City of Maple Ridge
CottonwoodBritish Columbia
Maple Ridge sub-neighbourhood on the western flank of Albion — post-1990 detached + townhouse, Cottonwood Park + Kanaka Creek Elementary, and Golden Ears Bridge access.
8th-busiest park in Metro Vancouver — Cliff Falls, Watershed Stewardship Centre, Bell-Irving Hatchery all walkable from Cottonwood
Crossings jumped from ~41,000/day (Aug 2017) to 50,000+/day by spring 2018 — the commute math rewritten overnight
KEEPS-run hatchery in Kanaka Creek Regional Park — the salmon stewardship anchor for the south slope
City-wide baseline; Cottonwood skews newer than this — the streetscape reads "new Maple Ridge"
The market in Cottonwood
Market snapshot · June 2026
Cottonwood · HPI Benchmark
Benchmark price
$1.10M
Month over month
-0.1%
Year over year
-6.0%
Sales (month)
2,200
Active listings
14,599
Months of inventory
8.1
Fraser Valley Real Estate Board / Greater Vancouver REALTORS composite Home Price Index (HPI) — the industry-standard measure of typical home value, adjusted for property mix. Soft supply (buyers’ territory).
See the Cottonwood HPI chart on Market Insights
Source: Fraser Valley Real Estate Board · Real Estate Board of Greater Vancouver. Composite (all property types). HPI benchmarks are aggregate measures — specific properties may transact above or below.
Recently sold in Cottonwood
Closed and pending sales in Cottonwood over the past 90 days. Live from the board feed.
No recently sold listings in Cottonwood yet — likely a low-velocity micro-market this season.
All recent sales in the portfolio →Just listed in Cottonwood
The newest active listings in Cottonwood. Refreshes from the live MLS feed every 15 minutes.
No active listings in Cottonwood right now — inventory in this micro-market is currently empty.
Browse every active listing in Cottonwood →Open houses in Cottonwood this weekend
Scheduled open houses between Jul 11 and Jul 12. Confirm times with the listing before you go — schedules change.
No open houses this weekend in Cottonwood.
Browse all active listings in Cottonwood →Thinking of selling in Cottonwood?
Knowing what your home is worth in this market is the first move. Bronson sells Cottonwood regularly — start with the seller’s guide, then reach out for a straightforward conversation about your specific street, timing, and what the recent sales nearby actually mean for your number.
Overview
Cottonwood is a Maple Ridge sub-neighbourhood on the western flank of Albion — bounded roughly by Dewdney Trunk Road (north), the Fraser River (south), 240 Street (west), and 232 Street (east). The neighbourhood is part of the broader Albion + Cottonwood residential build-out that has been Maple Ridge's principal growth corridor over the past two decades, anchored by Cottonwood Park + the Kanaka Creek Elementary catchment.
Inventory is predominantly post-1990 detached on conventional 40–55 foot lots, with a meaningful share of post-2000 townhouse complexes and small-lot detached infill. The Maple Ridge Official Community Plan governs zoning; most lots are RS (Maple Ridge single-family) with selective higher-density designations along the Lougheed Highway + 240 Street commercial pockets. Bill 44 SSMUH applies — Maple Ridge adopted compliant zoning bylaws ahead of the June 30, 2024 provincial deadline.
For schools, the in-neighbourhood K–7 catchment anchor is Kanaka Creek Elementary at 11120 234A Street (capacity 542), walkable from the Cottonwood Drive spine. The catchment secondary is Thomas Haney Secondary (23000 116 Avenue) for grades 8–12. Boundary addresses can fall into adjacent catchments. SD #42 (Maple Ridge–Pitt Meadows) operates French Immersion as an application stream. Verify the live SD #42 catchment map for any specific address.
The Golden Ears Bridge at the southern boundary (Highway 17 / Golden Ears Way) is the structural commute feature — connecting Maple Ridge south across the Fraser River to the Township of Langley at Fort Langley + Walnut Grove. By car, Fort Langley village is 10–15 minutes south via the Golden Ears Bridge; Surrey City Centre is 30–40 minutes via Highway 1 + Highway 17; downtown Vancouver is 60–80 minutes via Highway 7 + the bridges.
The future West Coast Express + the existing transit network: West Coast Express commuter rail at Maple Meadows + Port Haney Stations (weekday peak-only, 5 trips each direction to/from Waterfront Station) serves the broader Maple Ridge commute, with bus connections from Cottonwood. By transit, downtown door-to-door is 75–95 minutes depending on the route + WCE timing.
Cottonwood Park provides the local green-space amenity — a Maple Ridge city park with sports fields + playground. Bigger errands typically draw residents to Haney Place Mall (Lougheed Highway + 224 Street) or to Walnut Grove Town Centre across the Golden Ears Bridge.
What you get living here
The things that don't show up in a listing — the standing rituals and quiet anchors that make Cottonwood feel like a place rather than a postal code.
Cottonwood is a neighbourhood that arrived after 2000
Maple Ridge city-wide, only ~17% of homes were built in 2001–2010 and earlier eras dominate — but Cottonwood is the reverse. Cottonwood Ridge at 11252 Cottonwood Drive (81 units, 2011) is the post-millennium product; Cottonwood Village at 11588 232 St (74 units, 1992) is one of the older anchors. The streetscape reads "new Maple Ridge," not heritage core.
Statistics Canada 2021 Census · bccondos.net
Kanaka Creek Elementary at 11120 234A Street is the K–7 anchor
Kanaka Creek Elementary — capacity 542 — sits inside Cottonwood, walkable from the Cottonwood Drive spine; it's the catchment school for most addresses. Secondary catchment is Thomas Haney Secondary (23000 116 Avenue). Verify the live SD #42 catchment map for any specific address.
SD42 — Kanaka Creek Elementary
Golden Ears Bridge rewrote the commute math
The bridge opened June 16, 2009 as Western Canada's first electronic toll bridge; tolls came off September 1, 2017 under the new NDP government. Daily crossings jumped from ~41,000 (Aug 2017) to 48,800 in September and crossed 50,000 by spring 2018. Cottonwood is one of the closest Maple Ridge neighbourhoods to the 113B Ave / Golden Ears Way on-ramp — South-of-Fraser jobs moved inside a reasonable commute, and it shows up in who moved in after 2017.
Wikipedia — Golden Ears Bridge · Maple Ridge News
Kanaka Creek is the everyday dog-walk, not a weekend trip
The 1,100-acre Kanaka Creek Regional Park (Metro Vancouver) runs along the southern edge; the Bell-Irving Hatchery at 11484 256 St (operated by KEEPS) produces a licensed quota of 325,000 chum, 80,000 coho, and 150,000 pink (odd years). Cliff Falls and the Watershed Stewardship Centre are everyday dog-walk territory — and the park drew 610,500 visitors in 2022, the eighth-busiest in Metro Vancouver.
Metro Vancouver Regional Parks · KEEPS — Bell-Irving Hatchery
The Albion border is where the density question lives
The Albion Area Plan update adopted by Maple Ridge Council on October 28, 2025 introduced moderate density increases (townhouses along 248 St) and operationalized provincial Bill 44 small-scale multi-unit rules — up to 3 units on lots under 280 m², 4 units on 280–4,050 m². Cottonwood sits immediately west of Albion's plan boundary, which makes the "what's coming next door" conversation real and live.
City of Maple Ridge — Albion Area Plan · OCP Ch. 10.2
Abernethy Way will connect through
The Abernethy Way Corridor Improvements Project — Council-approved alignment in 2025 along 124 Avenue — extends Abernethy as a four-lane east-west arterial from 232 St to 240 St, stitching Cottonwood directly into the cross-town grid that currently dead-ends. Construction sequencing is the live municipal file for the neighbourhood.
City of Maple Ridge — Abernethy Way Corridor Improvements
Inside Cottonwood
Cottonwood reads as one neighbourhood from a distance, but on the ground the housing fabric is layered. Each piece has its own rules, its own inventory, and its own buyer.
Cottonwood Park area
Around Cottonwood Park + Kanaka Creek Elementary at 11120 234A Street. Post-1990 detached on 40–55 foot lots. Family-buyer demographic concentrates here for the school + park combination.
Read more →South Cottonwood
Southern band toward the Fraser River + Golden Ears Bridge approach. Mix of older detached + post-2000 townhouse + small-lot detached infill. Golden Ears Bridge access at the immediate southern edge.
Read more →North Cottonwood
Northern band along Lougheed Highway. Commercial frontage + small-format retail. Selected mid-rise + townhouse along the corridor under the Maple Ridge OCP.
Read more →Schools
Cottonwood's in-neighbourhood K–7 catchment anchor is Kanaka Creek Elementary (11120 234A Street, capacity 542). The catchment secondary is Thomas Haney Secondary (23000 116 Avenue) for grades 8–12. Boundary addresses can fall into adjacent catchments.
SD #42 (Maple Ridge–Pitt Meadows) operates French Immersion as an application stream. Verify the live SD #42 catchment map for the specific address.
Daily life
Cottonwood Park provides the local green-space amenity — a Maple Ridge city park with sports fields + playground. Bigger errands typically draw residents to Haney Place Mall (Lougheed Highway + 224 Street) or to Walnut Grove Town Centre across the Golden Ears Bridge.
The 240 Street + Lougheed Highway corridors carry the day-to-day commercial frontage. The combination of post-1990 detached + townhouse + Cottonwood Park + the Kanaka Creek Elementary catchment + Golden Ears Bridge access anchors the family-buyer demographic.
Commute math
The Golden Ears Bridge (Highway 17 / Golden Ears Way) at the southern boundary connects Maple Ridge south across the Fraser River to Fort Langley + Walnut Grove. By car, Fort Langley village is 10–15 minutes south; Surrey City Centre is 30–40 minutes via Highway 17 + Highway 1; downtown Vancouver is 60–80 minutes via Highway 7 + the bridges.
West Coast Express commuter rail at Maple Meadows + Port Haney Stations (weekday peak-only, 5 trips each direction to Waterfront Station) serves the broader Maple Ridge commute. Cottonwood addresses access WCE via bus connections to Port Haney Station.
Property types
- Post-1990 detached on 40–55 foot lots
- Post-2000 townhouse complexes (cross-streets + commercial frontage)
- Small-lot detached + townhouse infill
- Bill 44 SSMUH multiplex sites (Maple Ridge 2024 implementation)
- Lougheed Highway + 240 Street commercial frontage
- Established detached (older Cottonwood pre-1990 pockets)
Compare Cottonwood to nearby
Albion →
The adjacent Maple Ridge sub-neighbourhood to the east — Albion trades Cottonwood's western-flank fabric for the eastern Albion core + the Albion Town Centre commercial spine. Albion-side addresses lean toward the Albion Elementary + Garibaldi Secondary catchments rather than Cottonwood's Kanaka Creek + Thomas Haney pairing.
Maple Ridge (parent) →
The broader Maple Ridge parent — Cottonwood is one of several sub-neighbourhoods within the City of Maple Ridge. Cottonwood trades the broader Maple Ridge fabric for the specific Albion + Cottonwood Park + Golden Ears Bridge corridor.
Frequently asked
A few of the questions that come up most often about Cottonwood.
What schools serve Cottonwood?
How does the Golden Ears Bridge affect Cottonwood commutes?
What's the West Coast Express commute pattern?
How does Bill 44 SSMUH apply in Cottonwood?
How does Cottonwood compare to Albion?
What tax exposure should a Cottonwood buyer model?
Nearby areas
The Maple Ridge submarkets
The named City of Maple Ridge submarkets covered in equivalent depth, from the older established core out to the newer subdivisions and acreage edges.
Live MLS® inventory
See every active listing in Cottonwood
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Browse Cottonwood listings →Market data
The current FVREB / REBGV HPI benchmark price for Cottonwood, month-over-month and year-over-year deltas, monthly sales, and active inventory live on a dedicated page with the source citations and methodology.
Cottonwood market data + HPI benchmark →References + tools