Fraser Valley, British Columbia
Surrey Farms for Sale
Large ALR parcels, equestrian acreages, and mixed-use farmland across BC's fastest-growing municipality, close to Vancouver and US border distribution.
Current Surrey Farmland Listings
Live agricultural properties in Surrey from the REALTOR.ca DDF® National Shared Pool
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- Soil & land
- A mix of fertile ALR lowland soils and upland parcels spread across a large, fast-growing municipality.
- Farm types
- Equestrian acreages, mixed livestock, berry and vegetable land, and rural residential parcels.
- Water
- Confirm well and irrigation rights — some areas rely on ditch systems or municipal supply.
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What to Check Before Buying a Farm in Surrey
Farmland due diligence goes beyond a standard home inspection. These are theSurrey-specific items to verify before making an offer — treat each as a condition of your offer where appropriate.
- Confirm ALR status on the ALC portal and review the City of Surrey zoning bylaw — both apply, and the more restrictive governs.
- Given intense development pressure, verify whether any non-farm-use applications or exclusion proposals affect the parcel.
- For equestrian properties, confirm whether commercial boarding or training is a permitted use.
- Verify well records, irrigation rights and any ditch or drainage obligations.
- Check for future road, utility or development plans that could affect access or land use.
- Assess soil capability and drainage, particularly on upland versus lowland parcels.
- Review easements, rights of way and covenants that could limit building or non-farm use.
Key facts about Surrey farmland
Regional benchmarks for the Fraser Valley. Sourced from BC Agricultural Land Commission & StatsCan Census of Agriculture 2021 (2021–2025). Figures are illustrative — verify current values with the source.
- Surrey sits in the Fraser Valley, where typical farmland trades at $120,000 – $220,000+ / acre.
- The Fraser Valley contains approximately 160,865 acres of Agricultural Land Reserve land (1.4% of BC's total ALR).
- The 2021 Census of Agriculture counted 2,470 farms in the Fraser Valley.
- Dominant agriculture in the Fraser Valley: Dairy, Berries (Blueberries/Cranberries), Poultry, Floriculture, Mushrooms.
- Soil capability in the region: CLI Class 1 – 2 (Prime lowland alluvial silt/clay loam).
- Primary water sources: Sumas & Fraser River alluvial aquifers, municipal ditches, mountain creek licences under WSA.
Source: BC Agricultural Land Commission & StatsCan Census of Agriculture 2021.
About Farming in Surrey
Surrey holds one of the largest areas of Agricultural Land Reserve within a single BC municipality, spread across a large and fast-growing city. The farmland here ranges from fertile lowland soils suited to berries and vegetables to upland parcels that support equestrian properties, mixed livestock and rural residential use. Because Surrey is growing so quickly, the tension between urban development and farmland protection is especially sharp.
That development pressure is the defining feature of Surrey farmland. ALR land here is under constant pressure for non-farm use, subdivision and exclusion, which makes confirming a parcel's ALR status and the City of Surrey zoning bylaw a central step in any purchase. Both apply, and the more restrictive governs — a parcel can be in the ALR yet carry zoning that further limits what you can do.
Surrey is also known as equestrian country, with horse properties, barns and arenas concentrated in the rural areas of the municipality. An equestrian property is judged on its facilities — barn, arena footing, fencing and turnout — as much as on the land, and buyers should confirm whether a commercial boarding or training operation is permitted under ALR rules and local zoning.
Water varies across Surrey's large area. Some parcels rely on ditch systems or municipal supply, while others depend on wells. Verify well records, irrigation rights and any drainage obligations for the specific parcel. See the Fraser Valley region overview for how Surrey fits within the broader region.
Soil & farmland
A mix of fertile ALR lowland soils and upland parcels spread across a large, fast-growing municipality.
Farm types
Equestrian acreages, mixed livestock, berry and vegetable land, and rural residential parcels.
Water & irrigation
Confirm well and irrigation rights — some areas rely on ditch systems or municipal supply.
Why buyers look here
Near Vancouver and the US border, with strong, sustained demand for agricultural and rural land.
ALR & zoning in Surrey
Surrey is part of the Fraser Valley agricultural region. When evaluating farmland here, confirm whether a parcel is in the Agricultural Land Reserve, review local zoning, and verify water rights — these factors shape what the land can be used for and what it's worth.
Important: This information is educational only and is not legal, tax or regulatory advice. ALR status, zoning and water rules can change and depend on the specific parcel — always verify with the relevant BC authorities and qualified professionals.
Surrey Farmland Market Snapshot
Sourced from BC Agricultural Land Commission & StatsCan Census of Agriculture 2021 (2021–2025). Surrey sits in the Fraser Valley. Figures are illustrative benchmarks — verify current values with the source.
| Metric | Fraser Valley |
|---|---|
| Typical acreage price | $120,000 – $220,000+ / acre |
| ALR land in region | 160,865 acres (1.4% of BC ALR) |
| Farms (Census 2021) | 2,470 |
| Dominant agriculture | Dairy, Berries (Blueberries/Cranberries), Poultry, Floriculture, Mushrooms |
| Soil capability | CLI Class 1 – 2 (Prime lowland alluvial silt/clay loam) |
| Primary water source | Sumas & Fraser River alluvial aquifers, municipal ditches, mountain creek licences under WSA |
Highest farmland values in Canada due to Class 1 prime alluvial soils, high gross farm receipts, and intense Metro Vancouver proximity.
How Surrey Compares to Neighbouring Communities
Surrey differs from neighbouring communities in the scale of its ALR holdings and the intensity of development pressure. Compared to Abbotsford, it offers larger parcels and more equestrian acreages but more variable soils; compared to Delta, its farmland is more dispersed across a larger municipality rather than concentrated on lowland peat; and compared to Langley, it carries stronger urban-growth pressure on a larger land base.
Gurjit Ghai, Personal Real Estate Corporation
Surrey holds some of the most contested farmland in the province, and that's the conversation I have with every buyer here. The ALR parcels in South Surrey and Cloverdale are large and genuinely productive, but they sit inside BC's fastest-growing municipality, and that development pressure shapes everything — the price, the long-term risk, and what you can and can't do with the land. The equestrian acreages especially need a careful look at what's a permitted farm use versus what's grandfathered. Before you buy Surrey farmland, let's confirm exactly where the ALR line sits and what the local zoning will actually let you build.
Gurjit Ghai · Licensed BC REALTOR® · Rexara Realty Inc.
Explore the Fraser Valley region
Surrey is part of a broader BC agricultural region. Understanding the regional soil, water and ALR character helps you compare farms across communities and farm types.
Surrey Farm Buying — Frequently Asked Questions
- Is Surrey ALR farmland at risk of development?
- ALR land in Surrey is protected from non-farm use, subdivision and exclusion by the Agricultural Land Commission, but it is under intense development pressure given the city's rapid growth. Exclusion is discretionary and not guaranteed. Confirm the specific parcel's ALR status and any pending applications before buying with development expectations.
- Can I run a commercial equestrian boarding stable in Surrey?
- It depends on the parcel's ALR status and City of Surrey zoning. A personal-use horse property and a commercial boarding or training operation are treated differently, and both ALR rules and municipal zoning can restrict commercial activity. Confirm permitted uses for the specific parcel before relying on a commercial operation.
- How does Surrey farmland compare to Abbotsford?
- Surrey generally offers larger ALR parcels and more equestrian acreages under stronger development pressure, while Abbotsford holds more uniformly high-capability soils with a more concentrated dairy, poultry and greenhouse sector. Surrey's farmland also sits closer to the US border and Metro Vancouver distribution.
- Do Surrey farms rely on municipal water or wells?
- Both. Some Surrey parcels rely on ditch systems or municipal supply, while others depend on wells. Verify well records, irrigation rights and any drainage obligations for the specific parcel — do not assume water availability based on neighbouring properties.
- What should I check before buying rural acreage in Surrey?
- Confirm ALR status and Surrey zoning, verify water rights and well records, check for future development or road plans that could affect the parcel, and review any easements or covenants. Because development pressure is high, these checks matter more in Surrey than in most Fraser Valley communities.
Surrey farms by type
Explore Surrey farmland by the type of operation — each page covers the local soil, water, ALR and due-diligence context specific to that farm type in Surrey.
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Compare Surrey with neighbouring agricultural communities across the Fraser Valley region.
Farms for sale near Surrey
Widen your search across the neighbouring Fraser Valley communities that share the region's soil, water and ALR character but differ in parcel size, price and farm-type mix.
Compare with other BC regions
Surrey sits in the Fraser Valley. BC's other agricultural regions offer different soil, water, climate and price points — useful if you're weighing where to buy.
Speak with a Surrey agricultural specialist
Whether you're buying or selling farmland in Surrey, the first step is understanding what the property is worth in the current market. Request a confidential, no-obligation review — I'll assess water rights, ALR status, soil capability and improvements and give you an honest assessment.
- Confidential and no obligation
- Reviewed by a BC agricultural real estate specialist
- Honest assessment, not a sales pitch
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