, through Official Community Plan Amendment Bylaw 2020, No. 5024.
  • The South Vedder Neighbourhood Plan covers the area south of this sub-area. Council adopted it in 2022 and it was updated in 2025 with the Official Community Plan.
  • The South Vedder plan area is bordered by the Chilliwack River and Vedder River to the south, the Promontory neighbourhood to the southeast, Tzeachten First Nations Lands to the east, Vedder Road to the west and the Vedder neighbourhood to the north.
  • ALR: whether a parcel is in the ALR is set address by address. City-wide, the City says 67% of Chilliwack’s land (17,322 hectares) is in the Agricultural Land Reserve.
  • Slope and ground: this area sits on the Vedder alluvial fan, which slopes down toward the Vedder River to the south. A BC Government study describes the Sardis–Vedder Aquifer under it as unconfined cobbles, gravel and sand.
  • The same study says the fan slopes from 36 m elevation near its head to 12 m where it reaches the Fraser floodplain, and that the City’s well field at the head of the fan is the main domestic water supply.
  • Floodplain: the City’s Floodplain Regulation Bylaw 2018, No. 4519 designates the floodplains of the Fraser, Chilliwack and Vedder rivers and the Vedder Canal, plus the alluvial fans and floodplains of several creeks. It sets building setbacks of 75 m from the natural boundary of the Vedder River and 30 m from the Vedder Canal and Chilliwack River.
  • The City keeps flood response plans for both the Fraser River and the Vedder River, and runs an ongoing $30 million dyke-raising program.

My Chilliwack zoning guide covers agricultural and rural zones only. For a home on a city lot, send me the address and I’ll look up the zone.

Before you buy in Sardis South

  1. Check the flood and setback rules. If the home is near the Vedder River, Vedder Canal or a creek, ask the City how the floodplain bylaw and its setbacks apply to the exact lot.
  2. Confirm the school family. This area spans two school families. Use SD33 for the exact address, since it decides which middle and secondary school a home is in.
  3. Check what is planned nearby. Ask the City what the Sardis Neighbourhood Plan allows on the lots around the home.
  4. Check the ALR on larger lots. Look up the address on the Agricultural Land Commission map before you plan anything on farmland.
  5. For a strata home, read the documents. The depreciation report, meeting minutes, bylaws and fees, plus any special levies.
  6. Get a full home inspection. Check the roof, drainage, furnace, plumbing and wiring.

Selling

Own in Sardis South?

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

Sardis South questions

Where is Sardis South?

Sardis South is an MLS® sub-area name. The City doesn’t publish a boundary for it. As a rough guide, it is the southern part of Sardis around Tyson Road, South Sumas Road and Watson Road, roughly south of Stevenson Road and north of the Vedder neighbourhood. That is an orientation from addresses, not a City boundary, so ask me if a specific address is in it.

How do I get around from Sardis South?

Route 58 Tyson serves the Tyson Road corridor, with timing points at Cottonwood Mall, Tyson Rd at Keith Wilson Rd and Tyson Rd at Watson Rd. BC Transit’s schedule page shows about hourly service from early morning to late evening, seven days a week. Route 54 Promontory passes through this area, with a timing point at Tyson and Watson, and passes Vedder Middle School and Mount Slesse Middle School. Route 51 Vedder runs the Vedder Road corridor at the east edge of this area. See the BC Transit Chilliwack page for current timetables.

Which schools are in Sardis South?

Tyson Elementary (K to 5, 45170 South Sumas Road), Watson Elementary (K to 5, 45305 Watson Road), Vedder Middle School (grades 6 to 8, 45560 South Sumas Road) and Mount Slesse Middle School (grades 6 to 8, 5871 Tyson Road) are in this area. Sardis Secondary (grades 9 to 12) and G.W. Graham Secondary (grades 9 to 12) are the family secondaries, and both are just north of this area. Check an exact address with SD33.

What parks, rinks and library are in Sardis South?

Watson Glen Park (11.12 hectares, with a 2.0 km loop trail), the Sardis Sports Complex at 5725 Tyson Road, and the Sardis Library at 5819 Tyson Road are all along Tyson Road.

What plan covers Sardis South?

The Sardis Neighbourhood Plan, which Council adopted on January 5, 2021, as OCP Schedule D (Bylaw 2020, No. 5024). The South Vedder Neighbourhood Plan covers the area just south, across the Vedder neighbourhood.

Is Sardis South in a floodplain?

The City’s Floodplain Regulation Bylaw 4519 designates the floodplains of the Fraser, Chilliwack and Vedder rivers and the Vedder Canal, plus the alluvial fans and floodplains of several creeks. It sets setbacks of 75 m from the Vedder River and 30 m from the Vedder Canal and Chilliwack River. This area sits on the Vedder alluvial fan, which slopes down toward the Vedder River. Ask me or the City about a specific lot.

Is any of Sardis South in the ALR, and what are the lots like?

ALR status is set parcel by parcel, so check the exact address on the Agricultural Land Commission map. Lot size (FVREB MLS® recorded sales data): the median lot size of detached houses sold in recent 2026 MLS® activity was 6,327 sq ft, based on 30 sales with a recorded lot size.

How do I see current Sardis South listings?

Use my Sardis South homes for sale page, or call or text Jared Gibbons at 604-928-1361.

Disclaimer

General information only. Not legal, planning or financial advice. Confirm zoning, plan designations, flood rules and school catchments before you buy or sell. Prepared by Jared Gibbons, REALTOR® (Royal LePage Little Oak Realty) — 11+ years in the Fraser Valley, 10 consecutive years 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, and 5.0 client rating.

Jared Gibbons, REALTOR®, Royal LePage Little Oak Realty · Suite 201 - 15272 Croydon Dr, Surrey · 604-928-1361 · jaredgibbons@royallepage.ca

Client Reviews · 5.0 ★ across 95 Google reviews

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.

★★★★★
“I highly recommend Jared Gibbons to anyone looking for a realtor who truly goes above and…”
A.J.10 Oct 2026 · Google review
★★★★★
“We have known and worked with Jared for over 10 years. He is a trusted realtor that has always…”
B.9 Oct 2026 · Google review
★★★★★
“We had a great experience working with Jared to sell our condo. He was professional, dedicated, responsive, and kept us updated throughout the entire process. …”
A.Y.25 Sep 2026 · Google review
★★★★★
“Being on my own and having to make all the decisions myself, I truly appreciated having Jared’s…”
M.T.6 Jun 2026 · Google review
★★★★★
“10/10 service. Made everything extremely easy on the buyers end. Would highly recommend!”
W.L.23 Nov 2025 · Google review
★★★★★
“Working with Jared was an absolute pleasure from start to finish. …”
K.L.4 Nov 2025 · Google review
Read all reviews on Google → More client testimonials →
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