Mission is a hillside city on the north bank of the Fraser River, about 70 km east of Vancouver, with lakes, forest and mountain trails close by. It is the eastern end of the West Coast Express, and its prices sit below much of the Fraser Valley, so it suits commuters, families who want a bigger yard and buyers looking for room to grow. I'm Muzaffar Manghat, a Surrey-based REALTOR®, and I serve buyers and sellers in Mission using current Fraser Valley market data.
Mission at a glance
| Population | 41,519 in the 2021 Census, as reported by the City of Mission. In its 2025 housing needs submission, the City put its current population at about 48,000. |
|---|---|
| Location / borders | On a south-facing mountain slope above the Fraser River, about 70 km east of Vancouver and a 15-minute drive from the U.S. border. The Abbotsford-Mission Bridge links it to Abbotsford, and Lougheed Highway runs west toward Maple Ridge. |
| Local government | City of Mission. It was incorporated in 1892 and formed the District of Mission in 1969. Some provincial lists still use "District of Mission." |
| Main neighbourhoods | Downtown Mission, West Heights, Cedar Valley, the East Side / Heritage Park Centre area, Hatzic, Silverdale, and rural Stave Falls and Steelhead. |
| Housing mix | Mostly detached homes: in October 2026, 211 of Mission's 333 active MLS® listings were detached (FVREB). A Fraser Valley Regional District census report noted that Mission has a significant share of homes with suites. The City reported 343 new homes built in 2023. |
| Transit | West Coast Express commuter rail starts at Mission City Station, with weekday peak trains to downtown Vancouver. BC Transit runs local buses and route 31 to Abbotsford. |
| Major roads | Lougheed Highway (Highway 7) through downtown, Highway 11 and the Abbotsford-Mission Bridge, and Dewdney Trunk Road. |
| School district | School District No. 75 (Mission Public Schools). |
| Real estate board | Fraser Valley Real Estate Board (FVREB), which reports Mission as its own area. |
| Taxes worth knowing | Mission is a taxable area for B.C.'s speculation and vacancy tax. City property taxes for 2026 were due July 2. |
Mission neighbourhoods
Mission's hills and gullies create what the City calls "natural neighbourhood enclosures." Here is a short guide to the areas buyers ask about most.
Downtown Mission
Downtown is the city's cultural and commercial heart, with local shops, restaurants, art galleries and heritage character, and Lougheed Highway runs through it. The City's Transit Oriented Area rules allow up to 10 storeys within 200 metres of the West Coast Express station, which opens the door to more apartment and mixed-use projects. It suits commuters and buyers who want shops and services close by.
West Heights
West Heights is a residential area served by BC Transit route 32, which links Mission Exchange, the West Coast Express station, Mission Hills Mall and the hospital. West Heights Community Elementary is part of Mission Public Schools. It suits families who want an established neighbourhood with bus links to the train.
Cedar Valley
Cedar Valley is a family-oriented neighbourhood with newer homes and tree-lined streets, guided by the City's Cedar Valley Local Area Plan. BC Transit route 33 serves Cedar Valley and the Mission Leisure Centre. It suits families who want a newer neighbourhood with recreation close by.
East Side / Heritage Park Centre
BC Transit route 34 East Side serves Heritage Park Centre and City Hall. Heritage Park Centre is home to the University of the Fraser Valley's Mission campus. École Heritage Park Middle School offers French Immersion, with Late French Immersion entry in Grade 7 from September 2025.
Hatzic
Hatzic sits near Hatzic Lake and has a quieter, lakeside feel. The district runs Hatzic Elementary and Hatzic Middle, and route 35 runs between downtown and Hatzic.
Silverdale
Silverdale, in southwest Mission above the Fraser River, is the City's major future growth area. The Silverdale Central Neighbourhood Plan (2022) covers 733.6 hectares and projects about 10,470 homes for 24,400 people, about half of them townhomes, with four mixed-use village centres. Silverdale Elementary is one of the district's schools. It suits long-term buyers and investors watching new development.
Stave Falls & Steelhead
The City names Stave Falls and Steelhead as rural communities, and Stave Falls is close to Stave Lake, Hayward Lake and many hiking trails. Stave Falls Elementary runs a Forest and Nature program of choice. Expect rural properties rather than subdivisions, and note that the City's draft Rural Mission Strategy (2025) proposes changes to rural land rules. It suits buyers who want acreage and outdoor access.
Comparing the Fraser Valley? See our Abbotsford real estate guide across the bridge, our Maple Ridge real estate guide to the west along the West Coast Express line, and our Chilliwack real estate guide farther east.
The Mission real estate market
The Mission real estate market is mostly detached homes, from established in-town streets to newer neighbourhoods such as Cedar Valley and rural properties around Stave Falls and Steelhead. A regional census report noted that a significant share of Mission homes have suites. Townhouses and apartments are a smaller part of the market, but the City's transit-oriented rules near the station and the Silverdale plan point to many more of them over time. The City reported 343 new homes built in 2023, while population grew by nearly 2,000 in the same period.
Prices depend on lot size, views, suite income, whether the lot is on City water and sewer, and distance to the West Coast Express. The Fraser Valley Real Estate Board's MLS® Home Price Index benchmarks for Mission in October 2026 were:
| Property type (October 2026) | Benchmark price / change from a year earlier / sales and active listings that month |
|---|---|
| Detached | $883,300 / down 13.1% / 17 sales, 211 active |
| Townhouse | $606,100 / down 6.1% / 5 sales, 66 active |
| Apartment | $396,200 / down 8.2% / 4 sales, 56 active |
Mission's detached benchmark was well below the board-wide figure of $1,293,800, and it fell more over the year than the board average (down 8.5%). Across the Fraser Valley, the board reported 1,051 sales and 9,164 active listings in October 2026, an 11% sales-to-active-listings ratio that it calls a buyer's market. For the latest numbers, see the FVREB monthly market report.
Schools and education in Mission
Mission Public Schools (School District No. 75) runs 13 elementary schools, two middle schools (École Heritage Park Middle and Hatzic Middle) and one secondary school, École Mission Secondary. It also offers Fraserview Learning Centre, Mission Online and Riverside College.
- French Immersion: École Christine Morrison Elementary and École Mission Central Elementary. Late French Immersion begins in Grade 7 at École Heritage Park Middle (from September 2025), and immersion continues at École Mission Secondary.
- Schools of choice: Hillside Traditional Academy, Edwin S. Richards (arts-based curriculum), Stave Falls Elementary (Forest and Nature program) and Dewdney Elementary (C.O.R.E. program).
- Post-secondary: the University of the Fraser Valley has a Mission campus at Heritage Park Centre, and its main campus is in Abbotsford.
Getting around Mission
The West Coast Express is Mission's main link to Metro Vancouver. Mission City Station is the eastern terminus. On weekdays, five morning trains leave Mission for Waterfront Station in downtown Vancouver, and five evening trains return. Stops include Port Haney, Maple Meadows, Pitt Meadows, Port Coquitlam, Coquitlam Central and Moody Centre. There is no weekend service.
BC Transit's Central Fraser Valley system runs local buses. Route 31 is the Abbotsford-Mission connector, and routes 32 to 35 serve West Heights, Cedar Valley, the east side and Hatzic. Mission residents can book a connection to the first morning train by calling the transit line a weekday in advance.
Most trips are by car. The City's transportation plan says about 64% of Mission residents work outside the city, and about 90% of trips by Mission residents are by motor vehicle. Lougheed Highway (Highway 7) runs west to Maple Ridge and through downtown, and Highway 11 crosses the Abbotsford-Mission Bridge. Drive times depend on traffic, so test your commute at rush hour.
Parks, recreation and things to do in Mission
- Rolley Lake Park: a BC Parks campground about 23 km northwest of Mission, with 64 campsites, a sandy beach, a 40-minute Lakeside Loop and a short walk to Rolley Falls.
- Stave Lake and Hayward Lake: paddleboarding at Hayward Lake and hiking trails around Stave Falls.
- Fraser River Heritage Park: walking trails. The City notes it is the site of the former St. Mary's Residential School, which operated from 1867 to 1961.
- Trails: the Bear Mountain area for mountain biking, the 79 Grind and Devil's Lake Loop trails, and Campbell Road Trails.
- Recreation and culture: Mission Leisure Centre, the Clarke Theatre and Fujikawa Garden.
Local rules and costs to know in Mission
- Speculation and vacancy tax: Mission is on the Province's list of taxable areas (listed as District of Mission). Owners must complete a declaration by March 31 each year after receiving their letter, even if exempt.
- Property transfer tax: 1% on the first $200,000, 2% up to $2 million and 3% above that. First-time buyers get a full exemption up to $500,000 and an $8,000 exemption up to $835,000, phasing out by $860,000. Mission's townhouse and apartment benchmarks are under $835,000. Try our BC property transfer tax calculator.
- Small-scale multi-unit housing: On fully serviced lots (City water and sewer) that were zoned single-family or duplex as of December 7, 2023, Mission allows up to 3 units on lots under 280 m² and up to 4 on larger lots. Section 219 covenants still apply, and suites built without permits are not made legal.
- Transit Oriented Area: Bylaw 6292-2024, adopted September 9, 2024, allows up to 3.5 FSR and 10 storeys within 200 m of the West Coast Express station, and 2.5 FSR and 6 storeys from 200 to 400 m.
- Rural land: The City's draft Rural Mission Strategy (2025) is a proposal, not a bylaw. It suggests changes such as larger minimum lot areas for bare land strata.
- Property tax: 2026 taxes were due July 2, with a 10% penalty after that. Claim the home owner grant with the Province. Some homes pay a flat water rate on the tax notice. See the City of Mission property tax page.
Buying a home in Mission
- Check whether the lot is on City water and sewer or on a well and septic system. It affects inspections, insurance, financing and whether the extra-unit rules apply.
- Ask for permits for any suite. Mission's rules do not legalize suites built without permits.
- On steep lots, ask about geotechnical, floodplain or natural-environment development permit areas before you plan to build or add on.
- If you will commute by train, test the West Coast Express schedule. Service is weekday peak only.
- Mission had 211 active detached listings and 17 sales in October 2026, so take time to compare and base your offer on recent sales.
- Set your budget with our home affordability calculator.
Selling a home in Mission
- Price against the Mission benchmark and recent nearby sales. Detached values fell 13.1% over the year, so last year's prices are not a guide.
- Have suite permits, rental income and any well, septic or water-meter records ready.
- Promote the features Mission buyers compare: lot size, views, suite income and distance to the West Coast Express.
- Start with a free home value estimate, then use our seller net proceeds calculator to see what you may keep after costs.
Mission real estate FAQs
What is the benchmark price of a house in Mission?
The Fraser Valley Real Estate Board's detached benchmark for Mission was $883,300 in October 2026, down 13.1% from a year earlier. Townhouses were $606,100 and apartments $396,200.
Does the West Coast Express run from Mission?
Yes. Mission City Station is the eastern end of the line. Five trains run to downtown Vancouver on weekday mornings and five return in the evening. There is no weekend service.
Which school district serves Mission?
School District No. 75, Mission Public Schools. It has 13 elementary schools, two middle schools and École Mission Secondary, with French Immersion and several schools of choice.
Which real estate board covers Mission?
The Fraser Valley Real Estate Board, which covers Surrey, Langley, Abbotsford, Mission, White Rock and North Delta and reports Mission separately.
Does the speculation and vacancy tax apply in Mission?
Yes. Mission is on the Province's list of taxable areas. Owners must still declare each year by March 31.
Where is Mission growing?
The Silverdale Central Neighbourhood Plan projects about 10,470 homes for 24,400 people over time, and the Transit Oriented Area rules allow taller buildings near the West Coast Express station. The City's transportation plan expects the population to reach nearly 90,000 by 2050.
Thinking of buying or selling in Mission?
I'm based in Surrey and have worked in real estate for more than 20 years. I serve buyers and sellers in Mission and work with current FVREB data to help you price, plan and negotiate, whether you are moving out from Metro Vancouver or selling an acreage. I work in English, Hindi, Punjabi and Urdu.
Get my free home value Call or text 604-785-5555 Free buyer & seller tools
Muzaffar Manghat, REALTOR®, Sutton Premier Realty
Sources
- City of Mission – Housing Needs submission, December 2025 (via UBCM)
- City of Mission – About Mission
- City of Mission – Official Community Plan
- City of Mission – Small-Scale Multi-Unit Housing
- City of Mission – Transit Oriented Areas
- City of Mission – Silverdale Central Neighbourhood Plan
- City of Mission – Cedar Valley Local Area Plan
- City of Mission – Draft Rural Mission Strategy (2025)
- City of Mission – Transportation Master Plan (Mission Mobility 2050)
- City of Mission – Parks & Trails
- City of Mission – Property Taxes
- City of Mission – Property tax payment methods
- Fraser Health – Live here: Mission
- Fraser Valley Regional District – Census release report (2016 Census)
- TransLink – West Coast Express schedules
- BC Transit – Central Fraser Valley Rider's Guide, June 2026
- Mission Public Schools – Schools
- Mission Public Schools – French Immersion
- Province of B.C. – School District 75 (Mission)
- University of the Fraser Valley – Campuses
- BC Parks – Rolley Lake Park
- Fraser Valley Real Estate Board – October 2026 Statistics Package
- FVREB news release, November 3, 2026
- FVREB – Monthly Market Report
- Bank of Canada – Policy rate announcement, October 28, 2026
- Province of B.C. – Speculation and vacancy tax taxable areas
- Province of B.C. – Speculation and vacancy tax
- Province of B.C. – Property transfer tax
- Province of B.C. – First time home buyers' exemption amounts
This page is general information, not financial, mortgage, tax or legal advice. Information is believed reliable but not guaranteed and may change; verify details with the source. Listings shown on this site may be from other brokerages. This is not intended to solicit buyers or sellers currently under contract with a brokerage.
Call Muzaffar Manghat Today
I have over 20 years of experience in real estate, and I use that knowledge to help my clients in Mission reach their goals. I am committed to providing tailored real estate services to all my clients. My knowledge of the Fraser Valley market helps me guide my clients toward good decisions.
