Sumas Prairie Acreages & Farm Properties for Sale

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Sumas Prairie is known for expansive farmland, agricultural operations, and rural properties. It draws buyers looking for agricultural zoning, acreage living, or farms. Browse active Sumas Prairie listings below, and contact Jared with any questions about acreages and farms.

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Browse active Sumas Prairie homes for sale in Abbotsford, BC on the MLS®, updated daily across Highway 1 (Whatcom Road Exit 95, Cole Road Exit 99, No. 3 Road Exit 104, and Flood Hope Road/Yarrow Exit 109), Sumas Way (Highway 11), Vye Road, Marion Road, Keith Wilson Road, and Campbell Road. Buyers comparing properties in Sumas Prairie will find high-output commercial dairy, poultry, turf, vegetable, and berry farms on 10 to 160+ acres, 1 to 5 acre country home sites along Marion Road, Boundary Road, and Arnold, and rural residential homes near Upper Sumas Elementary and Kilgard.

Local families and homeowners in Sumas Prairie are served by Upper Sumas Elementary (36321 Vye Road), Barrowtown Elementary (408474 No. 4 Road / 4800-block), Abbotsford Middle (33231 Bevan Avenue), W.A. Fraser Middle, Abbotsford Senior Secondary, and Robert Bateman Secondary in Abbotsford School District 34 and enjoy nearby access to Cole Road Rest Area and Sumas River dike trails, Hougen Park along McDermott Road, Castle Fun Park at Exit 95, Vedder River Rotary Trail just east across the Chilliwack border, and Sumas Mountain Regional Park to the north. Read our Sumas Prairie Neighbourhood Guide for sourced school, park, and zoning details, or use the quick links below to jump to our Sumas Prairie market guide, 7 local FAQs, and related Abbotsford searches.

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Sumas Prairie homes listed and sold, June to October 2026

Sumas Prairie, October 2026. Detached houses: 2 listed at month end and 0 sold in October. No condos and townhomes were listed or sold in Sumas Prairie between June and October.

Where Sumas Prairie sits

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Sumas Prairie listings, sales and sales ratio by month
MonthHouses listedHouses soldHouses ratio
June 202620—
July 202610—
August 202620—
September 202620—
October 202620—

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 1.8 listed.

Jared's take on Sumas Prairie

On the flat former lakebed between Sumas and Vedder Mountains, Sumas Prairie is low-lying farmland between Abbotsford and Chilliwack. Dikes and pump stations protect it from flooding, and I make sure buyers understand that before they buy.

Buying a Home in Sumas Prairie, Abbotsford

Every listing at the top of this page is pulled live from the Fraser Valley Real Estate Board (FVREB) MLS® for the Sumas Prairie sub-area in the City of Abbotsford. Inventory in Sumas Prairie spans high-output commercial dairy, poultry, turf, vegetable, and berry farms on 10 to 160+ acres, 1 to 5 acre country home sites along Marion Road, Boundary Road, and Arnold, and rural residential homes near Upper Sumas Elementary and Kilgard, with primary road and commuter access along Highway 1 (Whatcom Road Exit 95, Cole Road Exit 99, No. 3 Road Exit 104, and Flood Hope Road/Yarrow Exit 109), Sumas Way (Highway 11), Vye Road, Marion Road, Keith Wilson Road, and Campbell Road.

Schools Serving Sumas Prairie (SD34)

Public schools serving addresses in and around Sumas Prairie include Upper Sumas Elementary (36321 Vye Road), Barrowtown Elementary (408474 No. 4 Road / 4800-block), Abbotsford Middle (33231 Bevan Avenue), W.A. Fraser Middle, Abbotsford Senior Secondary, and Robert Bateman Secondary in Abbotsford School District 34. Always confirm the exact street-address catchment on the Abbotsford School District 34 locator before removing subjects.

Parks, Trails & Recreation

Outdoor recreation and community amenities near Sumas Prairie include Cole Road Rest Area and Sumas River dike trails, Hougen Park along McDermott Road, Castle Fun Park at Exit 95, Vedder River Rotary Trail just east across the Chilliwack border, and Sumas Mountain Regional Park to the north. Commuters also benefit from direct connections along Highway 1 (Whatcom Road Exit 95, Cole Road Exit 99, No. 3 Road Exit 104, and Flood Hope Road/Yarrow Exit 109), Sumas Way (Highway 11), Vye Road, Marion Road, Keith Wilson Road, and Campbell Road.

Zoning, OCP & Property Due Diligence

Zoning, Land Use & Site Checks in Sumas Prairie

Sumas Prairie lies on the former Sumas Lake bed (drained in 1924) and is almost entirely within the Agricultural Land Reserve (A2 zone) and the City of Abbotsford Floodplain Development Permit Area, protected by the Barrowtown Pump Station and Sumas Dike. Buyers must review the property's exact ground elevation, Flood Construction Level (FCL) requirements, insurance availability, drainage pump proximity, and ALC farm-use regulations.

Local Buyer & Seller Q&A

Frequently Asked Questions About Sumas Prairie Real Estate

What types of homes are for sale in Sumas Prairie, Abbotsford?

Active MLS® listings in Sumas Prairie typically include high-output commercial dairy, poultry, turf, vegetable, and berry farms on 10 to 160+ acres, 1 to 5 acre country home sites along Marion Road, Boundary Road, and Arnold, and rural residential homes near Upper Sumas Elementary and Kilgard. Every listing at the top of this page updates automatically from the Fraser Valley Real Estate Board (FVREB) MLS® feed.

Which schools serve Sumas Prairie in Abbotsford School District 34?

Schools serving or located near Sumas Prairie include Upper Sumas Elementary (36321 Vye Road), Barrowtown Elementary (408474 No. 4 Road / 4800-block), Abbotsford Middle (33231 Bevan Avenue), W.A. Fraser Middle, Abbotsford Senior Secondary, and Robert Bateman Secondary in Abbotsford School District 34. Because SD34 catchment boundaries go by street address, always verify a specific property using the official Abbotsford School District 34 locator before removing subjects.

What parks, trails, and recreation facilities are near Sumas Prairie?

Residents of Sumas Prairie have access to Cole Road Rest Area and Sumas River dike trails, Hougen Park along McDermott Road, Castle Fun Park at Exit 95, Vedder River Rotary Trail just east across the Chilliwack border, and Sumas Mountain Regional Park to the north. Read our Sumas Prairie Neighbourhood Guide for full park addresses and trail details.

How are roads, Highway 1 access, and commuting in Sumas Prairie?

Key road corridors serving Sumas Prairie include Highway 1 (Whatcom Road Exit 95, Cole Road Exit 99, No. 3 Road Exit 104, and Flood Hope Road/Yarrow Exit 109), Sumas Way (Highway 11), Vye Road, Marion Road, Keith Wilson Road, and Campbell Road, connecting residents across the City of Abbotsford, Highway 1, Highway 11, and BC Transit routes serving Central Abbotsford and the Highstreet / Bourquin exchanges.

What zoning, Official Community Plan, or ALR rules apply in Sumas Prairie?

Sumas Prairie lies on the former Sumas Lake bed (drained in 1924) and is almost entirely within the Agricultural Land Reserve (A2 zone) and the City of Abbotsford Floodplain Development Permit Area, protected by the Barrowtown Pump Station and Sumas Dike. Buyers must review the property's exact ground elevation, Flood Construction Level (FCL) requirements, insurance availability, drainage pump proximity, and ALC farm-use regulations. You can check any parcel on the City of Abbotsford webmap or review our Abbotsford Zoning Guide.

Are homes in Sumas Prairie freehold or strata, and how do I check title details?

How can I book a showing or get a property check for a home in Sumas Prairie?

Call or text Jared Gibbons at 604-928-1361 or email jaredgibbons@royallepage.ca to book a private showing or request a complimentary zoning, ALR, title, and comparable-sales check on any Sumas Prairie listing.

Is Sumas Prairie protected from flooding now?

It is protected by dikes and the Barrowtown Pump Station, not by high ground. The Province states the prairie flooded in November 2021 when Nooksack River water crossed from Washington State, and again saw flooding in December 2025; the dike and pump system is the protection, and the Province is funding design work to strengthen it.

Can I subdivide a Sumas Prairie farm into smaller lots?

Generally no. Abbotsford's zoning sets minimum new lots of 8.0 hectares in the A1 zone and 16.0 hectares in the A2 zone, and because the land is in the Agricultural Land Reserve, a subdivision also needs Agricultural Land Commission approval. Existing smaller lots are historic parcels, not a pattern a buyer can repeat.

Do I pay extra tax for the dike system?

Yes. Abbotsford's Tax Rates Bylaw 3643-2025 levies a separate Sumas Prairie Dyking and Drainage Area charge on parcels inside that area: a residential rate of 0.54199 per $1,000 plus a parcel tax of $31.95 per acre in Zone A or $20.10 per acre in Zone B.

Which school do prairie children attend?

Barrowtown Elementary on Tolmie Road is the local catchment school for the eastern prairie, and it is a small rural K-5 school; Abbotsford School District (SD34) tells families to confirm the catchment for their exact address in the district's School Locator before relying on it.

What is being done about Sumas Prairie flooding?

The Sumas River Watershed Flood Mitigation Planning Initiative — the Province, three First Nations (Semá:th, Máthxwi, Leq'á:mel) and the Cities of Abbotsford and Chilliwack — was signed in April 2023 after the November 2021 floods; the Province has provided approximately $220 million for Abbotsford and Sumas Prairie since 2021, including $76.6 million for Barrowtown Pump Station upgrades, plus $3.3 million for the initiative's design and assessment work.

Can a second dwelling be built on a Sumas Prairie farm parcel?

Where the parcel is in the ALR, the ALC frame is one principal residence at a maximum of 500 m² of floor area, a secondary suite only within the principal residence, and at most one additional detached residence of 90 m² (parcels of 40 ha or less) or 186 m² (parcels over 40 ha); the City's suite cap (less than 50% of the principal unit) and coach/garden cap (15% of the lot to 100 m²) sit alongside it, and the parcel's ALR status and zone must be confirmed first.

When are Abbotsford property taxes due, and what is the penalty?

For 2026, City of Abbotsford property taxes were due July 2, 2026, with a first 5% penalty on July 3, 2026 and a second 5% penalty on September 16, 2026.

Compare Sumas Prairie against neighbouring Abbotsford sub-areas, read our sourced neighbourhood guides, or filter active Abbotsford MLS® listings by property type and price bracket:

Explore more:

604-928-1361 · jaredgibbons@royallepage.ca.

Book a Showing or Request a Free Sumas Prairie Property Check

Want the full zoning, permit, title, or strata breakdown on an active listing in Sumas Prairie—or comparable sold prices for your own property? Call or text 604-928-1361 or email jaredgibbons@royallepage.ca.

Client Reviews · 5.0 ★ across 94 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.

  • 5 out of 5 stars

    “As first-time home buyers, we are so grateful we had Jared guiding us every step of the way. He was always quick to respond to texts, emails, and questions. Jared was happy to show us many listings, even when it meant meeting us farther away…”

    S.E. 22 May 2026 · Google review

  • 5 out of 5 stars

    “Jared is a great realtor. We've used his services to buy and sell 3 different homes. He really knows his stuff. We've always found him to be conscientious, kind, and professional. We are happy to recommend him to our family and friends…”

    M.B. 12 November 2020 · Google review

  • 5 out of 5 stars

    “Jared is extremely professional and works hard for his clients. Communication and timely service is key with Jared – we know that he will go the extra mile for his clients and have witnessed this firsthand. Highly recommended!”

    H.D. 21 February 2020 · Google review

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More Abbotsford real estate

What's nearby Sumas Prairie

Times are from OpenStreetMap routing, November 2026.

Transit

  • Nearest rapid-transit station: Lougheed Station, SkyTrain, in Burnaby; the FVRD states Route 66 connects Chilliwack and Abbotsford with Langley and Burnaby.
  • Nearest bus exchange: Bourquin Exchange, Abbotsford, named on BC Transit's Central Fraser Valley route maps.
  • Route 66 Fraser Valley Express, BC Transit: Highway 1 service with Abbotsford stops at Highstreet and McCallum, per its BC Transit map.

Parks and recreation

  • MacDonald Park, No. 3 Road, Abbotsford.
  • Upper Sumas Fields, 920 Whatcom Road, Abbotsford.
  • Sumas Mountain Regional Park, 39100 Sumas Mountain Forest Service Road, Abbotsford.
  • Abbotsford Recreation Centre, 2499 McMillan Road, Abbotsford.

Schools

  • Semá:th Elementary School, grades K-5, School District 34 Abbotsford; confirm the catchment with the district.
  • Barrowtown Elementary, grades K-5, School District 34 Abbotsford; confirm the catchment with the district.

Groceries and shopping

  • Real Canadian Superstore, 2855 Gladwin Road, Abbotsford — the Abbotsford anchor for this area; no supermarket on the prairie itself was confirmed.

Sources for what’s nearby

Sumas Prairie: streets and boundaries

  • Sumas Prairie is a flat, drained lakebed in the City of Abbotsford, running east from the city toward the Vedder Canal and the City of Chilliwack boundary; it is the former Sumas Lake, drained in the 1920s, and Highway 1 (the Trans-Canada Highway) crosses the old lakebed through it.
  • The prairie is split by the City of Abbotsford's own land-use policy into the Inner Sumas Prairie, protected by the Sumas Dike, and the Outer Sumas Prairie outside that dike line; the Sumas Dike runs about 16.8 kilometres along the south-eastern portion of the prairie.
  • The watercourses that bound and drain the area are named in City of Abbotsford Policy C004-10: the Vedder Canal, the Sumas Drainage Channel, the Sumas River, and Marshall, Saar and Arnold Creeks.
  • The northeasternmost part of the prairie around Yarrow is inside the City of Chilliwack, not Abbotsford, so two municipalities and two tax bills apply across one flat plain — the Abbotsford portion was the former District of Sumas, amalgamated into Abbotsford in 1972.

Sumas Prairie: the housing stock

  • The housing stock is farmhouses and rural homes on working farm parcels, not subdivisions: the prairie is designated Agricultural in Abbotsford's Official Community Plan (OCP) and zoned mainly Agricultural One (A1) and Agricultural Two (A2).
  • Barrowtown Elementary, at 5137 Tolmie Road, is the prairie's own school — Abbotsford School District (SD34) describes it as a small, rural K-5 school "in the heart of a thriving agricultural community in Eastern Abbotsford," on its Tolmie Road site since 1966.
  • Homes here sit on the lakebed behind the dike system, so the Barrowtown Pump Station — not a municipal storm sewer alone — is what keeps the prairie dry day to day.

Sumas Prairie: rules that affect buyers

  • Most of the prairie is in the Agricultural Land Reserve (ALR), so farm use governs and subdivision or non-farm use needs Agricultural Land Commission (ALC) approval on top of City zoning.
  • Abbotsford's A1 zone sets a minimum new lot size of 8.0 hectares (about 19.8 acres), and the A2 zone sets 16.0 hectares; the City's AgRefresh work retained those 8 ha and 16 ha minimums rather than lowering them.
  • Under the A1 zone a lot can carry one secondary suite of up to 100 square metres, plus one accessory farm dwelling unit on lots of at least 0.4 hectares where ALR rules allow it — a second full house for non-farm family is not a right.
  • City Policy C004-10 restricts what can be built on City-owned land along the Vedder Canal, Sumas Drainage Channel and Sumas River: no permanent buildings are permitted on that City land unless Council approves them.

Sumas Prairie: local details a buyer would not know

  • The prairie only stays dry because the Barrowtown Pump Station runs: without pumping, the old lakebed would refill, which is why the Province put $76.6 million into upgrades to protect the station itself from Sumas and Nooksack River floodwater.
  • Floodwater here can come from the United States: the Province states that during heavy rain the Nooksack River can overtop its banks at Everson, Washington, and flow north across the border into Sumas Prairie — a source no Abbotsford bylaw controls.
  • Barrowtown Elementary is named for Edward Barrow, the provincial agriculture minister who directed the draining of Sumas Lake; the first school opened in 1952 at Interprovincial Highway and Number 2 Road.
  • Powerboats over 10 horsepower are discouraged on the Sumas River upstream of the Barrowtown Floodbox under City Policy C004-10, and the river speed limit there is 10 km/h — the river beside the dike is a working drainage channel, not a recreational lake.
  • The flood plan for the watershed is being written jointly by the Province, the City of Abbotsford, the City of Chilliwack and the Semá:th, Máthxwi and Leq'á:mel First Nations under the Sumas River Watershed Flood Mitigation Planning Initiative, so prairie land rules may change with that plan.

Sumas Prairie: development and new projects

  • Sumas River Watershed Flood Mitigation Planning Initiative — watershed-wide, Sumas Prairie between Abbotsford and Chilliwack; partners are the Province of B.C., the City of Abbotsford, the City of Chilliwack and the Semá:th, Máthxwi and Leq'á:mel First Nations; not a housing project. Status: planning and design studies under way, with $3.3 million in provincial funding conveyed December 3, 2025 (as of November 3, 2026).
  • Barrowtown Pump Station upgrades — Barrowtown, Sumas Prairie; City of Abbotsford project with provincial funding of $76.6 million to better withstand floodwaters from the Sumas and Nooksack rivers. Status: funded and in progress as the Province reported on January 28, 2026 (as of November 3, 2026).

Sumas Prairie: costs and taxes

  • Abbotsford's total combined residential tax rate for 2025 was 4.12415 per $1,000 of assessed value, in the Province of B.C.'s municipal tax-rate statistics (Schedule 702 series).
  • On top of the city-wide rate, parcels in the Sumas Prairie Dyking and Drainage Area pay the dyking levy in Tax Rates Bylaw 3643-2025: residential 0.54199 per $1,000, plus $31.95 per acre (Zone A) or $20.10 per acre (Zone B) parcel tax.
  • The Speculation and Vacancy Tax (SVT) does apply here: the Province's taxable-areas list names the City of Abbotsford, so a residential property on the prairie is in a designated taxable area and the owner places the annual declaration.

Sumas Prairie: getting around

  • Driving is the only practical way in or out: Highway 1 crosses the prairie on the old lakebed, and farm roads such as Tolmie Road, Sumas Way and No. 3 Road connect to Abbotsford's urban area to the west and to Chilliwack via the Vedder Canal bridges to the east.
  • The nearest transit is BC Transit Route 66 Fraser Valley Express on Highway 1, stopping in Abbotsford at Highstreet and McCallum Road; the Fraser Valley Regional District states the route connects Chilliwack and Abbotsford with Langley and Burnaby (Lougheed Station).

Sumas Prairie: risks and due diligence

  • Flood is the defining risk: the Province records major Nooksack-overflow flooding of the prairie in 1990, 2021 and again in 2025, and the watershed plan is being designed to a minimum provincial standard of a 1-in-200-year event.
  • A buyer should ask which side of the Sumas Dike the parcel sits on — Inner Prairie (behind the dike) or Outer Prairie — because City Policy C004-10 and the court record of the 2021 flood treat the two sides differently; the policy and dike maps are the lookup, not the listing.
  • Check the parcel in the Agricultural Land Reserve on the Agricultural Land Commission's mapping before assuming any non-farm use, home business or subdivision: ALR status, not the asking use, governs what the land can do.

How Sumas Prairie compares

Sumas Prairie compared
Fact (2025 unless noted)Sumas Prairie (Abbotsford)Matsqui Prairie (Abbotsford)Greendale (Chilliwack)
MunicipalityAbbotsfordAbbotsfordChilliwack
Total residential tax rate per $1,0004.12415 (plus dyking levy)4.124154.50189
Extra dyking/drainage levyYes — Sumas Prairie Dyking and Drainage Area rates in Bylaw 3643-2025——
Speculation and Vacancy Tax areaYesYesYes

Sources for Sumas Prairie

Sources

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