West Meadows, Pitt Meadows: Neighbourhood Guide

Neighbourhood guide · City of Pitt Meadows · the airport and the Pitt River

Living in West Meadows

West Meadows is an MLS® sub-area name. The City of Pitt Meadows doesn’t publish a boundary for it. The City says Pitt Meadows Regional Airport is north of the Fraser River between the Pitt River and Golden Ears bridges, and its agriculture issue paper says the city’s large agricultural parcels are in the southwest and northeast. My working description, not an official boundary: the west end of the city, around the airport and the large farm parcels.

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 West 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

West Meadows at a glance

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

Landmark

AirportPitt Meadows Regional Airport

Address
1028 – 18799 Airport Way, Pitt Meadows (the airport’s own address)
Runways
The City says it has three paved runways and a water runway
Airport website
Trail

City park and greenwayHarris Landing

Address
Harris Road at Fraser Way, Pitt Meadows, BC V3Y 2M5
Trail
The first phase of the Pitt River Regional Greenway is open, 10.2 km west from Harris Landing to Ferry Slip Road
City park page
Transit

Bus routesRoutes 719 and 722

Fraser Way
Routes 719 and 722 both use Fraser Way
Timetables
Timetable dates: routes 719 and 722, effective September 7, 2026 (read from TransLink’s timetable PDFs on October 18, 2026). Check the current timetable
TransLink route 719 timetable
Farmland

City of Pitt MeadowsAgricultural Land Reserve

ALR
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
Parcels
The City’s agriculture paper says large agricultural parcels are in the southwest and northeast of the city
City agriculture issue paper (PDF)

Homes for sale

Homes for sale in West Meadows

Live MLS® listings, updated daily.

West Meadows Homes for Sale | Houses & Rural Properties

Browse all listings in West Meadows below, including houses and rural properties, and contact Jared today if you have questions.

For the airport, Harris Landing and the Pitt River Regional Greenway, Fraser Way buses and the ALR, see my West Meadows neighbourhood guide.

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  • 12359 188 Street, Pitt Meadows, BC V3Y 2G8 – MLS R3165521

    12359 188 Street West Meadows Pitt Meadows V3Y 2G8
    Main Photo: 12359 188 Street, Pitt Meadows, BC V3Y 2G8 – MLS R3165521

    12359 188 Street Pitt Meadows V3Y 2G8 West Meadows

    $2,188,000
    Residential
    Status:
    Active
    MLS® Num:
    R3165521
    Bedrooms:
    4
    Bathrooms:
    3
    Floor Area:
    3,089 sq. ft.
    Some homes give you space. Others give you a lifestyle. 12359 188 Street offers both. Set on an exceptional 23,653 sq/ft estate sized lot, this 4 bed / 3 bath home offers space, privacy and the flexibility of multigenerational living. Tastefully updated throughout the years, the home blends modern updates with timeless character & a generous layout designed for comfortable family living. The backyard is a true private oasis, surrounded by mature landscaping & featuring an in ground pool & barrel sauna. Enjoy summer days by the pool, entertain in the expansive yard or unwind in your own private retreat. A substantial family home with an incredible backyard & over half an acre of private outdoor living in the heart of Pitt Meadows. Opportunities like this do not come up often! More details
    Listed by Oakwyn Realty Ltd.
    LISTING DETAILS
    JARED GIBBONS

  • 17382 Ford Road Detour, Pitt Meadows, BC V3Y 0A6 – MLS R3138330

    17382 Ford Road Detour West Meadows Pitt Meadows V3Y 0A6
    Main Photo: 17382 Ford Road Detour, Pitt Meadows, BC V3Y 0A6 – MLS R3138330

    17382 Ford Road Detour Pitt Meadows V3Y 0A6 West Meadows

    $1,690,000
    Residential
    Status:
    Active
    MLS® Num:
    R3138330
    Bedrooms:
    2
    Bathrooms:
    1
    Floor Area:
    1 sq. ft.
    BEAUTIFUL piece of property to build your dream home on! Completely flat 2-acre parcel with a quaint rancher, detached shop with updated electrical, small cabin house or hobby room and a beautiful barn. Newly renovated and Tenanted. Do not disturb the tenant. Showing by appointment More details
    Listed by Sunstar Realty Ltd.
    LISTING DETAILS
    JARED GIBBONS
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Data was last updated October 18, 2026 at 10:40 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 West 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–7Pitt Meadows Elementary

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

K–7Davie Jones Elementary

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

Address
18961 Advent Road, Pitt Meadows, BC V3Y 2G4
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

The area has no official boundary, so I can’t place a school inside it. These are all the SD42 schools in Pitt Meadows on the Province’s list. Catchments are set by address, so confirm a specific address with School District 42 (SD42).

Parks and recreation

Trails, parks and the library for West Meadows

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

Trail

City park and greenwayHarris Landing and the Pitt River Regional Greenway

Address
Harris Road at Fraser Way, Pitt Meadows, BC V3Y 2M5
Trail
The City says the first phase of the Pitt River Regional Greenway is open, 10.2 km west from the waterfront parkland at Harris Landing to Ferry Slip Road, following the Fraser and Pitt River dikes
Surface
The dike trail has loose gravel in some sections and is at least 3 m wide. Harris Landing to the industrial area is 3 km and the industrial area to the Ferry Slip Landing is 5.8 km
Later
The City says the greenway will stretch some 30 km to Grant Narrows Regional Park once it is complete
City park page
Park

City parkFraser Way Roundabout Park

Address
19501 Fraser Way, Pitt Meadows, BC
Has
Garbage cans, park benches and wheelchair access
City parks and facilities list
Landmark

AirportPitt Meadows Regional Airport (YPK)

Address
1028 – 18799 Airport Way, Pitt Meadows
Opened
The City says the airport first opened in 1963
Has
One staffed control tower, a terminal building, a restaurant, three paved runways and a water runway, plus aviation businesses that offer flight training, aircraft storage, parts and maintenance, and tours
Owner
The Pitt Meadows Airport Society, a not-for-profit organization, owns and operates the airport
Airport website
Recreation

Civic centrePitt Meadows Family Recreation Centre

Address
12027 Harris Road, Pitt Meadows, BC
Inside
The City says it has a youth centre, a preschool and daycare, a gymnasium, a multi-purpose room, a fitness centre and weight training room, and a Community Policing Office
City facility page
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, next to City Hall and the Family Recreation Centre
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 West Meadows home

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

Official

Residences in the ALRHouse rules on farmland

Where
The City’s Residences in the ALR page
Rule
The size and siting of houses in the Agricultural Land Reserve are set in the City’s Zoning Bylaw No. 2505 and the Agricultural Land Reserve Use Regulation
Fill and soil
The ALR Use Regulation also covers removing soil from, or placing fill on, agricultural land for a farm use or a principal residence
City Residences in the ALR page
Official

OCP agriculture paperFarm parcels

Where
The City’s agriculture issue paper says Pitt Meadows’ agricultural lands include both small and large acreage parcels, with the large parcels in the southwest and northeast portions of the city
ALR
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
Check
ALR boundaries are set parcel by parcel, and the Agricultural Land Commission publishes ALR maps
City agriculture issue paper (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 West 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 neighbourhood plan specific to West Meadows on the City pages I read. The North Lougheed Area Plan covers land north of Lougheed Highway.
  • 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 City’s Residences in the ALR page says the size and siting of houses in the ALR are set in Zoning Bylaw No. 2505 and the Agricultural Land Reserve Use Regulation.
  • 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 Province’s May 9, 2025 news release says the City is receiving more than $3.6 million to upgrade the Kennedy Drainage Pump Station with higher-capacity pumps and new debris screens, and that the upgrades will let fish travel from the Katzie Slough into the Pitt River during high water.
  • The City’s June 2018 transportation discussion guide said transit service is largely centred on the Pitt Meadows West Coast Express Station in the urban core, with rural areas north and west of the core not served by public transit. That is a 2018 statement, so check TransLink for current routes.
  • 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 West 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 West Meadows

  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 drainage rules. Ask the City what the dikes, drainage catchment and floodplain 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 in a rural area.
  5. Confirm the school catchment. Ask SD42 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 West 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

West Meadows questions

Where is West Meadows?

West Meadows is an MLS® sub-area name. The City of Pitt Meadows doesn’t publish a boundary for it. The City says the airport is north of the Fraser River between the Pitt River and Golden Ears bridges.

How do I get around from West Meadows?

Routes 719 and 722 both use Fraser Way. 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. Timetable dates: routes 719 and 722, effective September 7, 2026 (read from TransLink’s timetable PDFs on October 18, 2026). Check the current timetable. The City’s June 2018 transportation discussion guide said transit service is largely centred on the Pitt Meadows West Coast Express Station in the urban core, with rural areas north and west of the core not served by public transit. That is a 2018 statement, so check TransLink for current routes. 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 West Meadows.

Which schools are near West Meadows?

The Province’s SD42 list has four elementary schools in Pitt Meadows: Pitt Meadows Elementary (11941 Harris Road), Davie Jones Elementary (12030 Blakely Road), Edith McDermott Elementary (12178 Bonson Road) and Highland Park Elementary (18961 Advent 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 trails, parks and library are there?

Harris Landing is at Harris Road and Fraser Way, and the Pitt River Regional Greenway’s first phase runs 10.2 km west to Ferry Slip Road. Fraser Way Roundabout Park is at 19501 Fraser Way. 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 West 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 neighbourhood plan specific to West Meadows.

Is West Meadows in a floodplain?

The City says Pitt Meadows is at risk of flooding annually in May and June. 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 Province’s May 2025 release describes a $3.6 million upgrade to the Kennedy Drainage Pump Station. Plans, zoning and flood rules can be different for each lot.

What are the homes and lots like?

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 City says house size and siting in the ALR are set by Zoning Bylaw No. 2505 and the ALR Use Regulation. ALR status is set parcel by parcel, so check the exact address on the Agricultural Land Commission map.

How do I see current West Meadows listings?

Use my West 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

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.