Your Pitt Meadows REALTOR® — Muzaffar Manghat

Pitt Meadows is a small city of about 19,100 people where most of the land is protected farmland and most residents live in and around a compact town centre. It suits buyers who want a quieter, small-town feel with dike trails, a West Coast Express station and quick bridge access across the region. I help buyers and sellers in Pitt Meadows read the local numbers and plan a move that fits their life.

Pitt Meadows at a glance

Pitt Meadows neighbourhoods

Because farmland covers most of the city, Pitt Meadows homes are grouped in a few close-knit areas. Here is a quick guide.

The Pitt Meadows real estate market

Pitt Meadows real estate has a small, mostly ground-oriented supply. In the 2016 Census about 43% of homes were single-detached, with row houses, low-rise apartments and duplexes making up most of the rest; very few buildings were five storeys or taller. Detached homes are spread through the urban area, townhouses and low-rise condos cluster near Harris Road, and rural and farm properties sit in the ALR. New supply is limited by the farmland boundary, so new homes come mostly from infill, small-scale multi-unit housing and planned areas like North Lougheed.

The City's housing reports estimate a need for 1,521 new homes over five years and 5,195 over 20 years. The Province has also set Pitt Meadows a target of 727 units between September 2025 and August 2030.

Greater Vancouver REALTORS® reported these Pitt Meadows benchmark prices for October 2026:

• All residential (composite): $832,600, down 4.0% from a year earlier.
• Detached: $1,172,600, down 1.3%.
• Townhouse: $731,800, down 7.8%.
• Apartment: $523,500, down 8.0%.

The board reports sales for Maple Ridge and Pitt Meadows together: 79 detached, 35 attached and 32 apartment sales in October 2026, against 156, 65 and 65 new listings. For comparison, the board-wide composite benchmark was $1,068,600. Compare with our Maple Ridge and Port Coquitlam guides, and see the full GVR October 2026 stats package.

Schools and education in Pitt Meadows

Pitt Meadows shares Maple Ridge – Pitt Meadows School District No. 42 with Maple Ridge. District programs include early and late French Immersion, Montessori at Hammond Elementary, International Baccalaureate (Grades 9 to 12, and the Middle Years Programme) at Garibaldi Secondary, Advanced Placement, and trades training partnerships with colleges.

A new Pitt Meadows Secondary is under construction on the current school's property. The Province says the three-storey, LEED Gold school will have 1,100 seats for Grades 8 to 12, a theatre, a teaching kitchen and an Indigenous education space, with students expected by fall 2029. Edith McDermott Elementary sits next to Somerset Park on Bonson Road. Confirm the catchment for any address with SD42.

Getting around Pitt Meadows

The West Coast Express stops at Pitt Meadows station, on the south side of the CPR tracks east of Harris Road. On the current schedule, westbound trains leave at about 5:54 to 7:54 a.m. on weekdays, calling at Port Coquitlam, Coquitlam Central and Moody Centre before Waterfront, with return trains in the late afternoon and evening.

The R3 Lougheed Highway RapidBus, launched in January 2020, runs between Coquitlam Central and Haney Place every 10 minutes at peak times. When it launched, the mayor said the trip from Pitt Meadows to Coquitlam Central took about 20 minutes. From there, SkyTrain runs to Coquitlam, Port Moody and Burnaby.

By car, the Lougheed Highway crosses the Pitt River Bridge west into Port Coquitlam, and the Golden Ears Bridge crosses the Fraser River. A CP Rail crossing limits access at the south end of Harris Road, and the City's plan notes a planned underpass. Pitt Meadows Regional Airport, a general aviation airport, sits between the two bridges. Drive times depend on traffic and bridge congestion.

Parks, recreation and things to do in Pitt Meadows

• Dike trails — over 40 km of dikes double as multi-use trails with views of marshes, farms and mountains. A leash-optional dike trail runs from the Pitt River Bridge to the Pitt Meadows Marina.
• Pitt River Regional Greenway — starts at Harris Landing; its first phase runs 10.2 km.
• Grant Narrows and Pitt-Addington Marsh — a six-kilometre area of marsh and wetlands with a boat launch, viewing platforms and more than 200 bird and waterfowl species. Pitt Lake, on the city's northern boundary, is the largest tidal lake in North America.
• Pitt Meadows Athletic Park — five regular and two mini soccer fields and four ball diamonds on Bonson Road.
• Family Recreation Centre and Spirit Square — a gym, fitness space and youth centre on Harris Road, next to šxʷhék̓ʷnəs (Spirit Square), the venue for many City events.

Local rules and costs to know in Pitt Meadows

Agricultural Land Reserve

With about 78% of the city in the ALR, many rural properties are protected farmland, and farmland rules limit what can be built and how the land is used. If you are looking at acreage, confirm the ALR status and what uses are allowed before you write an offer.

Small-scale multi-unit housing and Transit-Oriented Areas

Under provincial housing law and the City's zoning changes, many single-family lots can now hold small-scale multi-unit housing such as suites, garden suites, duplexes and townhouses, and the City can no longer require parking for some of these projects. Land near the Pitt Meadows and Maple Meadows West Coast Express stations is in designated Transit-Oriented Areas (Bylaw 2989, 2024), where extra height and density may apply.

Floodplain and soils

Much of Pitt Meadows is low-lying floodplain protected by dikes, and parts of the city have deep peat and bog soils that raise building costs. Ask about geotechnical and flood requirements before planning a rebuild.

Speculation and vacancy tax

Pitt Meadows is on the Province's taxable area list. From the 2026 tax year the rate is 1% for most Canadian citizens and permanent residents and 3% for foreign owners and untaxed worldwide earners, unless an exemption applies.

Property transfer tax

BC charges 1% on the first $200,000, 2% up to $2,000,000 and 3% above that, plus a further 2% on residential value over $3,000,000. First-time buyers can be fully exempt up to $500,000, with up to $8,000 off up to $835,000, phasing out by $860,000. Estimate it with our BC property transfer tax calculator.

Property tax

2026 taxes were due July 2, which was also the home owner grant deadline. A 5% penalty applies the day after the due date and another 5% after August 1. See the City of Pitt Meadows property tax page.

Buying a home in Pitt Meadows

• Check ALR status on any rural or edge-of-town property. Farmland rules affect what you can build and how you can use the land.
• Ask about soils and flood protection. Peat and bog soils in parts of the city can raise construction and foundation costs.
• Commuting? Compare the West Coast Express schedule, the R3 RapidBus and the Golden Ears Bridge route for your actual destination.
• Near the station, check whether the lot is in the Transit-Oriented Area. That can affect both what you can build and what may go up next door.
• Watch the North Lougheed draft plan if you are buying nearby. It is not final, and future decisions could change the area.
• Pitt Meadows' detached benchmark fell only 1.3% in the year to October 2026, so detached prices have held up better than other home types. Set your budget with our home affordability calculator.

Selling a home in Pitt Meadows

• Highlight what is scarce here: a detached home inside the urban area, or a property close to the station, Harris Road or the dike trails.
• Apartment and townhouse benchmarks fell 8.0% and 7.8% over the year to October 2026. Price strata homes from the latest sales.
• For acreage and farm properties, gather ALR information, well and septic records if any, and farm-status details for buyers.
• Because sales are reported with Maple Ridge, ask for Pitt Meadows-only comparables when setting your price.
• Get a free home value estimate and see your bottom line with the seller net proceeds calculator.

Pitt Meadows real estate FAQs

Sources

• City of Richmond — Population Hot Facts (Statistics Canada 2021 Census, Metro Vancouver municipalities)
• City of Pitt Meadows — Housing Needs Reports
• City of Pitt Meadows — Consolidated Interim and 2022 Housing Needs Reports
• City of Pitt Meadows — Official Community Plan
• City of Pitt Meadows — OCP Bylaw No. 2864 (consolidated)
• City of Pitt Meadows — 2010 OCP Section 2, Community Overview
• City of Pitt Meadows — North Lougheed Area Plan Backgrounder (May 2026)
• City of Pitt Meadows — Parks and Facilities List
• City of Pitt Meadows — šxʷhék̓ʷnəs (Spirit Square)
• City of Pitt Meadows — Points of Interest
• City of Pitt Meadows — Property Taxes
• City of Pitt Meadows — RapidBus launch media release (2020)
• SD42 — Programs
• BC Government — Pitt Meadows Secondary School capital project
• BC Government News — Construction begins on new Pitt Meadows Secondary
• TransLink — West Coast Express
• TransLink — RapidBus
• Greater Vancouver REALTORS® — Stats Package, October 2026
• Bank of Canada — Policy rate decision, October 28, 2026
• BC Government — Speculation and vacancy tax taxable areas
• BC Government — 2025 Budget tax changes (SVT rates)
• BC Government — Property transfer tax
• BC Government — First time home buyers' exemption amounts
• BC Government — Small-scale multi-unit housing

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.