Serpentine, Surrey: Neighbourhood Guide

Neighbourhood guide · City of Surrey · Cloverdale

Living in Serpentine

Serpentine is a rural MLS® area south and west of the Cloverdale town centre, reaching roughly from Highway 99 east to the Langley border at 196 Street, and from about 32 Avenue north to 52 Avenue. The edges are approximate. Homes here are mostly acreages and farms, with many on low land along the Nicomekl River. On rural land, ALR status, water, septic and flooding matter as much as the house.

Written by Jared Gibbons, REALTOR®, Royal LePage Little Oak Realty, on October 13, 2026. I have worked in Fraser Valley real estate for 11+ years. Facts come from the official sources noted on this page. Rules and boundaries change, so confirm anything important with the City of Surrey and the Agricultural Land Commission.

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

Free property check

Looking at land in Serpentine?

Send me the address and I’ll check its zoning, ALR status and anything that could affect value before you write an offer.

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

Quick facts

Serpentine at a glance

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

Land

LowlandsSerpentine and Nicomekl lowlands

Size
The City says the two rivers’ catchment area is 334 km², and 59 km² of that is lowland floodplain
Control
Sea dams, dykes and pump stations manage the rivers. Much of the lowland is close to sea level
City of Surrey page
Rules

FloodplainBuilding in the floodplain

Policy
Surrey limits new development in the Serpentine and Nicomekl floodplains and sets flood construction rules
City report (2008)
Nearby park

NatureHi-Knoll Park

Address
19569 Colebrook Road, near 196 Street and the Langley border, near the north edge of Serpentine
Has
A 1.5 km trail through forest and meadow by the Nicomekl River. The north part floods in the rainy season
City of Surrey park page

Homes for sale

Homes for sale in Serpentine

Live MLS® listings, updated daily.

Serpentine Homes for Sale | Surrey Acreage & Estate Properties | MLS®

Serpentine is one of Surrey’s most desirable acreage communities, known for large estate properties, farmland, and private rural settings. Homes in Serpentine often feature expansive lots, agricultural land, custom-built residences, and long-term investment potential. This page displays live MLS® listings updated daily, including new acreage listings, estate homes, and development opportunities in the Serpentine area. Buyers are drawn to Serpentine for privacy, land value, and proximity to major commuter routes while still maintaining a country atmosphere. If you’re considering buying or selling acreage in this area, understanding zoning, ALR regulations, and land value trends is critical.
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  • 4115 184 Street, Surrey, BC V3S 0L5 – MLS R3162521

    4115 184 Street Serpentine Surrey V3S 0L5
    Main Photo: 4115 184 Street, Surrey, BC V3S 0L5 – MLS R3162521

    4115 184 Street Surrey V3S 0L5 Serpentine

    $2,495,000
    Land
    Status:
    Active
    MLS® Num:
    R3162521
    16.2 ACRES LAND ONLY, GREAT BUILDING LOT. Great location to build your dream home and/or start a hobby farm. Fertile soil suitable for various crops, fruits & vegetables. Close to all amenities; schools, transit, Morgan Creek Golf Course, and shopping. Easy access to Highway #10, Highway #15, and the US Border. More details
    Listed by eXp Realty of Canada, Inc.
    LISTING DETAILS
    JARED GIBBONS

  • 4938 188 Street, Surrey, BC V3S 0L5 – MLS R3157812

    4938 188 Street Serpentine Surrey V3S 0L5
    Main Photo: 4938 188 Street, Surrey, BC V3S 0L5 – MLS R3157812

    4938 188 Street Surrey V3S 0L5 Serpentine

    $2,998,000
    Land
    Status:
    Active
    MLS® Num:
    R3157812
    LOCATION! Situated in a rural setting minutes away from the city. This property is located to all amenities including: all levels of school, Willowbrook Mall, Cloverdale industrial park, and the US border. A HIGH income producing blueberry farm! With 21.46 acres of fertile land, it is an ideal property for both agricultural and recreational opportunities. The combination of being in a rural setting yet still close to urban amenities and major highways makes it even more appealing. The property already has two of the top blueberries--Duke and Elliot--and is producing over 200,000 lbs per year. There is an irrigation system in place as well. Picturesque setting featuring Mt. Baker views, prime location to build your dream estate or creating an equestrian setup or hobby farm. More details
    Listed by Century 21 Coastal Realty Ltd.
    LISTING DETAILS
    JARED GIBBONS

  • 3271 196 Street, Surrey, BC V3Z 1A9 – MLS R3141461

    3271 196 Street Serpentine Surrey V3Z 1A9
    Main Photo: 3271 196 Street, Surrey, BC V3Z 1A9 – MLS R3141461

    3271 196 Street Surrey V3Z 1A9 Serpentine

    $2,999,900
    Land
    Status:
    Active
    MLS® Num:
    R3141461
    Prime opportunity to acquire approximately 1 acre of flat Light Industrial (IL) designated land in the highly sought-after Campbell Heights Business Park. The subject property is ideally situated in a rapidly developing industrial corridor. The two adjacent properties to the south have received 3rd Reading for rezoning by the City of Surrey, with municipal services anticipated to be extended to the property line upon completion of the neighbouring development. Buyers are advised to verify servicing, zoning, and development potential with the City of Surrey. More details
    Listed by Royal LePage Global Force Realty
    LISTING DETAILS
    JARED GIBBONS

  • 4371 184 Street, Surrey, BC V3Z 1B7 – MLS R3136759

    4371 184 Street Serpentine Surrey V3Z 1B7
    Main Photo: 4371 184 Street, Surrey, BC V3Z 1B7 – MLS R3136759

    4371 184 Street Surrey V3Z 1B7 Serpentine

    $4,975,000
    Residential
    Status:
    Active
    MLS® Num:
    R3136759
    Bedrooms:
    6
    Bathrooms:
    7
    Floor Area:
    7,809 sq. ft.
    12.24 ACRES ESTATE HOME AND BLUEBERRY FARM! This private estate residence offers 7,809 SQ/FT of luxurious living on two expansive levels. This custom residence features dual stairways, soaring ceilings, a large great room, a large media room, elegant principal rooms, a world-class chef's kitchen, a secondary prep kitchen, and MUCH more. There are 6 spacious bedrooms, all with ensuite washrooms. Enjoy endless Valley views overlooking Cloverdale and South Surrey. 9 Acres of Duke Blueberry variety with drainage, poles, wires, and full drip irrigation. Close to all amenities, entertainment, schools, shopping, and minutes away from New Surrey Hospital. Easy access to Highway #10, Highway #17, and the USA Border. More details
    Listed by eXp Realty of Canada, Inc.
    LISTING DETAILS
    JARED GIBBONS

  • 3792 176 Street, Surrey, BC V3S 0L5 – MLS R3131963

    3792 176 Street Serpentine Surrey V3S 0L5
    Main Photo: 3792 176 Street, Surrey, BC V3S 0L5 – MLS R3131963

    3792 176 Street Surrey V3S 0L5 Serpentine

    $3,195,000
    Land
    Status:
    Active
    MLS® Num:
    R3131963
    19.71 ACRES – HOUSE AND BUILDING PRELOADS! Excellent opportunity to build your dream estate home and start your agri-business. The property includes 2 preloaded building pads: a 10,000 SQ/FT preload pad ready for a future 5,400 SQ/FT home with mountain views, plus a second 10,000 SQ/FT preload pad for a future barn/building. Utilities are available at the lot line, including hydro, natural gas, and city water. High-exposure location with excellent frontage and visibility along Highway #17, offering strong traffic exposure for agricultural or agri-business use. Fertile soil suitable for a variety of crops, fruit, and vegetables. Conveniently located to schools, transit, Morgan Creek Golf Course, the new Surrey hospital, shopping, and amenities. Easy access to Highway #10 and Highway #17. More details
    Listed by eXp Realty of Canada, Inc.
    LISTING DETAILS
    JARED GIBBONS

  • 4286 186 Street, Surrey, BC V3Z 1B4 – MLS R3127787

    4286 186 Street Serpentine Surrey V3Z 1B4
    Main Photo: 4286 186 Street, Surrey, BC V3Z 1B4 – MLS R3127787

    4286 186 Street Surrey V3Z 1B4 Serpentine

    $3,900,000
    Residential
    Status:
    Active
    MLS® Num:
    R3127787
    Bedrooms:
    6
    Bathrooms:
    3
    Floor Area:
    2,934 sq. ft.
    Rare opportunity to own 9.08 private acres on a quiet dead-end street — just 5 min to downtown Cloverdale & 3 min to Kwantlen University schools & proposed new hospital. Strong passive income from a 2,660 sq. ft. storage barn, 2,730 sq. ft. workshop & outside storage areas. Land is ideal for crops, livestock & contractor use. The updated main home features 4 bedrooms, 2 baths, hardwood floors, newer windows & doors, fresh paint & large deck. Fully renovated 2-bedroom basement suite with 2 entrances, enclosed patio, separate laundry, gym & office — perfect for rental income or on-site manager. Well water with reverse osmosis filtration system included. More details
    Listed by RE/MAX City Realty
    LISTING DETAILS
    JARED GIBBONS

  • 4806 168 Street, Surrey, BC V3S 0L2 – MLS R3127705

    4806 168 Street Serpentine Surrey V3S 0L2
    Main Photo: 4806 168 Street, Surrey, BC V3S 0L2 – MLS R3127705

    4806 168 Street Surrey V3S 0L2 Serpentine

    $3,599,606
    Residential
    Status:
    Active
    MLS® Num:
    R3127705
    Bedrooms:
    1
    Bathrooms:
    1
    Floor Area:
    1,628 sq. ft.
    What an opportunity and what a deal!!! Build your dream home and run your business on this stunning and beautiful 9.28-acre property near the serene Nicomen River. The property includes established kennel Business with big buildings, clean with top of the line equipment that has 56-dog rooms & 12-cat rooms. The business is well established and very well kept. This property also features a concrete slab ready to build a shop with 3-phase 600-amp power & city water available, perfect for farming or business needs. Whether you build a custom residence at the SE corner build site with Mt Baker views, grow your agricultural operation, or leverage the current kennel business, this versatile property has it all. All measurement's are approximate, buyer or buyers agent to verify. More details
    Listed by Gilco Real Estate Services
    LISTING DETAILS
    JARED GIBBONS

  • 4444 168 Street, Surrey, BC V3Z 1E3 – MLS R3123872

    4444 168 Street Serpentine Surrey V3Z 1E3
    Main Photo: 4444 168 Street, Surrey, BC V3Z 1E3 – MLS R3123872

    4444 168 Street Surrey V3Z 1E3 Serpentine

    $5,790,000
    Residential
    Status:
    Active
    MLS® Num:
    R3123872
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    2,973 sq. ft.
    Fantastic 48.28 acre property in Cloverdale featuring a 2,973 sq.ft. rancher with 3 bedrooms, 3 bathrooms, games room, and a bright sunroom overlooking peaceful farmland. Fertile soil and abundant water for irrigation make this property ideal for growing vegetables. Includes outbuildings, cleared parking areas, natural gas, and city water. Rural living with city convenience just minutes to Hwy 1, Hwy 10, Hwy 15, the U.S. border, and downtown Cloverdale amenities. More details
    Listed by B.C. Farm & Ranch Realty Corp.
    LISTING DETAILS
    JARED GIBBONS

  • 15675 40th Avenue, Surrey, BC V3Z 1E6 – MLS R3116588

    15675 40th Avenue Serpentine Surrey V3Z 1E6
    Main Photo: 15675 40th Avenue, Surrey, BC V3Z 1E6 – MLS R3116588

    15675 40th Avenue Surrey V3Z 1E6 Serpentine

    $3,399,000
    Residential
    Status:
    Active
    MLS® Num:
    R3116588
    Bedrooms:
    3
    Bathrooms:
    1
    Floor Area:
    1,047 sq. ft.
    First time on the market!Rare opportunity to own 10+ acres of prime farmland in the sought-after Morgan Creek area.Enjoy the best of both worlds-peaceful rural living with modern conveniences minutes away.The updated 3-bedroom rancher is move-in ready, or rent it while planning your dream estate home.Outbuildings include a 26x58 barn and an original "cabin" dating back to the 1940-50's.CITY WATER is a valuable bonus.The property features incredibly rich "black gold" soil, natural black peat considered the most fertile in the province.The Nicomekl River borders the rear of the property, where you can enjoy stunning sunsets and unobstructed views of North Shore Mtns. Walk next door to Mary's Garden market, and enjoy quick access to all major routes. Excellent schools, rec and shopping close. More details
    Listed by Macdonald Realty (Surrey/152)
    LISTING DETAILS
    JARED GIBBONS

  • 16927 40 Avenue, Surrey, BC V3Z 1C8 – MLS R3109878

    16927 40 Avenue Serpentine Surrey V3Z 1C8
    Main Photo: 16927 40 Avenue, Surrey, BC V3Z 1C8 – MLS R3109878

    16927 40 Avenue Surrey V3Z 1C8 Serpentine

    $6,950,000
    Residential
    Status:
    Active
    MLS® Num:
    R3109878
    Bedrooms:
    10
    Bathrooms:
    12
    Floor Area:
    11,104 sq. ft.
    This sunny 9.41 Acre estate unites IRREPLACEABLE LUXURY w/country living in a coveted location. 11,000-SF dream home w/HIS+HERS GARAGES, 8.5 acres of established Liberty BLUEBERRY in a professional setup AND Foundation + approved plans for an ADDITIONAL 4,835-SF bldg! The main residence welcomes you with a custom plastered FORMAL STAIRCASE in a GRAND ENTRYWAY+ a feng shui WATERWALL. Soaring 25-FT VAULTED CEILINGS decorated w/architectural wood beams. Elegant interior design features a limestone fireplace, beautiful chandeliers, interior stone, & a lavish primary ensuite. 9 over-sized Bedroom Suites, Home Gym, Theatre, SAUNA, Wetbar + temp.controlled WINE CELLAR. Enjoy MOUNTAIN VIEWS from the walkout nano doors or upper balconies. Near PRESTIGIOUS AMENITIES w/easy access to hwys+border. More details
    Listed by eXp Realty of Canada, Inc. and RE/MAX 2000 Realty
    LISTING DETAILS
    JARED GIBBONS

  • 4441 176 Street, Surrey, BC V3S 0L5 – MLS R3103250

    4441 176 Street Serpentine Surrey V3S 0L5
    Main Photo: 4441 176 Street, Surrey, BC V3S 0L5 – MLS R3103250

    4441 176 Street Surrey V3S 0L5 Serpentine

    $6,100,000
    Land
    Status:
    Active
    MLS® Num:
    R3103250
    This property is connected to city water and boasts 100% Burrow ditch water for farming. The Sluice Gate is much larger than the main switch in the house and allows the farmer to bring irrigation water from the Burrow ditch into the south ditch of the property. When the farmland does not need irrigation water, sluice gate must be shut off ,then the farmland water will flow from the South ditch through Sluice gate’s culvert into Burrow ditch. Rarely available big acreage farmland. 57.139 acres (according to BCAA) fronting Highway 15 and 176 Street. Good growing field for all kinds of vegetables including blueberries, vegetables, or build your all-weather nursery or greenhouse. Premium location, close to major shopping centers, school, entertainment and the US border. Build your dream home. More details
    Listed by Laboutique Realty
    LISTING DETAILS
    JARED GIBBONS

  • 4179 176 Street, Surrey, BC V3S 0L5 – MLS R3101499

    4179 176 Street Serpentine Surrey V3S 0L5
    Main Photo: 4179 176 Street, Surrey, BC V3S 0L5 – MLS R3101499

    4179 176 Street Surrey V3S 0L5 Serpentine

    $700,000
    Land
    Status:
    Active
    MLS® Num:
    R3101499
    Court-Ordered Sale! **Court date is scheduled for October 29, 2026 10am, and the accepted offer price is $700,000.** Fantastic opportunity to own this 42,325 sq. ft. lot in a prime Surrey location. Build your dream home on this cleared property with access to city water, natural gas, and hydro. Ideally located on Highway 15 (176 Street), just minutes to Morgan Creek, Grandview Heights, Downtown Cloverdale, the U.S. border, and with easy access to Highways 10 and 99. Excellent highway frontage offers great exposure (buyer to verify permitted uses with the City of Surrey). Located in the Morgan Elementary and Earl Marriott Secondary catchments. A rare opportunity in a highly desirable and convenient location! More details
    Listed by Sutton Group-West Coast Realty (Surrey/24)
    LISTING DETAILS
    JARED GIBBONS
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Data was last updated October 13, 2026 at 09:35 PM (UTC)
Reciprocity Logo
The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Greater Vancouver REALTORS® (GVR), the Fraser Valley Real Estate Board (FVREB) or the Chilliwack and District Real Estate Board (CADREB). Real estate listings held by participating real estate firms are marked with the MLS® logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by either the GVR, the FVREB or the CADREB which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of either the GVR, the FVREB or the CADREB.

Schools

Schools for Serpentine

Rural catchments are large, so check every address.

Use the Surrey Schools School Locator to find the elementary and secondary schools for an exact address.

Homes and land

What to look at in a Serpentine property

These are the questions I go through with buyers.

Acreage

1 to 10 acresAcreages

Look at
Well flow and water quality, septic age and service records, and winter drainage
Ask
What the zone allows for a second home, a shop or a suite
Watch for
Low spots that hold water, and outbuildings built without permits
Farms

10+ acresFarms

Look at
ALR status, soil, drainage ditches and what the land has been used for
Ask
Whether BC Assessment farm class applies and what it takes to keep it
Watch for
Rules on fill, house size and a second home on ALR land
Horses

Houses on 5+ acresHorse properties

Look at
Barn condition, arena footing, paddock drainage and manure handling
Ask
Whether barns and arenas were built with permits
Watch for
Paddocks on land that floods in winter

Planning and zoning

Planning and the ALR in Serpentine

No City plan is named for Serpentine, so check zoning, ALR status and flood rules for the exact property.

  • Much of the Serpentine and Nicomekl lowland is close to sea level and was once an intertidal zone. Farmers began dyking it in the late 1800s.
  • Surrey restricts new development in the 200-year floodplain of both rivers, with exceptions for existing zoning and approved plans.
  • ALR status is set property by property. Check the Agricultural Land Commission map.

See the City’s Serpentine and Nicomekl lowlands page, the Surrey Zoning Bylaw and my Surrey zoning guide.

Before you buy in Serpentine

  1. Confirm ALR status and zoning. Check the ALC map and ask the City of Surrey what the property is zoned and what that allows.
  2. Check flooding. Ask the City whether the land is in the floodplain and what that means for building, and get an insurance quote before you remove subjects (the conditions in your offer).
  3. Test the water. If the home is on a well, get a flow test and a water quality test.
  4. Inspect the septic. Find out the system’s age and service history, and have it inspected.
  5. Check the outbuildings. Ask whether barns, shops and suites were built with permits.
  6. Read the title. Look for covenants, rights of way and easements, including drainage rights of way.

Selling

Own in Serpentine?

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

Contact Form

FAQ

Serpentine questions

Where is Serpentine?

Serpentine is an MLS® area name for rural land south of the Cloverdale town centre in Surrey. On the MLS® map its edges are roughly 52 to 54 Avenue on the north, 196 Street (the Langley border) on the east, 32 Avenue on the south (40 Avenue west of 168 Street), and about 144 to 148 Street near Highway 99 on the west. These edges are approximate and are not an official City boundary, so ask me if a specific address is in it.

Is Serpentine in the ALR?

Much of it is farmland. ALR status is set property by property, so check the exact address on the Agricultural Land Commission map. You can also check an address with my zoning lookup.

Does land in Serpentine flood?

Some does. The Serpentine and Nicomekl lowlands are close to sea level and are managed with dykes, sea dams and pump stations. Ask the City about the exact property.

Are there parks nearby?

Hi-Knoll Park at 19569 Colebrook Road has a 1.5 km nature trail by the Nicomekl River.

Which schools serve Serpentine?

Rural catchments are large. Check the Surrey Schools School Locator for the exact address.

How do I see current Serpentine listings?

Use my Serpentine homes for sale page, or call or text me 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 and community plans change. Confirm everything that matters to your decision with the City of Surrey, the Agricultural Land Commission, Surrey Schools 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

Nearby in Langley: the Brookswood guide.

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.