Location
LocationAbbotsford East
- Where
- On the south side of the Fraser River, just west of the Sumas River
- Name
- “Sumas” means “a big level opening”
Call 604-928-1361 or Email me today and let's discuss your next home sale or purchase.
Neighbourhood guide · City of Abbotsford
Living in Sumas Mountain
Sumas Mountain is on the south side of the Fraser River in east Abbotsford. It is mostly natural land, with rural homes, some farms and a large regional park. It has its own set of rural land rules.
Written by Jared Gibbons, REALTOR®, Royal LePage Little Oak Realty, on October 12, 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 Abbotsford.
General information only. Not legal, planning or financial advice. Before you buy or sell, check the zoning, what the community plan says, and which schools serve the address.
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Type the address to see its zoning, ALR status, lot size and other public map checks. Then send it to me and I’ll check the farmland (ALR), well, septic and zoning questions before you write an offer.
Quick facts
Sumas Mountain at a glance
Area profile
ProfileSumas Mountain (2021 data)
- Area
- About 35 km², mostly natural land, with some rural homes, farms and mining
- People
- 955, with 91% single-detached homes
- Average home value
- About $1,570,000 in 2021, up from $801,968 in 2016
City
AbbotsfordCity of Abbotsford
- Population
- 153,520 (City of Abbotsford profile, 2021 Census data)
- ALR
- About 72% of the City’s land is in the ALR
- OCP
- Official Community Plan Bylaw 2600-2016
Links
Next stepsWhere to look next
- For sale
- Sumas Mountain homes for sale
- Schools
- SD34 catchment locator
- Zoning
- Abbotsford zoning guide
Homes for sale
Homes for sale in Sumas Mountain
-
125 4595 Sumas Mountain Road, Abbotsford, BC V3G 0E5 – MLS R3175168
125 4595 Sumas Mountain Road Abbotsford V3G 0E5 
$1,199,900Residential- Status:
- Active
- MLS® Num:
- R3175168
- Bedrooms:
- 4
- Bathrooms:
- 3
- Floor Area:
- 3,304 sq. ft.
Welcome to Straiton Mountain Estates! This exclusive gated community offers peaceful living minutes from Auguston, Ledgeview Golf Course, shopping & Hwy 1. Beautiful level-entry rancher with full walkout basement, oak laminte floors, elegant millwork & a custom quartz kitchen. Floor-to-ceiling windows frame private greenbelt views. The great room features a stacked-stone fireplace, while the spacious primary retreat offers a walk-in closet & full ensuite. Downstairs includes expansive rec/games room, two bedrooms, full bath, kitchenette ideal for guests & extended family and ample storage. Enjoy A/C, a large laundry room, generous garage, landscaped level yard and spacious patio. Recent exterior paint & refreshed landscaping complete this exceptional home. More detailsListed by Sutton Group-West Coast Realty (Abbotsford)
- JARED GIBBONS
- Royal LePage Little Oak Realty
- 604-928-1361
- jaredgibbons@royallepage.ca
-
6428 Hyfield Road, Abbotsford, BC V3G 2L3 – MLS R3166188
6428 Hyfield Road Abbotsford V3G 2L3
$1,288,000Land- Status:
- Active
- MLS® Num:
- R3166188
Build your dream estate on this exceptional 8.5-acre property tucked away on a quiet dead-end street atop Sumas Mountain. This gently sloping parcel offers privacy, natural beauty, and incredible potential. Wander through the property and enjoy towering mature trees, a hidden natural creek, and a peaceful setting surrounded by nature. The groundwork is already in place with 200-amp underground service, a well and pump house, roadway access to the top of the property, and an installed Reactor Clarifier Type 3 septic system designed for up to 14 bedrooms and 8–10 bathrooms, including in-law suites. A rare opportunity to create your future paradise in a truly special location. More detailsListed by Sutton Group-West Coast Realty (Abbotsford) - JARED GIBBONS
- Royal LePage Little Oak Realty
- 604-928-1361
- jaredgibbons@royallepage.ca
-
4831 Willet Road, Abbotsford, BC V3G 2E8 – MLS R3163906
4831 Willet Road Abbotsford V3G 2E8
$2,688,000Residential- Status:
- Active
- MLS® Num:
- R3163906
- Bedrooms:
- 4
- Bathrooms:
- 3
- Floor Area:
- 3,400 sq. ft.
21 ACRES OF PRIVACY, just 15–20 minutes from Abbotsford’s shopping and amenities. A long driveway leads into a secluded world of mature forest, towering trees and a natural creek, with a distinctive approx. 3,400 sq.ft. cedar log home at its heart. Once created as a private country estate, the property offers remarkable character, natural beauty and a sense of seclusion rarely found this close to the city. The log residence requires extensive restoration, offering the next owner an opportunity to bring this special property back to life. RR – Rural Residential zoning. A rare acreage with history, character and tremendous potential. More detailsListed by Macdonald Realty Westmar - JARED GIBBONS
- Royal LePage Little Oak Realty
- 604-928-1361
- jaredgibbons@royallepage.ca
-
37318 Ward Road, Abbotsford, BC V3G 2K6 – MLS R3161219
37318 Ward Road Abbotsford V3G 2K6
$889,000Residential- Status:
- Active
- MLS® Num:
- R3161219
- Bedrooms:
- 2
- Bathrooms:
- 1
- Floor Area:
- 760 sq. ft.
1.22 acre lot, perfect for your private retreat! Tucked away in a secluded Abbotsford setting, yet just minutes to freeway access and the US border, this unique 1.22 acre property offers the perfect balance of privacy and convenience. The cozy 2-bedroom panabode rancher (yes, it's livable) with metal roof is complemented by a large outbuilding, ideal for storage or projects. There lots of fruit trees and a mountain view from your back deck. A new drilled well, new driveway, and level pad with separate electrical service add versatility—perfect for a workshop and dwelling unit (think coachhouse over garage, confirm with the City of Abbotsford). A rare opportunity to create your dream retreat in a peaceful, natural setting close to all amenities! Check it out-quick possession possible! More detailsListed by Macdonald Realty - JARED GIBBONS
- Royal LePage Little Oak Realty
- 604-928-1361
- jaredgibbons@royallepage.ca
-
35946 Regal Parkway, Abbotsford, BC V3G 1L3 – MLS R3142426
35946 Regal Parkway Abbotsford V3G 1L3
$1,290,000Residential- Status:
- Active
- MLS® Num:
- R3142426
- Bedrooms:
- 4
- Bathrooms:
- 4
- Floor Area:
- 3,880 sq. ft.
Welcome to this beautifully maintained 4 bed, 4 bath home offering over 3,800 sq. ft. of thoughtfully designed living space. Perched perfectly to capture panoramic views of Mt. Baker, Sumas Prairie, & the entire Valley, this home blends comfort & space in every detail. The open-concept main floor has a fantastic layout ideal for families & entertaining, while the highlight is the fully retractable patio doors that extend your living space onto a massive deck—perfect for soaking in the stunning year-round views. Downstairs you'll find a bright, basement suite, ideal as a mortgage helper, in-law/nanny quarters, or simply as a secondary kitchen & entertainment zone. The exterior features pristine landscaping both front and back, creates a beautiful & private setting. More detailsListed by RE/MAX Lifestyles Realty (Langley) - JARED GIBBONS
- Royal LePage Little Oak Realty
- 604-928-1361
- jaredgibbons@royallepage.ca
-
4165 Sumas Mountain Road, Abbotsford, BC V3G 2H9 – MLS R3136087
4165 Sumas Mountain Road Abbotsford V3G 2H9
$1,249,000Land- Status:
- Active
- MLS® Num:
- R3136087
HERE IS YOUR OPPORTUNITY FOR A RARE 3 ACRE RESIDENTIAL BUILDING LOT IN EAST ABBOTSFORD. A gated entry welcomes you to this private, rural setting for your new home yet it's only 7 minutes to Highway 1. The driveway has been gravelled and comes with a shallow well and approved septic location. This property is zoned Rural Residential allowing for residential and agricultural uses and the benefit of adding a Coach Home. The west property line borders the Mckee Neighbourhood Plan and sits outside of the ALR for long term future development potential. Don't miss it! More detailsListed by Royal LePage - Wolstencroft - JARED GIBBONS
- Royal LePage Little Oak Realty
- 604-928-1361
- jaredgibbons@royallepage.ca
-
35410 Mahogany Drive, Abbotsford, BC V3G 0G8 – MLS R3130576
35410 Mahogany Drive Abbotsford V3G 0G8
$1,640,000Land- Status:
- Active
- MLS® Num:
- R3130576
Your perfect lot search stops here! A rare chance to build on one of Eagle Mountain’s largest remaining lots—almost half an acre with a desirable pie-shaped layout. Located on a peaceful cul-de-sac, this N2-zoned, fully serviced property delivers stunning panoramic views of Mt. Baker and the Sumas Prairie. Set among luxury homes and only blocks from the brand-new Eagle Mountain Elementary, it’s ideal for families and builders alike. Enjoy quick access to parks, trails, shopping, and Hwy 1. A premium view lot ready for your dream home. More detailsListed by RE/MAX Lifestyles Realty (Langley) - JARED GIBBONS
- Royal LePage Little Oak Realty
- 604-928-1361
- jaredgibbons@royallepage.ca
-
4556 Charlie Spruce Place, Abbotsford, BC V3G 2K9 – MLS R3129509
4556 Charlie Spruce Place Abbotsford V3G 2K9
$1,499,999Residential- Status:
- Active
- MLS® Num:
- R3129509
- Bedrooms:
- 5
- Bathrooms:
- 3
- Floor Area:
- 3,961 sq. ft.
This is NOT farmland, but it is incredibly PRIVATE. Set on a beautiful cul-de-sac property with a creek running through it and a bridge leading to the other side, this home overlooks untouched forest and offers a peaceful, natural setting. The home has huge vaulted ceilings, needs someone willing to add sweat equity and already features a brand-new metal roof, furnace and heat pump. Main floor has room to add 2 bedrooms. The property includes approximately 1 acre of flat, usable land, with the balance sloping down into several natural landings and the creek area. Great setup for those wanting space, privacy, parking, and flexibility. Additional features include a 2-bedroom walk-out suite, RV pad with hook-up currently, total rental income of approximately $2,700/month, and a 4 -car garage. More detailsListed by Real Broker B.C. Ltd. - JARED GIBBONS
- Royal LePage Little Oak Realty
- 604-928-1361
- jaredgibbons@royallepage.ca
-
36413 Dawson Road, Abbotsford, BC V3G 2L1 – MLS R3126174
36413 Dawson Road Abbotsford V3G 2L1
$1,749,000Residential- Status:
- Active
- MLS® Num:
- R3126174
- Bedrooms:
- 3
- Bathrooms:
- 1
- Floor Area:
- 2,130 sq. ft.
10 ACRES NOT IN ALR WITH 2 ROAD FRONTAGES! Escape to the quiet beauty of Sumas Mountain with this 10 acre property offering privacy, views, and future potential. The property includes an older 4 bedroom, 1 bath home ready for renovation plus a 54’x30’ shop with two 10’x10’ overhead doors ideal for storage, equipment, or hobby farming. The land features dual road frontage on Dawson Road and Mathers Way, with a gently elevated, cleared upper bench. Enjoy peaceful country living just minutes from Clayburn Village, Ledgeview Golf Course, and Abbotsford amenities. More detailsListed by B.C. Farm & Ranch Realty Corp. - JARED GIBBONS
- Royal LePage Little Oak Realty
- 604-928-1361
- jaredgibbons@royallepage.ca
-
12 37885 Bakstad Road, Abbotsford, BC V3G 0E4 – MLS R3125682
12 37885 Bakstad Road Abbotsford V3G 0E4
$1,919,000Residential- Status:
- Active
- MLS® Num:
- R3125682
- Bedrooms:
- 5
- Bathrooms:
- 4
- Floor Area:
- 4,517 sq. ft.
This stunning custom-built home offers the perfect blend of beauty, space, and tranquility in Rock Cliff — an exclusive gated community on Sumas Mountain only a short drive from the City. The open-concept design features soaring 17-ft ceilings, a chef’s kitchen with premium Thermador appliances, quartz and granite countertops, a wine fridge, convection/steam oven and double French doors leading to a private deck, where you can relax and take in the expansive valley and mountain views, or enjoy the same picturesque scenery from the primary bdrm's outdoor deck. Additional features include wide plank vinyl flooring, cozy gas fireplaces, an ensuite steam shower, Heat Pump/AC, Generator and 2-bedroom suite — perfect for extended family or a mortgage helper. More detailsListed by Macdonald Realty (Surrey/152) - JARED GIBBONS
- Royal LePage Little Oak Realty
- 604-928-1361
- jaredgibbons@royallepage.ca
-
5028 Sumas Mountain Road, Abbotsford, BC V3G 3C1 – MLS R3104201
5028 Sumas Mountain Road Abbotsford V3G 3C1
$1,680,000Residential- Status:
- Active
- MLS® Num:
- R3104201
- Bedrooms:
- 1
- Bathrooms:
- 1
- Floor Area:
- 1,019 sq. ft.
Rare opportunity to own a private gated 5-acre treed property on beautiful Sumas Mountain. Enter through the electric gate and follow the winding driveway through mature trees to this peaceful and expansive setting. The property features a near-new 766 sq ft carriage home built above a 3-car garage, with an additional 3-car garage below, offering a rare total of 6 covered parking spaces. Fully serviced with private well water (no municipal water bills), septic system, and 200-amp electrical service, providing an excellent foundation for future development. Ideal opportunity to build a custom estate home, expand the existing structure, or develop additional living space while maintaining substantial garage or workshop area.A rare chance—don’t miss out. More detailsListed by RE/MAX Crest Realty - JARED GIBBONS
- Royal LePage Little Oak Realty
- 604-928-1361
- jaredgibbons@royallepage.ca
-
30AC Dawson Road, Abbotsford, BC V3G 2L2 – MLS R3082055
30AC Dawson Road Abbotsford V3G 2L2
$999,900Land- Status:
- Active
- MLS® Num:
- R3082055
Located on Sumas Mountain off Dawson Rd with access via Taggart, this 30-acre parcel is mostly treed and borders parkland and crown land under FVRD. A potential holding or future development property. The land offers multiple potential building sites, and features a small creek along the northwest boundary plus possible valley views. Zoning allows for potential subdivision (subject to road access and approvals). No services currently on site. Forestry road access only. Appointments are required to view. Call today for more information. More detailsListed by Sutton Group-West Coast Realty (Abbotsford) - JARED GIBBONS
- Royal LePage Little Oak Realty
- 604-928-1361
- jaredgibbons@royallepage.ca
Data was last updated November 3, 2026 at 02:40 PM (UTC)
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 Sumas Mountain
Parks and trails
Parks and trails on Sumas Mountain
Park
ParkSumas Mountain Regional Park
- Size and address
- 1,471 hectares at 39100 Sumas Mountain Forest Service Road, open 7 am to sunset
- Activities
- Hiking, trail running, mountain biking, fishing and wildlife viewing; dogs on leash
- Lake
- The Chadsey Lake Trail runs from the upper parking lot to Chadsey Lake
Homes and land
What to look at on Sumas Mountain
Acreage
Acreage1 to 10 acres
- Sizes
- 1 to 4.99 acres, and 5 to 10 acres
- Look at
- How much of the land you can use (versus trees or wet ground), drainage, access and fencing
- Ask
- How much water the well gives and how clean it is, how old the septic is and when it was last serviced, and whether the land is in the ALR
Farms
Farms10 acres and up
- Sizes
- 10 to 19.99 acres, and 20 acres and up
- Look at
- Soil, drainage, barns, fencing and water for animals or crops
- Ask
- What the zoning allows for farming, and whether BC Assessment lists it as a farm (farm class, which lowers property tax)
Horse properties
HorsesHouses on 5+ acres
- Look at
- The barn, the riding arena surface, how the paddocks drain and how manure is handled
- Ask
- Whether barns and arenas were built with permits, and what the zone allows for animals
- Watch for
- Riding trails you plan to use that cross someone else’s land
Mountain
SlopeSteep and wooded land
- Look at
- Road access in winter, slope, drainage and tree cover
- Ask
- About the water supply, the septic system and any soil or slope reports from an engineer (geotechnical reports)
- Watch for
- Building spots that the slope, or rules about distance from streams and lot lines, would limit
Planning and zoning
Planning on Sumas Mountain
- The City’s Sumas Mountain profile says the area follows its own rules, the Sumas Mountain Rural Land Use Bylaw (Area H).
- The Sumas Mountain Forest Service Road is looked after by the Province (Ministry of Forests), not the City.
- About 72% of Abbotsford’s land is in the Agricultural Land Reserve. ALR status is set property by property, so check the exact address.
- The Official Community Plan is Bylaw 2600-2016.
See the City’s community planning page and the Agricultural Land Commission.
Before you buy in Sumas Mountain
- Confirm ALR status and zoning. Check the ALC map and ask the City of Abbotsford how the property is zoned and what that allows.
- Test the water. If the home is on a well, test how much water it gives and how clean it is, and ask for past test results.
- Inspect the septic. Find out how old the system is and when it was last serviced, and have it inspected.
- Check the outbuildings. Ask whether barns, shops, arenas and suites were built with permits.
- Read the title. Look for any rules or rights that others have over the land (covenants, rights of way and easements), including any access you rely on.
- Check for streams. Rules about how close you can build to a stream can limit where you build. Ask the City of Abbotsford about any watercourse on or near the land.
Selling
Own in Sumas Mountain?
Send me your address and I’ll give you a call to talk about how to get the most value from your home.
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
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Jared Gibbons – South Surrey Realtor
South Surrey Realtor | Homes for Sale, Condos & MLS Listings
Office Address:
#201, 15272 Croydon Drive
Surrey, BC, V3Z 0Z5
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.