South Meadows, Pitt Meadows: Neighbourhood Guide

Neighbourhood guide · City of Pitt Meadows · South Bonson and Fraser Way

Living in South Meadows

South Meadows is an MLS® sub-area name. The City of Pitt Meadows doesn’t publish a boundary for it. The City uses the name “South Bonson” for parts of the south end of Bonson Road: its South Bonson Community Centre is at 10932 Barnston View Road, and its Athletic Park page puts the park beside the arena “in the South Bonson area”. My working description, from those addresses only and not an official boundary: the part of Bonson Road south of Hammond Road and the CP rail line, down to the Fraser River, with Fraser Way and Barnston View Road. My Mid Meadows guide covers the schools and fields further north on Bonson Road.

Written by Jared Gibbons, REALTOR®, Royal LePage Little Oak Realty, on October 18, 2026. 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 Pitt Meadows and School District 42.

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 South Meadows?

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

South Meadows at a glance

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

Transit

Bus routesRoutes 722 and 719

722
Route 722 (Bonson / Meadowtown) is a loop that uses Harris Road, Ford Road, 190A Street, Hammond Road, Blakely Road, 116B Avenue and Bonson Road to reach Fraser Way and the Barnston View roundabout. Pitt Meadows Station is one of its stops
719
Route 719 (Fraser Way / Meadowtown) continues from the 722 and uses Fraser Way, Bonson Road, Wildwood and Hammond Road before it reaches Maple Meadows Station in Maple Ridge
Timetables
Timetable dates: routes 722 and 719, effective September 7, 2026 (read from TransLink’s timetable PDFs on October 18, 2026). Check the current timetable
TransLink route 722 timetable
Community

City facilitySouth Bonson Community Centre

Address
10932 Barnston View Road, Pitt Meadows, BC V3Y 0B9
Also
The Pitt Meadows Art Gallery is on the main floor
City parks and facilities list
Park

City parkShoreline Park

Address
51 Bonson Road, Pitt Meadows, BC V3Y 0A9
Has
Open green space, walking and pedestrian trails, wetlands and wildlife viewing
City park page
Park

City parkPitt Meadows Athletic Park

Address
11431 Bonson Road, Pitt Meadows, BC V3Y 2B5
Fields
Five regular and two mini soccer fields and four baseball / softball diamonds
City park page

Homes for sale

Homes for sale in South Meadows

Live MLS® listings, updated daily.

South Meadows Homes for Sale | Houses & Townhomes

Browse all listings in South Meadows below, including houses, townhomes and half duplexes, and contact Jared today if you have questions.

For the South Bonson Community Centre, Shoreline Park, the Athletic Park and arena, and routes 722 and 719, see my South Meadows neighbourhood guide.

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1-12/26

  • 14 19451 Sutton Avenue, Pitt Meadows, BC V3Y 0G6 – MLS R3173728

    14 19451 Sutton Avenue South Meadows Pitt Meadows V3Y 0G6
    Main Photo: 14 19451 Sutton Avenue, Pitt Meadows, BC V3Y 0G6 – MLS R3173728

    14 19451 Sutton Avenue Pitt Meadows V3Y 0G6 South Meadows

    $1,035,000
    Residential
    Status:
    Active
    MLS® Num:
    R3173728
    Bedrooms:
    4
    Bathrooms:
    4
    Floor Area:
    1,979 sq. ft.
    One of Nature’s Walk’s standout homes is now on the market! Set on the south side of the complex, this sun-filled home offers 4 bedrooms, 4 bathrooms, a double garage, two balconies and a large south-facing backyard. Beautifully maintained, it features a custom built-in pantry/office upgrade, custom feature wall, high-end appliances, A/C and hot water on demand. The garage includes epoxy flooring and slatwall storage, while artificial turf makes the backyard easy to enjoy year round. Nature’s Walk offers exceptional amenities, including an outdoor pool, spacious gym, party rooms, golf simulator and playground. A fantastic family home in one of the most sought-after communities in the area! Showings by appointment only. More details
    Listed by Royal LePage Elite West
    LISTING DETAILS
    JARED GIBBONS

  • 11259 Blaney Crescent, Pitt Meadows, BC V3Y 2W2 – MLS R3173521

    11259 Blaney Crescent South Meadows Pitt Meadows V3Y 2W2
    Main Photo: 11259 Blaney Crescent, Pitt Meadows, BC V3Y 2W2 – MLS R3173521

    11259 Blaney Crescent Pitt Meadows V3Y 2W2 South Meadows

    $1,370,000
    Residential
    Status:
    Active
    MLS® Num:
    R3173521
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    2,776 sq. ft.
    Welcome to Bonson Landing, one of Pitt Meadows most desirable neighbourhoods, a wonderful place to raise a family. This bright and sunny home features a private, west facing backyard, central air conditioning throughout, engineered hardwood floors and beautiful vaulted and coffered ceilings. The spacious layout offers a large family room plus huge upstairs games room, perfect for family time and entertaining. Clean, well maintained and thoughtfully cared for with some updates in the kitchen with all appliances 5 years old or less. A huge crawl space provides exceptional storage. A fantastic home in sought after community. More details
    Listed by RE/MAX Crest Realty
    LISTING DETAILS
    JARED GIBBONS

  • 19765 Wildcrest Avenue, Pitt Meadows, BC V3Y 1M3 – MLS R3172872

    19765 Wildcrest Avenue South Meadows Pitt Meadows V3Y 1M3
    Main Photo: 19765 Wildcrest Avenue, Pitt Meadows, BC V3Y 1M3 – MLS R3172872

    19765 Wildcrest Avenue Pitt Meadows V3Y 1M3 South Meadows

    $849,000
    Residential
    Status:
    Active
    MLS® Num:
    R3172872
    Bedrooms:
    3
    Bathrooms:
    2
    Floor Area:
    1,816 sq. ft.
    PITT MEADOWS great Starter HOME! This 2 Storey situated on a Quiet Cul-de-sac is backing onto GREENBELT & looking for some TLC. Features 3 Beds, 2 Baths, separate dining room, real Wood Burning Fireplace in Family Room, generous size kitchen & Primary Bedroom has cheater ensuite. Great for 1st time BUYER or a MOVE UP from Condo or townhouse. Conveniently LOCATED within MINUTES to all Levels of Schools, Shopping, WEST COAST Express commuter train & Golden Ears Bridge! Come SEE for YOURSELF what this has to OFFER! More details
    Listed by RE/MAX LIFESTYLES REALTY
    LISTING DETAILS
    JARED GIBBONS

  • 17 19572 Fraser Way, Pitt Meadows, BC V3Y 0A9 – MLS R3171110

    17 19572 Fraser Way South Meadows Pitt Meadows V3Y 0A9
    Main Photo: 17 19572 Fraser Way, Pitt Meadows, BC V3Y 0A9 – MLS R3171110

    17 19572 Fraser Way Pitt Meadows V3Y 0A9 South Meadows

    $709,000
    Residential
    Status:
    Active
    MLS® Num:
    R3171110
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    1,145 sq. ft.
    Welcome to COHO II! This bright and inviting 2 bedroom, 2 bathroom townhouse offers a spacious open-concept layout with plenty of natural light throughout. The main floor features a functional kitchen with large island, generous living and dining areas, cozy fireplace, and access to a private balcony—perfect for relaxing or entertaining. Enjoy updates throughout, private outdoor space, and a double tandem garage with plenty of parking and storage. Ideally located just steps from the Fraser River and within walking distance to shopping, restaurants, recreation, transit, trails and more. A fantastic opportunity in a desirable community! More details
    Listed by Royal LePage Elite West
    LISTING DETAILS
    JARED GIBBONS

  • 19420 117 Avenue, Pitt Meadows, BC V3Y 1G4 – MLS R3169271

    19420 117 Avenue South Meadows Pitt Meadows V3Y 1G4
    Main Photo: 19420 117 Avenue, Pitt Meadows, BC V3Y 1G4 – MLS R3169271

    19420 117 Avenue Pitt Meadows V3Y 1G4 South Meadows

    $1,199,900
    Residential
    Status:
    Active
    MLS® Num:
    R3169271
    Bedrooms:
    5
    Bathrooms:
    4
    Floor Area:
    2,690 sq. ft.
    Looking for space, flexibility and a great Pitt Meadows location?This thoughtfully designed semi-custom 1/2 duplex offers all three, set on a generous 33 x 110 lot in a quiet neighbourhood. Built in 2014, this inviting 5-bedroom, 3.5-bath home offers over 2,600 sq ft of beautifully finished living space, including a fully finished basement. The versatile layout includes a main-floor bedroom or home office, with three spacious bedrooms upstairs. Features include 9' ceilings, quartz countertops, European-style cabinetry with lighting, crown mouldings, quality flooring, gas fireplace and gas range hookup.Enjoy the above-ground pool, outdoor space and numerous upgrades.Walking distance to Pitt Meadows Secondary, Davie Jones Elementary, transit, shopping and trails.Open House Sun. Oct 4, 2-4pm. More details
    Listed by Team 3000 Realty Ltd.
    LISTING DETAILS
    JARED GIBBONS

  • 11523 Bonson Road, Pitt Meadows, BC V3Y 1P7 – MLS R3167901

    11523 Bonson Road South Meadows Pitt Meadows V3Y 1P7
    Main Photo: 11523 Bonson Road, Pitt Meadows, BC V3Y 1P7 – MLS R3167901

    11523 Bonson Road Pitt Meadows V3Y 1P7 South Meadows

    $1,199,900
    Residential
    Status:
    Active
    MLS® Num:
    R3167901
    Bedrooms:
    4
    Bathrooms:
    4
    Floor Area:
    2,866 sq. ft.
    Welcome to this spacious, well-maintained 2-storey family home with a walk-out basement and over 2,800 sqft of versatile living space. Featuring 4 bedrooms, 4 bathrooms & multiple recreation areas, it’s perfect for families of all sizes. The main floor offers a bright living room, formal dining area & kitchen connecting to the family room with a cozy wood-burning fireplace. Step onto the large deck overlooking the private, landscaped backyard. Upstairs includes 3 generous bedrooms plus a games/media room. The walk-out basement is ideal for entertaining with a rec room, wet bar, additional bedroom & full bathroom. Possible to suite. Sunny west facing backyard offers a peaceful retreat with mature landscaping & patio area. Close to parks, schools & GEB access. More details
    Listed by Royal LePage Elite West
    LISTING DETAILS
    JARED GIBBONS

  • 32 19451 Sutton Avenue, Pitt Meadows, BC V3Y 0G6 – MLS R3167765

    32 19451 Sutton Avenue South Meadows Pitt Meadows V3Y 0G6
    Main Photo: 32 19451 Sutton Avenue, Pitt Meadows, BC V3Y 0G6 – MLS R3167765

    32 19451 Sutton Avenue Pitt Meadows V3Y 0G6 South Meadows

    $1,029,900
    Residential
    Status:
    Active
    MLS® Num:
    R3167765
    Bedrooms:
    4
    Bathrooms:
    4
    Floor Area:
    1,762 sq. ft.
    Move-in ready! Shows like new, this gently lived-in & upgraded 4 bed, 3.5 bath end unit at Onni's Nature’s Walk offers a quiet location on a pedestrian-only street, ideal for little ones. Upgraded appliance package incl. Sub-Zero fridge, Wolf gas stove & new Miele dishwasher. Fireplace, A/C, sundeck + gated, fenced yard. Lower level features a full bed & bath, ideal for guests or family. Upgraded side-by-side double garage with epoxy floors & shelving. Resort-style amenities incl. outdoor pool, hot tub, gym, party lounge, games room, playground and golf simulator! Family-friendly living at its best! More details
    Listed by RE/MAX Sabre Realty Group
    LISTING DETAILS
    JARED GIBBONS

  • 53 19572 Fraser Way, Pitt Meadows, BC V3Y 0A9 – MLS R3167420

    53 19572 Fraser Way South Meadows Pitt Meadows V3Y 0A9
    Main Photo: 53 19572 Fraser Way, Pitt Meadows, BC V3Y 0A9 – MLS R3167420

    53 19572 Fraser Way Pitt Meadows V3Y 0A9 South Meadows

    $734,000
    Residential
    Status:
    Active
    MLS® Num:
    R3167420
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    1,543 sq. ft.
    Welcome to Coho II, one of Pitt Meadows most desirable family neighborhoods. Thoughtfully updated and bright. This impressive townhome offers a functional open concept layout for modern family living. Updates include new wool carpets on the stairs, vinyl plank in both bathrooms and recently painted main floor. A spacious family room leads into the dining room and a bright updated kitchen with quartz counters. The kitchen is the main focus of the home with plenty of storage, a new fridge, large farm style sink and a built in wine cooler. Downstairs includes an office space and a large foyer with a flex room which can be used for storage or a gym. Steps to Osprey Village and Fraser River Greenway. Call today for your private showing. More details
    Listed by Royal LePage West Real Estate Services
    LISTING DETAILS
    JARED GIBBONS

  • 11554 Wildwood Crescent, Pitt Meadows, BC V3Y 1M8 – MLS R3166142

    11554 Wildwood Crescent South Meadows Pitt Meadows V3Y 1M8
    Main Photo: 11554 Wildwood Crescent, Pitt Meadows, BC V3Y 1M8 – MLS R3166142

    11554 Wildwood Crescent Pitt Meadows V3Y 1M8 South Meadows

    $1,399,999
    Residential
    Status:
    Active
    MLS® Num:
    R3166142
    Bedrooms:
    5
    Bathrooms:
    3
    Floor Area:
    2,225 sq. ft.
    Beautifully renovated up & down, this 5 bed, 3 bath family home offers approx. 2,225 sq.ft. in desirable Pitt Meadows, backing onto a private greenbelt. The chef-inspired kitchen features stone counters, waterfall island, gas range, stainless appliances & custom cabinetry. Enjoy a huge covered deck & beautifully landscaped private backyard with gazebo & multiple entertaining areas. Bright above ground 2 bed in-law suite with separate entrance is ideal for extended family or a mortgage helper. Huge driveway parks 6 plus a double garage. Two real fireplaces, heat pump with A/C for year-round comfort, on-demand hot water & roof with approx. 37 years remaining on warranty. Close to schools, trails, shopping, West Coast Express & Golden Ears Bridge. This home is Still Available!!!!! More details
    Listed by eXp Realty
    LISTING DETAILS
    JARED GIBBONS

  • 19556 Thorburn Way, Pitt Meadows, BC V3Y 0B3 – MLS R3165965

    19556 Thorburn Way South Meadows Pitt Meadows V3Y 0B3
    Main Photo: 19556 Thorburn Way, Pitt Meadows, BC V3Y 0B3 – MLS R3165965

    19556 Thorburn Way Pitt Meadows V3Y 0B3 South Meadows

    $1,300,000
    Residential
    Status:
    Active
    MLS® Num:
    R3165965
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    2,500 sq. ft.
    Former SHOWHOME in "Rivers Edge"! Spacious open floorplan w/ windows galore for plenty of natural light! Kitchen w/ gas stive & S/S appliances, granite counters, island/ breakfast bar & ample cupboard space, good sized Dining room, large Living room w/ gas fp, Office w/ french doors & 2nd gas fp. 9ft ceilings & real hardwood floors on main. Oversized Primary w/ high ceiling, 5pc spa like en suite & walk in closet. Two additional Bedrooms both a good size w/ one having a second walk in closet, Family room w/ custom built in cabinets & french doors to balcony. Fenced backyard w/ massive patio for entertaining. Huge crawl space for storage. Minutes to Osprey Village, Golden Ears bridge, trails along the Fraser River, shops & the Athletic Complex. Pride of ownership truly shows! More details
    Listed by RE/MAX All Points Realty
    LISTING DETAILS
    JARED GIBBONS

  • 19750 N Wildwood Crescent, Pitt Meadows, BC V3Y 1M4 – MLS R3165606

    19750 N Wildwood Crescent South Meadows Pitt Meadows V3Y 1M4
    Main Photo: 19750 N Wildwood Crescent, Pitt Meadows, BC V3Y 1M4 – MLS R3165606

    19750 N Wildwood Crescent Pitt Meadows V3Y 1M4 South Meadows

    $1,199,900
    Residential
    Status:
    Active
    MLS® Num:
    R3165606
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    1,636 sq. ft.
    Custom-Styled Family Oasis in Pitt Meadows, nestled against a lush forest backdrop, this move-in-ready 3-bed, 3-bath custom home beautifully blends modern style with everyday warmth. The heart of the home features a stunning open-concept kitchen boasting premium Corian countertops, warm wood custom cabinetry, and sleek stainless steel appliances. Deep-toned oak wood flooring flows seamlessly into the main spaces, leading down to a sunken lower family room with a cozy fireplace and custom built-ins. Step through massive sliding doors to a tranquil, private backyard surrounded by mature trees. Perfectly located on a quiet crescent close to top schools, shopping, and transit/West Coast Express for an easy commute. Your turn-key family home awaits! More details
    Listed by Royal LePage West Real Estate Services
    LISTING DETAILS
    JARED GIBBONS

  • 11771 Herring Place, Pitt Meadows, BC V3Y 2R7 – MLS R3164273

    11771 Herring Place South Meadows Pitt Meadows V3Y 2R7
    Main Photo: 11771 Herring Place, Pitt Meadows, BC V3Y 2R7 – MLS R3164273

    11771 Herring Place Pitt Meadows V3Y 2R7 South Meadows

    $1,349,900
    Residential
    Status:
    Active
    MLS® Num:
    R3164273
    Bedrooms:
    4
    Bathrooms:
    3
    Floor Area:
    3,546 sq. ft.
    A HOME UNLIKE ANY OTHER! Architecturally distinctive, extensively renovated and beautifully presented, this approx. 3,500 sqft home offers 4 bdrms and 3 baths on a corner lot in a no-through neighbourhood. Two spiral staircases and open-to-below spaces create a striking sense of openness and scale. The main level offers formal living and dining, family rm, 2 bdrms, full bath, and a stunning kitchen w/ island, hidden walk-in pantry and sunlit corner sink. Upstairs is a primary retreat w/ spa-like ensuite. The bsmt has a separate entrance, bdrm, full bath and space for all the family. Covered deck w/ gas hookup; fenced yard w/ gazebo, hot tub and above-ground pool. Central A/C, newer roof, furnace and HWT - plus a roof-mounted SOLAR PANEL system to help reduce Hydro costs. Truly exceptional! More details
    Listed by One Percent Realty Ltd.
    LISTING DETAILS
    JARED GIBBONS
1-12/26
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Data was last updated October 18, 2026 at 10:40 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 South Meadows

Pitt Meadows is in School District 42 (SD42). Names, grades and addresses from the Province’s SD42 school list and each school’s website. Checked against the official pages on October 18, 2026.

School

K–7Edith McDermott Elementary

Address
12178 Bonson Road, Pitt Meadows, BC V3Y 2L5
Grades
Kindergarten to 7
Note
The City lists the Somerset Park and school field at 12778 Bonson Road. SD42 and the Province list the school at 12178 Bonson Road
School website
School

K–7Davie Jones Elementary

Address
12030 Blakely Road, Pitt Meadows, BC V3Y 1J6
Grades
Kindergarten to 7
School website
School

K–7Pitt Meadows Elementary

Address
11941 Harris Road, Pitt Meadows, BC V3Y 2B5
Grades
Kindergarten to 7
School website
School

8–12Pitt Meadows Secondary

Address
19438 116B Avenue, Pitt Meadows, BC V3Y 1G1
Grades
8 to 12
Only school
It is the only public secondary school in Pitt Meadows on the Province’s SD42 school list
New school
The Province’s September 18, 2026 news release says construction is starting on a new Pitt Meadows Secondary on the same property, replacing 1,100 seats for grades 8 to 12 in southern Pitt Meadows, and that it is expected to open for students by fall 2029
School website

I found no school on the Province’s SD42 list with a South Bonson address, and the area has no official boundary, so these are the SD42 elementary schools nearest the Bonson corridor and the secondary school. Catchments are set by address, so confirm a specific address with School District 42 (SD42).

Parks and recreation

Parks, recreation and the library for South Meadows

From City of Pitt Meadows and Fraser Valley Regional Library pages. Street addresses are the City’s.

Community

City facilitySouth Bonson Community Centre and Pitt Meadows Art Gallery

Address
10932 Barnston View Road, Pitt Meadows, BC V3Y 0B9
Has
A banquet hall, kitchen, meeting rooms, parking, washrooms and wheelchair access
Gallery
The Pitt Meadows Art Gallery is now on the main floor of the community centre
City parks and facilities list
Park

City parkShoreline Park

Address
51 Bonson Road, Pitt Meadows, BC V3Y 0A9
Has
Garbage cans, open green space, park benches, parking, pedestrian and walking trails, wetlands and wildlife viewing
City park page
Park

City parkxcəwás (Waterfront Commons Park)

Address
Barnston View Road, Pitt Meadows, BC V3Y 2M5
Has
Open green space, park benches, parking, picnic areas, pedestrian and walking trails and wheelchair access
Name
The City says the park is also known as xcəwás, “front (waterside) of the house”
City parks and facilities list
Park

City parkBonson Park

Address
11546 Bonson Road, Pitt Meadows, BC
Has
A playground and portable washrooms. The City points to a disc golf course at the park
City parks and facilities list
Park

City parkLinden Grove Park

Address
19771 Wildwood Crescent, Pitt Meadows, BC V3Y 1M3
Has
Garbage cans, park benches, pedestrian trails, a playground and walking trails
City parks and facilities list
Park

City parkPitt Meadows Athletic Park

Address
11431 Bonson Road, Pitt Meadows, BC V3Y 2B5
Fields
Five regular and two mini soccer fields, four baseball / softball diamonds, and tennis and sport courts
Capacity
Seating for 320 and parking for 344 vehicles
Where
The park is beside Pitt Meadows Arena in what the City calls the South Bonson area
Plans
The City says it is moving forward with planned expansion of the park to help create a centralized community “sports hub”
Note
The City’s sports fields page lists the park as 11432 Bonson Road; the park page says 11431
City park page
Recreation

City arenaPitt Meadows Arena

Address
11435 Bonson Road, Pitt Meadows, BC
Ice
The City says the complex has three sheets of ice, two of them NHL size, and that one is open year round
City parks and facilities list
Library

Nearest branchPitt Meadows Public Library

Address
200 – 12099 Harris Road, Pitt Meadows, BC V3Y 0E5
Phone
604-465-4113
Where
In the civic centre on Harris Road. I found no library branch in South Bonson
Note
FVRL’s page shows a delayed opening on October 19 and 20, 2026 because of building construction. Check the hours before you go
Fraser Valley Regional Library page

Homes and land

What to look at in a South Meadows home

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

Official

Official Community PlanHousing goal

Goal
The City’s Official Community Plan, adopted September 27, 2022, describes Goal 5 as a walkable and compact community that offers easy access to nature and amenities, with a range of housing options
Home types
I found no official plan description of home types for South Bonson or South Meadows
City Official Community Plan page
MLS® data

Median lotDetached lot size

Median
Lot size (MLS sales data, not an official source): the median lot size of detached houses sold between July 1 and October 8, 2026 was 7,204 sq ft, based on 10 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 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 South Meadows

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

  • The City adopted its Official Community Plan, “I See Pitt Meadows 2040”, on September 27, 2022. Goal 2 is a community where agriculture is the dominant land use and farmland is protected for food production. Goal 5 is a walkable and compact community with a range of housing options.
  • I found no separate neighbourhood plan for South Bonson or South Meadows on the City pages I read.
  • The Pitt Meadows / Maple Ridge Diking District covers 3,546 hectares (3,136 in Pitt Meadows). The City says the urban development area is drainage Area 3 (Kennedy, including McKechnie), served by ditches, culverts and storm sewers, and that low-lying catchments drain to the Pitt, Alouette and Fraser Rivers through floodboxes and pump stations.
  • The City says it is almost entirely protected by 60 km of dikes, which protect the City’s low-lying areas and key infrastructure from river flooding.
  • The City says Pitt Meadows is at risk of flooding annually in May and June.
  • The City’s Financial Plan 2026–2030 says over 85% of Pitt Meadows’ land base lies within the floodplains of the Fraser, Pitt and Alouette rivers.
  • The City’s Financial Plan 2026–2030 says agriculture remains the predominant land use in Pitt Meadows and that 78% of Pitt Meadows land falls within the Agricultural Land Reserve. The built-up part of the south end is urban; I found no City statement on how much of this MLS area is ALR.
  • The City says Pitt Meadows has one West Coast Express station, Pitt Meadows Station, in the urban core. It is on Harris Road, which is in my Central Meadows guide area, not in South Meadows.
  • Route 595 (Langley Centre / Maple Meadows Station) does not enter Pitt Meadows: it runs between Langley Centre and Maple Meadows Station in Maple Ridge.

For a specific lot, send me the address and I’ll look up the zone and the plan designation.

Before you buy in South Meadows

  1. Check the flood and drainage rules for the lot. Ask the City what the dikes, drainage and floodplain 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 SD42 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 South Meadows?

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

South Meadows questions

Where is South Meadows?

South Meadows is an MLS® sub-area name. The City of Pitt Meadows doesn’t publish a boundary for it. The City’s South Bonson Community Centre is at 10932 Barnston View Road, and the City puts the Athletic Park beside the arena in the South Bonson area.

How do I get around from South Meadows?

Route 722 (Bonson / Meadowtown) is a loop that uses Harris Road, Ford Road, 190A Street, Hammond Road, Blakely Road, 116B Avenue and Bonson Road to reach Fraser Way and the Barnston View roundabout. Pitt Meadows Station is one of its stops. Route 719 (Fraser Way / Meadowtown) continues from the 722 and uses Fraser Way, Bonson Road, Wildwood and Hammond Road before it reaches Maple Meadows Station in Maple Ridge. Timetable dates: routes 722 and 719, effective September 7, 2026 (read from TransLink’s timetable PDFs on October 18, 2026). Check the current timetable. The City says Pitt Meadows has one West Coast Express station, Pitt Meadows Station, in the urban core. It is on Harris Road, which is in my Central Meadows guide area, not in South Meadows.

Which schools are near South Meadows?

I found no school on the Province’s SD42 list with a South Bonson address. Edith McDermott Elementary is at 12178 Bonson Road, Davie Jones Elementary is at 12030 Blakely Road and Pitt Meadows Elementary is at 11941 Harris Road, all Kindergarten to 7. Pitt Meadows Secondary (Grades 8 to 12, 19438 116B Avenue) is the only public secondary school in Pitt Meadows on the Province’s SD42 list. The Province says a new school on the same property is expected to open for students by fall 2029. Catchments are set by address, so confirm a specific address with School District 42 (SD42).

What parks and recreation are there?

The South Bonson Community Centre and Pitt Meadows Art Gallery are at 10932 Barnston View Road, Shoreline Park is at 51 Bonson Road, Bonson Park is at 11546 Bonson Road, and the Athletic Park and Arena are at 11431 and 11435 Bonson Road. The Pitt Meadows Public Library is at 200 – 12099 Harris Road, in the civic centre near City Hall and the Family Recreation Centre. I found no other library branch in Pitt Meadows.

What plan covers South Meadows?

The City adopted its Official Community Plan, “I See Pitt Meadows 2040”, on September 27, 2022. Goal 2 is a community where agriculture is the dominant land use and farmland is protected for food production. Goal 5 is a walkable and compact community with a range of housing options. I found no separate neighbourhood plan for South Bonson or South Meadows.

Is South Meadows in a floodplain?

The Pitt Meadows / Maple Ridge Diking District covers 3,546 hectares (3,136 in Pitt Meadows). The City says the urban development area is drainage Area 3 (Kennedy, including McKechnie), served by ditches, culverts and storm sewers, and that low-lying catchments drain to the Pitt, Alouette and Fraser Rivers through floodboxes and pump stations. The City says Pitt Meadows is at risk of flooding annually in May and June. Plans, zoning and flood rules can be different for each lot.

What are the homes and lots like?

I found no official description of home types for South Bonson or South Meadows. Lot size (MLS sales data, not an official source): the median lot size of detached houses sold between July 1 and October 8, 2026 was 7,204 sq ft, based on 10 sales with a recorded lot size.

How do I see current South Meadows listings?

Use my South Meadows 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 Pitt Meadows, the Agricultural Land Commission, School District 42 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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