Serpentine Acreages & Estate Homes for Sale
On this page (18 sections)
- Serpentine homes listed and sold, June to October 2026
- Where Serpentine sits
- Drive time to Serpentine
- Jared's take on Serpentine
- Common questions
- More Cloverdale real estate
- What's nearby Serpentine
- Serpentine Sub-Area: streets and boundaries
- Serpentine Sub-Area: the housing stock
- Serpentine Sub-Area: rules that affect buyers
- Serpentine Sub-Area: local details a buyer would not know
- Serpentine Sub-Area: development and new projects
- Serpentine Sub-Area: costs and taxes
- Serpentine Sub-Area: getting around
- Serpentine Sub-Area: risks and due diligence
- How Serpentine Sub-Area compares
- Related pages
- Sources for Serpentine Sub-Area
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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Serpentine: Surrey's Equestrian Country
Serpentine represents Surrey's rural heart with expansive acreages, equestrian properties, and authentic country living increasingly rare in Metro Vancouver. This agricultural area attracts buyers seeking larger parcels for horses, hobby farming, or simply the space and privacy that multi-acre properties provide.
Residents appreciate the peaceful country setting with pastures, mature trees, and agricultural character while remaining within Surrey's municipal boundaries with urban services. Properties range from smaller hobby farms to substantial equestrian estates featuring barns, arenas, pastures, and all infrastructure serious riders require. The strong equestrian community includes riding facilities, trainers, and neighbours who share the horse lifestyle and rural values. Despite the country atmosphere, shopping and services along King George Boulevard are reasonable drives, and Highway 99 provides regional access. Serpentine's proximity to both South Surrey amenities and US border adds convenience. Whether you're seeking acreage for horses or country investment, Serpentine delivers.
For nearby urban services and equestrian-friendly neighbourhoods, compare Cloverdale; for the broader city inventory see Surrey homes for sale; and for regional land options browse Fraser Valley acreages. Contact me for available rural properties and recent acreage sales data.
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Talk to Jared→Serpentine homes listed and sold, June to October 2026
Serpentine, October 2026. Detached houses: 1 listed at month end and 0 sold in October. No condos and townhomes were listed or sold in Serpentine between June and October.
Where Serpentine sits
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Drive time to Serpentine
| Month | Houses listed | Houses sold | Houses ratio |
|---|---|---|---|
| June 2026 | 0 | 0 | — |
| July 2026 | 0 | 0 | — |
| August 2026 | 0 | 0 | — |
| September 2026 | 0 | 0 | — |
| October 2026 | 1 | 0 | — |
Source: MLS® data from the Greater Vancouver REALTORS® and the Fraser Valley Real Estate Board, compiled by SnapStats®. How these figures are defined and sourced
Looking across the period, Detached houses: 0 sold over 5 months against an average of 0.2 listed.
Jared's take on Serpentine
Surrey’s equestrian country and rural heart is Serpentine. It’s acreages and horse properties, yet King George Boulevard, Highway 99, South Surrey amenities and the U.S. border are all close.
Common questions
Is Serpentine a real Surrey neighbourhood?
No, not in city planning terms. Serpentine is a Fraser Valley board sub-area name inside the board's Cloverdale community, alongside Clayton and Cloverdale. The City of Surrey has no Serpentine boundary, community plan or neighbourhood profile, so any street-level boundary a seller describes is a board label, not a municipal line, and should be checked against the actual parcel.
Can I build a second house on a Serpentine acreage?
Only within the ALC frame if the parcel is in the Agricultural Land Reserve. That frame allows one principal residence up to 500 square metres with any suite inside it, plus at most one additional residence of 90 square metres, or 186 square metres on parcels over 40 hectares.
Does this lowland flood?
The lowland is floodplain by design and by history. Check the individual parcel's flood and dyke status before offering.
Which schools serve this ground?
Schools confirmed for this part of south Surrey include Morgan Elementary at 3366 156A Street and Earl Marriott Secondary at 15751 16 Avenue.
What is Serpentine?
A Fraser Valley board / Paragon sub-area name — one of the three sub-areas of the board's Cloverdale community (Clayton, Cloverdale, Serpentine) — but not a City of Surrey planning or community name, so there is no City boundary or neighbourhood profile for it; listings under this label are Surrey acreage, farm and land listings on the city's southern lowland (as of September 2026, Source: SnapStats FVR/GVR September 2026 report).
What are the market figures for the wider community this sub-area sits in?
The Cloverdale board community recorded, for September 2026: Detached 201 active listings, 32 sales, a $1,212,500 median and 19 days on market; Condos & Townhomes 194 listings, 37 sales, a $740,000 median and 32 days — community figures not Serpentine's own, with Clayton the fastest-moving sub-area that month (29% detached, 21% attached) (as of September 2026, Source: SnapStats FVR/GVR September 2026 report).
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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
“It was a great experience working with Jared over the past couple weeks. I was a first time home buyer and his confidence and expertise made the whole process a lot less daunting and honestly quite easy, and saved some money along the way…”
M. Google review
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5 out of 5 stars
“The Best Realtor Experience I have Ever Had! Working with Jared was a dream. From the very first meeting to the final closing, he went above and beyond every step of the way…”
C.S. Google review
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5 out of 5 stars
“Jared made the buying process super easy! He was professional, friendly, and got us a wicked deal. He's honest, pays attention to detail, and works well with other realtors to make sure the transition is smooth and stress free…”
D.G. Google review
What's nearby Serpentine
Times are from OpenStreetMap routing, November 2026.
Transit
- Nearest bus exchange: White Rock Centre, terminus of routes 351 and 531.
- Nearest rapid-transit station: Bridgeport Station, reached by route 351 from White Rock Centre, TransLink.
- Route 531 White Rock Centre / Willowbrook, via 24 Avenue and 192 Street, TransLink.
- Route 363 Peace Arch Hospital, via White Rock Centre Bay 4, TransLink.
- Route 351 White Rock Centre, from Bridgeport Station via South Surrey Park and Ride, TransLink.
Parks and recreation
- Redwood Park, 17900 20 Avenue, Surrey.
- South Surrey Recreation & Arts Centre, 14601 20 Avenue, Surrey.
Schools
- Morgan Elementary, grades K-7, School District 36 Surrey; confirm the catchment with the district.
- Earl Marriott Secondary, grades 8-12, School District 36 Surrey; confirm the catchment with the district.
Groceries and shopping
- Peninsula Village, 15355 24 Avenue, Surrey; the Safeway store there is at 700-15355 24 Avenue.
Measured walking and driving times
| To | How | Minutes | Distance (km) |
|---|---|---|---|
| Peninsula Village | Drive | 6 | 3.6 |
| Redwood Park | Drive | 10 | 7.3 |
| Earl Marriott Secondary | Drive | 10 | 5.7 |
Sources for what’s nearby
- TransLink Route 351 timetable (opens in a new tab)
- TransLink Route 531 timetable (opens in a new tab)
- TransLink Schedule (opens in a new tab)
- City of Surrey Redwood Park (opens in a new tab)
- City of Surrey South Surrey Recreation Arts Centre (opens in a new tab)
- BC Ministry of Education and Child Care In School District (opens in a new tab)
- City of Surrey PLR 7910 0235 00 (opens in a new tab)
Serpentine Sub-Area: streets and boundaries
- Serpentine is a board name, not a city neighbourhood.
- The ground the label covers is Surrey's southern lowland: acreages and farm parcels along 40 Avenue, 176 Street (Highway 15), 168 Street, 184 Street, 188 Street and 196 Street, toward Morgan Creek, Campbell Heights and the South Surrey border country.
- The name matches the land: Surrey's coastal floodplain stretches along the Nicomekl and Serpentine Rivers toward Cloverdale and Newton, and most of it is protected by river dykes along those rivers.
Serpentine Sub-Area: the housing stock
- The stock here is acreage-led, not strata-led: estate houses on multi-acre parcels, working blueberry farms, and vacant land, rather than named condo or townhome complexes.
- At the eastern edge, Campbell Heights adds industrial-side parcels: the South Campbell Heights Plan area alone is about 249 hectares centred on the Little Campbell River around 16 Avenue and 192 Street.
- Farm parcels dominate the lowland: most of Surrey's Serpentine and Nicomekl floodplain is designated agricultural and held in the Agricultural Land Reserve (ALR).
Serpentine Sub-Area: rules that affect buyers
- Subdividing ALR land requires Agricultural Land Commission permission outside limited regulation exceptions, so a large parcel is not automatically a multi-lot parcel.
- Where a Surrey lot does allow a suite, only one secondary suite is permitted per dwelling unit, no suite is permitted inside a coach house or garden suite, and the suite's habitable floor area may not exceed 40 percent of the principal dwelling unit.
Serpentine Sub-Area: local details a buyer would not know
- The Serpentine and Nicomekl sea dams exist for farming, not just flood control: Surrey states they keep saline water from moving upstream where it could harm agricultural irrigation.
- Servicing varies parcel by parcel on farm ground: city water, wells, and ditch or irrigation water all appear in this area, and no single servicing answer covers the sub-area — verify the specific parcel.
- A registered secondary suite adds its own utility bill in Surrey: the 2026 flat rate for a suite is $454.00 for water plus $821.71 for sewer, on top of the single-family rate.
- Board and feed figures for this label do not reconcile, so there is no reliable Serpentine median, pace or supply figure.
Serpentine Sub-Area: development and new projects
- South Campbell Heights Plan, around 16 Avenue and 192 Street, City of Surrey: about 249 hectares balancing regionally significant employment lands with protection of the Little Campbell River corridor. Status: plan approved by Council on December 16, 2024; the southern expansion adds about 141.5 hectares of employment land south of the existing Campbell Heights Business Park (as of November 3, 2026).
- Campbell Heights road improvements, City of Surrey: widening and intersection work on 192 Street, 16 Avenue, 24 Avenue, 28 Avenue and 32 Avenue. Status: Phase 1 (192 Street, 16 Avenue to 28 Avenue) construction anticipated from summer 2025, with further phases in 2026–2027 (as of November 3, 2026).
Serpentine Sub-Area: costs and taxes
- Surrey's 2026 municipal tax rate for Residential (Class 1) is 1.84251 per $1,000 of assessed value, and the Capital Parcel Tax collected with property taxes is $300.00 for Classes 1, 8 and 9 (Farm).
- The 2026 annual flat-rate utility total for a single-family dwelling is $2,856 — $1,195 water plus $1,661 sewer — and metered water and sewer bills are mailed every four months.
- Waste collection is charged on the property tax notice: the 2026 single-family garbage, recycling and organics rate is $344.08 for the calendar year, due July 2.
- Surrey is a listed taxable area for the provincial Speculation and Vacancy Tax, so an owner here places the annual declaration unless an exemption applies.
Serpentine Sub-Area: getting around
- Highway 15 (176 Street) is the sub-area's main north–south provincial route, running through the farm ground toward the border; the City's watershed mapping shows Highway 15, Highway 99 and Highway 17 framing this lowland.
- 16 Avenue is the east–west road the Campbell Heights work is built around, with planned improvements at 192 Street and along 24, 28 and 32 Avenues.
Serpentine Sub-Area: risks and due diligence
- Flood is the first check: Surrey's own floodplain reporting attributes Serpentine, Nicomekl and Little Campbell lowland flooding to local winter rainstorms, and most of that floodplain is agricultural and in the ALR.
- Check ALR status parcel by parcel on Agricultural Land Commission mapping before assuming any house size, suite or subdivision right; a listing description is not an ALR determination.
- Check the title at the Land Title and Survey Authority of British Columbia (LTSA) for flood covenants, dyke rights of way and building schemes, which can restrict a parcel beyond zoning.
How Serpentine Sub-Area compares
| Fact | Serpentine | Clayton | Cloverdale |
|---|---|---|---|
| Board community | Cloverdale | Cloverdale | Cloverdale |
| Municipality | Surrey | Surrey | Surrey |
| 2026 Class 1 municipal tax rate | 1.84251 per $1,000 | 1.84251 per $1,000 | 1.84251 per $1,000 |
| City neighbourhood profile | None — board name only | — | — |
Sources for Serpentine Sub-Area
- Fraser Valley Real Estate Board Tech Tip 18 Map of the BC Boards Areas Subareas (opens in a new tab)
- City of Surrey Surrey Coastal Floodplain (opens in a new tab)
- City of Surrey SouthCampbellHeightsLocalAreaPlan (opens in a new tab)
- City of Surrey RPT 2007 C013 (opens in a new tab)
- Agricultural Land Commission Housing in the ALR (opens in a new tab)
- Agricultural Land Commission Required Documents (opens in a new tab)
- City of Surrey Zoning Small Scale Multi Unit Housing (opens in a new tab)
- City of Surrey Building Or Legalizing Secondary Suite (opens in a new tab)
- City of Surrey Understanding Your Utility Bill (opens in a new tab)
- City of Surrey Campbell Heights Info Boards Open House Final (opens in a new tab)
- City of Surrey Property Tax Rates (opens in a new tab)
- City of Surrey Paying Your Property Taxes (opens in a new tab)
- Province of BC Taxable Areas (opens in a new tab)
- City of Surrey Surrey Ismp Map (opens in a new tab)
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