Steelhead, Mission: Neighbourhood Guide

Neighbourhood guide · City of Mission · Cardinal Street and the northwest

Living in Steelhead

Steelhead is an MLS® sub-area name. The City of Mission doesn’t publish a boundary for it. The City’s Rural Mission Strategy page names Steelhead among the rural communities it covers. On this site, listings tagged Steelhead are on Cardinal Street, Campbell Street, Sabo Street and Silverdale Avenue. My working description, not an official boundary: the rural area in the northwest of the city around Cardinal Street.

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 Mission and Mission Public Schools (School District 75).

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 Steelhead?

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

Steelhead at a glance

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

Rural

City zoningCardinal Street

Zoning
A City notice covers rezoning 33420, 33440 and 33452 Cardinal Street from Rural 36 (RU36) to Rural 16 (RU16) to allow a 13-lot subdivision with a minimum lot size of 1.6 hectares (4 acres)
City rezoning notice (PDF)
Hall

CommunitySteelhead Community Hall

Address
The City’s Notice of Permissive Tax Exemptions lists the Steelhead Community Association at 32972 Cardinal Street for “Recreational facilities and programs”
Run by
The hall is run by the Steelhead Community Association
City notice, printed in the Mission City Record (PDF)
Forest

City of MissionMunicipal Forest

What
The City says its roughly 10,900-hectare Municipal Forest (Mission Tree Farm Licence #26) takes in the forested landscapes of Bear Mountain, Red Mountain and Steelhead, and has been managed by the City’s Forestry Department since 1958
City Municipal Forest page
Plan

City of MissionRural Mission Strategy

Named
The City’s Rural Mission Strategy page names Steelhead among the rural communities it covers
Approved
Council approved the strategy on December 1, 2025
City strategy page

Homes for sale

Homes for sale in Steelhead

Live MLS® listings, updated daily.

Steelhead Homes for Sale | Mission Acreages & Mountain Properties

Steelhead is a quiet mountain community known for large acreages, privacy, and outdoor recreation. View all Steelhead listings below, and contact Jared today for expert local support.

For Cardinal Street, the Steelhead Community Hall, the Municipal Forest and the Rural Mission Strategy, see my Steelhead neighbourhood guide.

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  • 12183 Campbell Street, Mission, BC V4S 1L5 – MLS R3168548

    12183 Campbell Street Steelhead Mission V4S 1L5
    Main Photo: 12183 Campbell Street, Mission, BC V4S 1L5 – MLS R3168548

    12183 Campbell Street Mission V4S 1L5 Steelhead

    $899,500
    Residential
    Status:
    Active
    MLS® Num:
    R3168548
    Bedrooms:
    2
    Bathrooms:
    1
    Floor Area:
    921 sq. ft.
    4.45 PRIVATE ACRES in Steelhead at the end of a quiet cul-de-sac! 921 sq.ft. 2 bed, 1 bath 1995 manufactured home on its own land (not in a park, no pad rent) tucked away in the trees for total privacy. The big bonus is the 24x44 insulated shop w/ double bay door, 220 power and hot & cold water, perfect for the hobbyist, contractor or toy collector. Tons of parking for trucks, trailers, boats and RVs. Drilled well w/ new pump & pressure tank (2025), septic, propane heat plus a cozy woodstove. Pond and creek on the property. Rural living just minutes to Stave Lake, Hayward Lake trails and Mission amenities. Room to live, work and play. Opportunities like this in Steelhead do not come up often. Call today for your private showing! More details
    Listed by Royal LePage - Wolstencroft
    LISTING DETAILS
    JARED GIBBONS

  • 12930 Sabo Street, Mission, BC V4S 1L6 – MLS R3131036

    12930 Sabo Street Steelhead Mission V4S 1L6
    Main Photo: 12930 Sabo Street, Mission, BC V4S 1L6 – MLS R3131036

    12930 Sabo Street Mission V4S 1L6 Steelhead

    $899,000
    Residential
    Status:
    Active
    MLS® Num:
    R3131036
    Bedrooms:
    2
    Bathrooms:
    1
    Floor Area:
    734 sq. ft.
    Nestled amidst the scenic beauty of Mission, this 4.6-acre property offers the perfect blend of privacy and accessibility. A brand new prefab home features A/C in the living room and both bedrooms plus a great deck to enjoy the outdoors. A multi-level 3,700+ sq. ft. shop with 600-amp power upgrade. Two ponds add a peaceful and tranquil touch, while nearby Hayward and Stave Lake and Bear Mountain trails provide endless recreation. Just 15 minutes to downtown Mission and 1 hour 15 to Vancouver. If you're someone who's ready to get away from it all and be surrounded by nature, this could work really well! More details
    Listed by Engel & Volkers Vancouver and Royal LePage - Wolstencroft
    LISTING DETAILS
    JARED GIBBONS

  • 12053 Campbell Street, Mission, BC V2S 1L5 – MLS R3117992

    12053 Campbell Street Steelhead Mission V2S 1L5
    Main Photo: 12053 Campbell Street, Mission, BC V2S 1L5 – MLS R3117992

    12053 Campbell Street Mission V2S 1L5 Steelhead

    $1,100,000
    Land
    Status:
    Active
    MLS® Num:
    R3117992
    Private, Peaceful and Serene! View lot in a quiet neighbourhood, 5.5 Acres. Build a house with a legal secondary suite / or coach house /; Garden Cottage or a Duplex. Allows Hobby Farms, Nursery and a host of other options in this zoning. Septic design in place. All services available nearby. More details
    Listed by Royal LePage West Real Estate Services
    LISTING DETAILS
    JARED GIBBONS

  • 33523 Cardinal Street, Mission, BC V4S 1L2 – MLS R3104361

    33523 Cardinal Street Steelhead Mission V4S 1L2
    Main Photo: 33523 Cardinal Street, Mission, BC V4S 1L2 – MLS R3104361

    33523 Cardinal Street Mission V4S 1L2 Steelhead

    $1,499,000
    Residential
    Status:
    Active
    MLS® Num:
    R3104361
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    924 sq. ft.
    Pristine property offering modern infrastructure & turn key living. Ideal for those seeking functionality & future development potential. 400 amps total with 200 amps dedicated to the DETACHED all metal SHOP which includes 2 EV charging stations. The modern 2 bed 2 bath mobile is practically brand new & has never been lived in & features high end appliances, LED lighting & a custom maintenance free deck. Other features include an auto back up generator for the home and shop, private well water system with high end UV purification, separate sprinkler system with dedicated water tank for both home and shop, propane system, professionally landscaped grounds, asphalt paving, gated entry and an enormous amount of parking. Excellent curb appeal awaits you! More details
    Listed by Royal LePage Sterling Realty
    LISTING DETAILS
    JARED GIBBONS

  • 12767 Cardinal Street, Mission, BC V4S 1L3 – MLS R3076164

    12767 Cardinal Street Steelhead Mission V4S 1L3
    Main Photo: 12767 Cardinal Street, Mission, BC V4S 1L3 – MLS R3076164

    12767 Cardinal Street Mission V4S 1L3 Steelhead

    $978,000
    Land
    Status:
    Active
    MLS® Num:
    R3076164
    Own a slice of paradise in Mission! This remarkable 9.5- acre property offers the perfect blend of nature and convenience, making it an ideal location for your dream home. With approximately 1-2 acres of cleared land adorned with majestic trees and a tranquil creek running through the back, this is a rare gem that promises a harmonious living experience. This property comes with the valuable advantage of having drilled WELL in place. More details
    Listed by RE/MAX All Points Realty
    LISTING DETAILS
    JARED GIBBONS

  • 29945 Silverdale Avenue, Mission, BC V4S 1H2 – MLS R3075177

    29945 Silverdale Avenue Steelhead Mission V4S 1H2
    Main Photo: 29945 Silverdale Avenue, Mission, BC V4S 1H2 – MLS R3075177

    29945 Silverdale Avenue Mission V4S 1H2 Steelhead

    $449,900
    Land
    Status:
    Active
    MLS® Num:
    R3075177
    RIGHT DAB MIDDLE OF SILVERDALE LANDS! HERE IS YOUR CHANCE TO OWN A PIECE OF THE PIE! This approximately 2706 sqft property may be one of the cheapest pieces of land in Mission. Great holding property within the Silverdale Development Lands. Buyer could explore development potential. Good lot frontage on Silverdale Avenue and just 2 minutes from Lougheed Highway. The seller will look at all serious offers! Put this on your must-view list! More details
    Listed by Coldwell Banker Executives Realty
    LISTING DETAILS
    JARED GIBBONS

  • 12293 Cardinal Street, Mission, BC V4S 1L3 – MLS R3052405

    12293 Cardinal Street Steelhead Mission V4S 1L3
    Main Photo: 12293 Cardinal Street, Mission, BC V4S 1L3 – MLS R3052405

    12293 Cardinal Street Mission V4S 1L3 Steelhead

    $1,549,000
    Residential
    Status:
    Active
    MLS® Num:
    R3052405
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    1,808 sq. ft.
    Seeking privacy, tranquility & need space for a home business or to house all your toys? From the moment you come up the private driveway & come through the electric gate you will know this is a special property. Beyond the gate lies a 300k 30' x 64' shop with its own 1200 amp power. Adjacent to the shop are two 40' & two 50' food grade SS insulated trailers for all your storage solutions. The home itself is a large rancher with a full unfinished basement. Features include 200 amp service, a partially covered, huge wrap around deck with glass railing, 2-car attached garage, wood F/P with stone accents, laminate flooring, sunken living room, large primary bedroom with walk in closet and full ensuite bath. Down has a safe room & awaits your finishing ideas or great for storage. More details
    Listed by Royal LePage Sterling Realty
    LISTING DETAILS
    JARED GIBBONS

  • 13045 Cardinal Street, Mission, BC V4S 1L3 – MLS R2999754

    13045 Cardinal Street Steelhead Mission V4S 1L3
    Main Photo: 13045 Cardinal Street, Mission, BC V4S 1L3 – MLS R2999754

    13045 Cardinal Street Mission V4S 1L3 Steelhead

    $1,099,000
    Land
    Status:
    Active
    MLS® Num:
    R2999754
    Discover nearly 9 acres of natural beauty in the peaceful Steelhead area, just 15 minutes from downtown Mission and minutes from Hayward Lake. This east-facing property features a gentle slope, offering a private and versatile landscape with excellent sunlight exposure. Surrounded by nature and a network of hiking and recreation trails, it's the perfect setting for those seeking a peaceful, outdoor-oriented lifestyle. Build your dream country home, explore the subdivision potential (Buyer to verify), or hold as an investment. Timber on the property holds potential for high value. More details
    Listed by London Pacific
    LISTING DETAILS
    JARED GIBBONS
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Data was last updated October 19, 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 Steelhead

Mission is in School District 75 (Mission Public Schools). Names, grades and addresses from the Province’s SD75 school list and each school’s page. Checked against the official pages on October 18, 2026.

School

K–6Stave Falls Elementary

Address
30204 Brackley Ave, Mission, BC
Grades
Kindergarten to 6
School website
School

7–9Hatzic Middle School

Address
34875 Moffat Avenue, Mission, BC V2V 6S1
Grades
7 to 9
School website
School

10–12École Mission Senior Secondary

Address
32939 7th Ave, Mission, BC
Grades
10 to 12
Also
The Province’s April 5, 2024 news release says funding is secured for a new 1,500-seat Mission Senior Secondary, with $175 million from the Province and $1 million from the district. Infrastructure BC lists the project as under construction on the same site, at 32939 7th Avenue
School website

I found no public school in Steelhead on the Province’s SD75 school list Stave Falls Elementary, in the north-west, is the closest school I found on that list. Catchments are set by address, so confirm a specific address with Mission Public Schools (School District 75), which publishes a catchment map.

Parks and recreation

Community, trails and the library for Steelhead

From City of Mission pages and Fraser Valley Regional Library. Steelhead has a thin official record.

Hall

CommunitySteelhead Community Hall

Address
The City’s Notice of Permissive Tax Exemptions lists the Steelhead Community Association at 32972 Cardinal Street for “Recreational facilities and programs”
Park
I found no City of Mission park page for the Steelhead area
City notice, printed in the Mission City Record (PDF)
Forest

City of MissionMunicipal Forest

What
The City says its roughly 10,900-hectare Municipal Forest (Mission Tree Farm Licence #26) takes in the forested landscapes of Bear Mountain, Red Mountain and Steelhead, and has been managed by the City’s Forestry Department since 1958
City Municipal Forest page
Trails

BC Hydro and City trailHayward Reservoir Trail (nearby)

Where
Two out-and-back trails around Hayward Lake, reached from Dewdney Trunk Road
City trail page
Library

Nearest branchMission Library

Address
33247 Second Avenue, Mission, BC V2V 1J9
Phone
604-826-6610
Hours
FVRL’s page lists Sunday 1 to 5 p.m., Monday to Thursday 9 a.m. to 8 p.m., and Friday and Saturday 10 a.m. to 5 p.m. Hours change on holidays, so check before you go
Where
It is the only FVRL branch in Mission, so there is no branch in Steelhead
Fraser Valley Regional Library page

Homes and land

What to look at in a Steelhead home

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

Official

City zoningCardinal Street

Proposal
A City notice covers rezoning 33420, 33440 and 33452 Cardinal Street from Rural 36 (RU36) to Rural 16 (RU16) to allow a 13-lot subdivision with a minimum lot size of 1.6 hectares (4 acres)
ALR
I found no ALR mapping specific to Steelhead on the pages I read
City rezoning notice (PDF)
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

Acreage and rural homesWater, septic and access

Look at
Where the water comes from (a well or a water service), the septic system, drainage and the driveway and road access
Ask
For well and septic records and the last inspection, and what the zone and the ALR status allow on the land
Watch for
Assuming you can add a second home, a barn or a business use because a neighbour has one

Planning, zoning and flood

Planning and flood notes for Steelhead

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

  • The City adopted Official Community Plan Bylaw 6405-2026 on June 1, 2026. It replaces and repeals Bylaw 6350-2025, which the City’s public notice says is substantively the same plan.
  • The City’s Rural Mission Strategy was approved by Council on December 1, 2025, and names Steelhead.
  • I found no neighbourhood or area plan specific to Steelhead on the City pages I read.
  • A City notice covers rezoning 33420, 33440 and 33452 Cardinal Street from Rural 36 (RU36) to Rural 16 (RU16) to allow a 13-lot subdivision with a minimum lot size of 1.6 hectares (4 acres).
  • The City’s storm update records flooding on Cardinal Street in Steelhead: the street was closed because of flooding, and visitors stranded in Steelhead were taken out by boat by Mission Search and Rescue.
  • I found no City page that gives a floodplain designation for specific Steelhead properties.
  • The BC Government’s District of Mission Land Use Inventory (2011) records 1,539 hectares of Agricultural Land Reserve in Mission, close to seven percent of the District’s land area.
  • BC Transit’s Central Fraser Valley route list has no route named for Steelhead, and none of its Mission routes (31, 32, 33, 34, 35 and 39) is named for it.

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

Before you buy in Steelhead

  1. Check the ALR status and the zone. Look up the exact address on the Agricultural Land Commission map and ask the City what the zone allows, including the size and siting of a house.
  2. Check the flood and slope rules. Ask the City what the floodplain, drainage and hillside mapping mean for the exact address.
  3. Check the water and septic. Ask for well and septic records and the last inspection.
  4. Check the road and access. Ask whether the road is City-maintained and how the driveway connects, especially on a rural road.
  5. Confirm the school catchment. Ask School District 75 for the exact address; schools may be a drive away.
  6. Get a full home inspection. Check the roof, drainage, furnace, plumbing and wiring.

Selling

Own in Steelhead?

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.

Contact Me

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FAQ

Steelhead questions

Where is Steelhead?

Steelhead is an MLS® sub-area name. The City of Mission doesn’t publish a boundary for it. The City’s Rural Mission Strategy page names Steelhead among the rural communities it covers.

How do I get around from Steelhead?

BC Transit’s Central Fraser Valley route list has no route named for Steelhead, and none of its Mission routes (31, 32, 33, 34, 35 and 39) is named for it. The nearest West Coast Express station is Mission City Station, at 33200 North Railway Avenue in Mission.

Which schools are near Steelhead?

I found no public school in Steelhead. Stave Falls Elementary, Kindergarten to 6, is at 30204 Brackley Ave. École Mission Senior Secondary (Grades 10 to 12, 32939 7th Avenue) is the district’s senior secondary school on the Province’s list. A replacement school with 1,500 seats is planned for the same site, and Infrastructure BC lists the project as under construction. Catchments are set by address, so confirm a specific address with Mission Public Schools (School District 75), which publishes a catchment map.

What is there to do in Steelhead?

The City’s Notice of Permissive Tax Exemptions lists the Steelhead Community Association at 32972 Cardinal Street for “Recreational facilities and programs”. The City says its roughly 10,900-hectare Municipal Forest (Mission Tree Farm Licence #26) takes in the forested landscapes of Bear Mountain, Red Mountain and Steelhead, and has been managed by the City’s Forestry Department since 1958.

What plan covers Steelhead?

The City adopted Official Community Plan Bylaw 6405-2026 on June 1, 2026. It replaces and repeals Bylaw 6350-2025, which the City’s public notice says is substantively the same plan. The City’s Rural Mission Strategy page names Steelhead among the rural communities it covers.

Is Steelhead in a floodplain?

The City’s storm update records flooding on Cardinal Street in Steelhead: the street was closed because of flooding, and visitors stranded in Steelhead were taken out by boat by Mission Search and Rescue. I found no City page that gives a floodplain designation for specific Steelhead properties. Plans, zoning and flood rules can be different for each lot.

What are the homes and lots like?

A City notice covers rezoning 33420, 33440 and 33452 Cardinal Street from Rural 36 (RU36) to Rural 16 (RU16) to allow a 13-lot subdivision with a minimum lot size of 1.6 hectares (4 acres). ALR status is set parcel by parcel, so check the exact address on the Agricultural Land Commission map.

How do I see current Steelhead listings?

Use my Steelhead 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 Mission, the Agricultural Land Commission, School District 75 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

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.