City of Maple Ridge
CottonwoodBritish Columbia
Maple Ridge neighbourhood immediately west of Albion: post-1990 detached and townhouse, Kanaka Creek Elementary and Alexander Robinson Elementary, and a short drive to Port Haney Station.
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 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 · September 2026
Cottonwood · HPI Benchmark
Benchmark price
$950K
Month over month
-0.1%
Year over year
-7.1%
Sales (month)
9
Detached, townhouse and apartment only
Active listings
91
Detached, townhouse and apartment only
Greater Vancouver REALTORS® composite Home Price Index (HPI), the industry-standard measure of typical home value, adjusted for property mix. 9 sales on 91 active listings this month, too few to call the market. Over the last 12 months, sales averaged 13.9% of active listings, a balanced market by board convention. Boards call under 12% a buyers’ market and over 20% a sellers’ market.
See the Cottonwood HPI chart on Market Insights
Source: Greater Vancouver REALTORS®. The benchmark is the composite index; sales and active listings count detached, townhouse and apartment homes only. HPI benchmarks are aggregate measures; specific properties may transact above or below.
Market insights · the long view
A in Cottonwood, bought in 2019
Board benchmark across Cottonwood, to September 2026. Not an appraisal of any one home.
Recently sold in Cottonwood
Homes that sold in Cottonwood over the past 90 days, live from the board feed.
See recent sales
A free account shows the sold price, the sale date and days on market. The real estate board lets us show sold prices only to signed-in visitors who agree to its terms.
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.
Browse every active listing in Cottonwood →Open houses in Cottonwood this weekend
Open houses between Oct 31 and Nov 1, from the live MLS feed. 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. 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 the City of Maple Ridge's neighbourhood immediately west of Albion, about 4.6 square kilometres between roughly 233 and 240 Street and 104 and 122 Avenue. It is part of the broader Albion and Cottonwood residential build-out that has been Maple Ridge's principal growth corridor over the past two decades.
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. Bill 44 applies: confirm the lot's zoning with the City before you rely on a multiplex.
Two elementary schools are inside Cottonwood: Kanaka Creek Elementary at 11120 234A Street (capacity 542) and Alexander Robinson Elementary. Thomas Haney Secondary (23000 116 Avenue) is next door, outside the boundary. SD #42 (Maple Ridge–Pitt Meadows) does not publish catchment lines in a form we can read, so use the district's locator to confirm the school for any specific address.
The Golden Ears Bridge is at the west end of Maple Ridge, about 7 kilometres in a straight line and 14 minutes by car from the middle of Cottonwood with clear roads. Port Haney Station is the nearer West Coast Express stop, about 5 minutes by car; Maple Meadows Station is about 12. Waterfront Station in downtown Vancouver is about 55 minutes by car with clear roads.
West Coast Express commuter rail runs five trains each way on weekdays, in commuter hours only. On the September 2026 schedule, Port Haney to Waterfront takes 56 minutes and Maple Meadows takes 50. There is no SkyTrain in Maple Ridge.
Cottonwood has two parks, Alexander Robinson Park and Firefighters Park, and a Save-On-Foods on 240 Street. Bigger errands typically draw residents to Haney Place Mall, about 6 minutes by car.
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
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. The bridge is at the west end of Maple Ridge, about 7 kilometres in a straight line from Cottonwood and 14 minutes by car with clear roads. 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 of 280 m² (3,014 sq ft) or smaller, 4 units above that to 4,050 m² (43,594 sq ft). 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
About 4.6 square kilometres immediately west of Albion, with Kanaka Creek Elementary, Alexander Robinson Elementary and two parks inside it.
Read more →Schools
Which schools are inside Cottonwood, which are next door, and where to confirm the catchment for an address.
Read more →Commute
Drive times from the middle of Cottonwood to the two Maple Ridge stations, the Golden Ears Bridge and Waterfront Station, and the train times from each station.
Read more →Schools
Kanaka Creek Elementary (11120 234A Street, capacity 542) and Alexander Robinson Elementary are inside Cottonwood. Thomas Haney Secondary (23000 116 Avenue) is next door.
SD #42 (Maple Ridge–Pitt Meadows) does not publish catchment lines in a form we can read. Use the district's locator for the specific address.
Daily life
Alexander Robinson Park and Firefighters Park are inside Cottonwood. Bigger errands typically draw residents to Haney Place Mall, about 6 minutes by car, or to Walnut Grove Town Centre across the Golden Ears Bridge.
There is a Save-On-Foods on 240 Street for day-to-day errands.
Commute math
The Golden Ears Bridge is at the west end of Maple Ridge, about 14 minutes by car from the middle of Cottonwood with clear roads. Waterfront Station in downtown Vancouver is about 55 minutes by car.
West Coast Express commuter rail runs five trains each way on weekdays. Port Haney Station is about 5 minutes by car from Cottonwood, and Port Haney to Waterfront takes 56 minutes on the September 2026 schedule.
Property types
- Post-1990 detached on 40–55 foot lots
- Post-2000 townhouse complexes (cross-streets and commercial frontage)
- Small-lot detached and townhouse infill
- Bill 44 multiplex sites (check the zoning of the lot)
- Lougheed Highway and 240 Street commercial frontage
- Established detached (older Cottonwood pre-1990 pockets)
Compare Cottonwood to nearby
Albion →
The adjacent Maple Ridge neighbourhood to the east: Albion starts at about 240 Street, and its schools include Samuel Robertson Technical Secondary. Confirm any address in the School District 42 locator.
Maple Ridge (parent) →
The broader Maple Ridge parent: Cottonwood is one of 24 neighbourhoods OpenStreetMap maps inside the City of Maple Ridge.
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 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
Filter by price, beds, lot size, year built, and more — saved searches, email alerts, and the full live feed.
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 →More on Cottonwood
References + tools