Sumas Prairie is about 90 sq km of low-lying, productive farmland in east Abbotsford, on the former Sumas Lake bottom. It flooded in November 2021 and again in December 2025, so flood protection is the first thing to understand before you buy here.
Written by Jared Gibbons, REALTOR®, Royal LePage Little Oak Realty, on October 10, 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 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.
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Quick facts
Sumas Prairie at a glance
Compiled from official sources. Details change, so use the links on each card to confirm.
Land
LandSumas Prairie
Area
About 90 sq km of low-lying, highly productive farmland in east Abbotsford
Farming
Produces about half of BC’s dairy, chicken, turkey and egg output
Through it
Highway 1, two pipelines, the Sumas/Huntingdon border crossing and a railway
Flooding
FloodsRecent floods
November 2021
The Nooksack River overflowed; more than 1,100 properties were evacuated and Highway 1 closed
December 2025
The Nooksack overtopped again; 485 properties were under evacuation order and Highway 1 closed for three days
Protection
40 km of flood protection dikes and 16 pumps
Pump station
PumpsBarrowtown Pump Station
Opened
1983; pumps water out through the Sumas Canal into the Fraser River
Upgrades
The Province committed $76.6M for a floodwall, pumps and electrical upgrades
Timing
Pump and electrical upgrades expected to finish by end of 2027
Border
BorderAbbotsford-Huntingdon crossing
Address
2 Sumas Way, open 24/7
NEXUS
Lanes into Canada 10am to 6pm daily
City
AbbotsfordCity of Abbotsford
Population
153,520 (City of Abbotsford profile, 2021 Census data)
PANORAMIC VALLEY VIEWS & PRIVATE ACREAGE LIVING! Set on 3.69 ACRES in desirable Majuba Hill, this 4,731 sq ft custom home offers privacy, space and room to entertain. Features include 4 spacious upstairs bedrooms, 5 bathrooms and a 1-bedroom WALKOUT DAYLIGHT in-law suite. The chef’s kitchen boasts custom cabinetry, granite countertops, an oversized island, gas range and walk-in pantry. Vaulted ceilings, hardwood and tile flooring, crown moldings, a formal dining room with fireplace and spacious family room add warmth and character. Exterior detailed millwork, a primary bedroom balcony, oversized mud/laundry room, home gym, TRIPLE GARAGE, backup generator and expansive outdoor space complete the package. Zoned for a coach home and just 7 minutes to Hwy 1.More details
one-of-a-kind Majuba Hill estate. Set on 11.9 spectacular acres, the property has been thoughtfully developed over two decades with multiple plateaus, incredible infrastructure and breathtaking views. At the upper entrance sits a newly constructed 3,301 sq ft home featuring a legal suite above the double garage, ample parking and beautifully landscaped grounds. Inside, soaring windows and an open-concept design showcase the views while creating a luxurious yet welcoming atmosphere, complemented by quality construction and designer finishes throughout. Multiple decks extend the living outdoors with a fireplace, hot tubs and exceptional entertaining spaces. And that's only the beginning. Beyond the gates, approximately 10 acres offer a second residence, multiple massive shops, serviced RV siMore details
Listed by Homelife Advantage Realty Ltd. and Advantage Property Management
19.49 ACRES WITH 60,000+ SQ/FT OF BUILDINGS! An excellent opportunity to build your future estate home on a quiet country road while benefiting from substantial existing agricultural infrastructure. The property features three large barns, including a 30,000 SQ/FT Hog Barn, a 25,000 SQ/FT two-storey Poultry/Storage Barn, and an 8,300 SQ/FT Covered Barn. Approximately 15 acres of arable farmland offer excellent potential for blueberries, vegetables, and a variety of other crops. Fully serviced with City Water, Natural Gas, and BC Hydro. Prime Abbotsford location with convenient access to Highway #1 and just minutes from shopping, schools, and city amenities.More details
BIG VIEWS, TOTAL PRIVACY & 3.53 ACRES TO ENJOY! This 1,803 sq.ft. hillside property offers 4 bedrooms, 3 bathrooms and an incredible valley outlook just 10 minutes from Hwy 1. The fully fenced acreage has been extensively cleared, creating plenty of usable space for animals, gardens, recreation and more. Inside, the home has been freshly painted and offers a practical family-friendly layout. An oversized 2-car garage provides excellent parking and storage. Complete with fenced pasture, septic system and 300 ft well, this is the perfect blend of peaceful country living, privacy and convenient highway access.More details
One of a kind, beautifully manicured flat 1 acre property & detached shop! Lovingly maintained, single-level rancher, 3 bdrms & den (easily a 4th bdrm), 3 bathrooms, 1905 ft² of living space, oversized double garage. 817 ft² shop is fully heated, making it perfect for hobbies, storage, or home-based business. This property has seen extensive upgrades over the past 6yrs, including backup generator capable of powering the home, new furnaces in the house & shop, A/C, new roof, new garage doors and new HW tank. Large driveway provides ample parking for RVs, trailers, equipment, or multiple vehicles. Enjoy the convenience of city water, along with a sandpoint well dedicated to irrigation to keep the grounds lush year-round. Riding mower is included! Book your private showing today!More details
Exceptional 43.02-acre property in the small community of Arnold, offering breathtaking mountain views and nearly 40 acres of productive farmable land. The 2-story home features 4 beds, 2 full baths, spacious living room, main floor laundry, open-concept kitchen/dining, and a cozy rec room with fireplace. Large shop with mezzanine and oversized overhead door, outbuilding with chicken coop & storage, plus a barn with 73 cow stalls, milk tank, 2 manure pits, and two 25' x 60' covered bunkers; add a robotic milker and a little work for a turn-key dairy operation. A large auto-on backup generator powers the entire property. Small orchard, abundant open space, privacy, and well maintained. A rare chance to own a versatile rural acreage with lifestyle appeal and real agricultural value.More details
20 Acres with High Visibility location for your AGRI business! This property features a 3804 SQ/FT home. Features a fantastic 768 SQ/FT shop, 384 SQ/FT farm accommodation & 2812 SQ/FT building. Lots of power, large 840 FT frontage with 2 driveways, CITY WATER & natural gas. Home is set far back from the road, providing beautiful views! The home features a spacious suite and/or multifamily living potential. Situated by Fraser Glen, mins to all amenities, USA border. Front of property land is vacant, back portion has approx. 3 acres Duke, 3 acres Draper & 2 acres Elliot. Buyer to confirm.More details
Here is your chance to enjoy country living without the in the desirable community of Arnold without the price tag or work needed to maintain an acreage. Welcome to your little piece of paradise and this 7 year old custom built 2 storey home. This home features a main floor primary bedroom, spacious great room with tall vaulted ceilings, a bright white kitchen with adjacent dining room and a large covered balcony. Upstairs there are 2 generous sized bedrooms with a shared bathroom and loads of storage space (sloping ceilings) On the lower level there is more storage, a large mudroom/entry and a huge oversized (805 sq ft) garage that's ideal for your collectible car, motorcycle, workshop or home gym. This is a unique opportunity, call today to have your personal tour.More details
Listed by Sutton Group-West Coast Realty (Abbotsford)
Surrounded by open farmland and beside the Sumas Drainage Canal, this charming and immaculate home sits on a 0.27 of an allowing you the benefits of rural country living without a massive amount of property upkeep & no close neighbors. Cozy updated 3 bdrm, 1 bath home retains its classic character, warm wood floors & a comfortable inviting layout. Featuring newer windows, flooring, & cabinetry, a wood fireplace in the living rm, country kitchen w/newer stainless steel appliances, unfinished bsmt that awaits your ideas, & a massive oversized garage/shop ideal for hobbyists, mechanics or anyone needing extra space for vehicles, equipment or storage. Private tidy yard with a patio overlooking the canal, detached workshop and fruit trees. A rare find minutes to both Abbotsford & Chilliwack!More details
Spectacular! This 2.64 acre property has everything you want, plus more. No compromises here! Included are over 4000 Sqft of detached shop space including a 51'5x 23'11 shed with 20ft ceilings, heat, A/C & mezzanine, a separate 4 car garage w/mezzanine, & a double-car garage sized tractor shed, all in immaculate condition. The 3,071 Sqft home & suite are bright & spacious due to numerous high-performance Innotech windows. Both kitchens have newer premium appliances & an abundance of counter space & luxurious cabinets. Granite, Quartz, & Marble are found in the kitchens & bathrooms. The house and suite each have their own heat pumps for hi-eff heating & AC. There are several patios to utilize to enhance your outdoor living. Ask for the full list of features & upgradesMore details
2.07 Acre property in sought-after Arnold community. The parcel features a sprawling 1981sq/ft rancher & impressive 1,330 sq/ft barn/workshop. The property is quiet, peaceful, private yet minutes to Costco & Hwy 1. The shop features power, skylights, concrete flooring, a stall, 14’ overhead door, and soaring 15’4 ceilings. Inside the rancher updated bright kitchen opens to a bay-window dining area with breathtaking mountain views. The primary suite boasts a walk-in closet and 4-piece ensuite. Spacious living and family rooms share a double-sided fireplace and lead to a huge partially covered 20’ x 26’ deck for year-round enjoyment. Bring your trucks & toys! Do not enter without appointment.More details
Private and quiet 12.45 acre property with panoramic valley views from one of the highest points in the valley. This 2,645 sq ft home offers 4 bedrooms, 3 bathrooms, municipal water, an updated kitchen, and a spacious living room with gas fireplace and large windows to take in the view. The basement has a separate entry and is ideal for in-law/suite potential, complete with a newly built full kitchen. Outside you will find a 20’ x 30’ shop with power, water available, 12 foot walls, and 9 foot and 8 foot doors. Ample well water for irrigation and quality soil suitable for a variety of crops. A rare opportunity offering privacy, views, usable land, and excellent rural lifestyle potential.More details
Catchments are set by address, and one area can be split between several schools. Use the Abbotsford School District catchment locator to check the exact address before you buy.
Parks and trails
Parks and trails near Sumas Prairie
From the Fraser Valley Regional District and the City of Abbotsford. Check them for current hours and closures.
Regional park
On the mountainSumas Mountain Regional Park
Size
1,471 hectares of trails, linked to a larger network outside the park
Trail
The Chadsey Lake Trail runs from the upper parking lot to Chadsey Lake
Hours
7 am to sunset; 39100 Sumas Mountain Forest Service Road
On the former lake bottom, flood risk comes first, then the usual farm questions.
Acreage
Acreage1 to 10 acres
Sizes
1 to 4.99 acres, and 5 to 10 acres
Look at
Usable versus treed or wet land, drainage, access and fencing
Ask
Well flow and water quality, septic age and service history, and ALR status
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 zone allows for agriculture, and whether BC Assessment farm class applies
Farms
Working farmsBarns and farm use
Look at
Barn condition, manure storage, and the water supply for animals or crops
Ask
Whether barns and any farm residence were built with permits, and what the zone and ALR allow for the use you plan
Watch for
Normal farm activity next door, such as noise, odour and manure spreading. Visit at different times of day.
Lake bottom
Former Sumas LakeFlood history
Look at
Floor heights, and how the house and outbuildings came through the November 2021 and December 2025 floods
Ask
Whether the property was under an evacuation order in 2021 or 2025, and what was damaged and repaired
Watch for
Insurance limits for overland flood. Get a quote before you remove subjects.
Planning and zoning
Flood mitigation on Sumas Prairie
The City and Province are working on long-term flood protection, so check the latest before you buy.
In June 2022 Council endorsed a preferred flood mitigation option to protect the Sumas Prairie lake bottom up to a 1-in-200-year event, including climate change.
The City’s 2023 application for $1.6B in federal funding was denied in May 2024.
The Province says it has provided about $220M for Abbotsford and Sumas Prairie recovery and mitigation since 2021.
About 72% of Abbotsford’s land is in the Agricultural Land Reserve. ALR status is set property by property, so check the exact address.
Confirm ALR status and zoning. Check the ALC map and ask the City of Abbotsford what the property is zoned and what that allows.
Test the water. If the home is on a well, get a flow test and a water quality test, and ask for past results.
Inspect the septic. Find out the system’s age and service history, and have it inspected.
Check the outbuildings. Ask whether barns, shops, arenas and suites were built with permits.
Read the title. Look for covenants, rights of way and easements, including any access you rely on.
Ask about 2021 and 2025. Find out whether the property was under an evacuation order in November 2021 or December 2025, what was damaged and what was repaired, and get insurance quotes before you remove subjects.
Selling
Own in Sumas Prairie?
Send me your address and I’ll give you a call to talk about how to get the most value from your home.
FAQ
Frequently Asked Questions About Sumas Prairie, Abbotsford
Did Sumas Prairie flood?
Yes. The Nooksack River overflowed in November 2021, and more than 1,100 properties were evacuated. It overtopped again in December 2025.
What flood protection is there?
Sumas Prairie has 40 km of dikes and 16 pumps, and the Barrowtown Pump Station is being upgraded with $76.6M from the Province.
What is the long-term flood plan?
In June 2022 Council endorsed a preferred option to protect the lake bottom up to a 1-in-200-year event. Federal funding was denied in May 2024, so ask the City for the latest status.
Which schools are on Sumas Prairie?
Barrowtown Elementary on Tolmie Road and Semá:th Elementary on Vye Road. Check the Abbotsford School District catchment locator for the exact address.
What is farmed here?
The City says Sumas Prairie produces about half of BC’s dairy, chicken, turkey and egg output.
ALR status is set property by property. About 72% of Abbotsford’s land is in the Agricultural Land Reserve, so check the exact address on the Agricultural Land Commission map. You can also check an address with the zoning lookup at the top of this page.
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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.
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.