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Pitt Meadows

Pitt Meadows is a separate city from Maple Ridge, and 78% of its land is farmland reserve, so the housing sits in one small area around Harris Road. The two cities share a school district, but zoning, taxes and geography differ.

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Pitt Meadows, framed on the city boundary. The built-up area is in the south, around Harris Road and the rail line. Farmland fills most of the rest, and Pitt Lake is at the top.

Four places that make up the city

The Town Centre on Harris Road

The Official Community Plan defines the Town Centre as the denser commercial and residential area around Harris Road, from Lougheed Highway to 119 Avenue. City Hall is at 12007 Harris Road and Pitt Meadows Elementary at 11941 Harris Road. The West Coast Express station is at 12280 Harris Road, on the south side of the rail tracks, about 600 metres from City Hall. The plan says growth is generally restricted to the highland part of the city, so this is where new housing goes.

Osprey Village

Osprey Village is the waterfront village on Barnston View Road, beside Waterfront Commons Park. The plan names it and asks that its existing character be kept.

The Pitt Polder and the farmland

Most of the city is farmland. The plan says 78% of Pitt Meadows land is in the Agricultural Land Reserve. Dutch farm families working in the Pitt Polder after the Second World War reclaimed much of it, and dikes still keep it dry. The city ranks sixth among British Columbia municipalities for agricultural production and produces about 20% of the province's blueberries.

The airport

Pitt Meadows Regional Airport is on the western side of the city. The Pitt Meadows Airport Society, a not-for-profit, owns and operates it. From the middle of the airport site it is about 1.8 kilometres to City Hall and about 2.2 kilometres to the station. Noise contours were not checked for this guide, so look up the specific address.

Market snapshot · October 2026

Pitt Meadows · HPI Benchmark

Benchmark price

$833K

Month over month

-1.9%

Year over year

-4.0%

Sales (month)

30

Detached, townhouse and apartment only

Active listings

79

Detached, townhouse and apartment only

Months of inventory

3.6

Active listings divided by average monthly sales over the past 12 months, so it will not equal this month’s active listings divided by this month’s sales.

Greater Vancouver REALTORS® composite Home Price Index (HPI), the industry-standard measure of typical home value, adjusted for property mix. Sales were 38.0% of active listings in the month, a sellers’ market by board convention. Boards call under 12% a buyers’ market and over 20% a sellers’ market.

See the Pitt Meadows 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.

Schools: School District 42

The farmland and the town have different elementary schools. On the district’s 2019 elementary map, Highland Park Elementary (18961 Advent Road) covers the farmland to the west and north. Pitt Meadows Elementary (11941 Harris Road), Davie Jones Elementary (12030 Blakely Road) and Edith McDermott Elementary (12178 Bonson Road) cover the built-up south.

Pitt Meadows Secondary (19438 116B Avenue) is the city’s one secondary school. The district began building a replacement on the site in September 2026, so ask what that means for the years your child will attend.

Check the exact address on the School District 42 school locator before you pay for a catchment. The locator shows the designated school, but a full school may not take your child.

The reserve decides what a parcel is

A farmland acreage and a town lot are different products, and the reserve decides which one you are buying. Reserve parcels follow the Agricultural Land Commission Act: subdividing needs the Commission’s approval, and many non-farm uses need an application.

Check the parcel on the Commission’s map first. The BC ALR acreage guide covers what to ask.

The dikes are part of the purchase

Much of the city is floodplain, so ask for the flood construction level before you plan a build. The plan records major floods in 1894 and 1948. Dikes along the Fraser, Pitt and Alouette rivers, with pump stations, protect the diked area. The flood construction level is the height at which the underside of a habitable floor must sit.

The West Coast Express runs at rush hour only

The train works if your day starts and ends on its schedule. Five trains leave Pitt Meadows for Waterfront Station on weekday mornings, between 5:54 a.m. and 7:54 a.m., and take about 46 minutes. Five return from Waterfront between 3:50 p.m. and 6:20 p.m. and reach Pitt Meadows 44 minutes later. Nothing runs at midday, in the evening or on weekends.

Maple Meadows station, the next stop east, is at 20010 Dunn Avenue in Maple Ridge. The City designated transit-oriented areas around both stations on June 25, 2024.

Zoning and the foreign buyer tax

The City adopted its Official Community Plan on September 27, 2022 (Bylaw 2864). Bill 44 allows three or four units on most single-family lots inside the urban containment boundary, and up to six within 400 metres of a frequent transit bus stop. Confirm zoning and servicing with the City before you count units on any lot.

Pitt Meadows is in Metro Vancouver, a specified area for the 20% additional property transfer tax. The ordinary property transfer tax brackets and exemptions apply as well.

How this guide was measured

The map frames the OpenStreetMap outline of the City of Pitt Meadows, read on October 17, 2026. Distances are straight lines between OpenStreetMap points. Train times come from TransLink’s schedule page. School addresses come from School District 42, and catchments from its 2019 elementary and 2018 secondary maps. Farmland, flood, airport and Town Centre statements come from the City’s Official Community Plan.

Prices, drive times, tax rates and airport noise are not stated here because no source ties a figure to Pitt Meadows alone. The area page shows the live board numbers.

Frequently asked questions

What is the difference between Pitt Meadows and Maple Ridge?

They are two separate cities, each with its own council and Official Community Plan. They share School District 42 (Maple Ridge-Pitt Meadows). Pitt Meadows is the one on the west, bounded by the Pitt River, the Fraser River and Pitt Lake. Its eastern edge is close to Maple Meadows West Coast Express station, which is in Maple Ridge about 200 metres outside the city boundary.

How does the West Coast Express work from Pitt Meadows?

Five trains run to Waterfront Station on weekday mornings and five run back on weekday afternoons and evenings. Westbound trains leave Pitt Meadows between 5:54 a.m. and 7:54 a.m. The ride to Waterfront takes about 46 minutes. Eastbound trains leave Waterfront between 3:50 p.m. and 6:20 p.m. and reach Pitt Meadows 44 minutes later. There is no midday, evening or weekend train, so check the schedule against your working hours. The station is at 12280 Harris Road.

Which schools serve Pitt Meadows?

Pitt Meadows is in School District 42. Pitt Meadows Secondary at 19438 116B Avenue is the city's one secondary school, and the district is building a new one on the site, with construction starting in September 2026. The district's elementary map from 2019 gives Highland Park (18961 Advent Road) the farmland to the west and north, and gives Pitt Meadows (11941 Harris Road), Davie Jones (12030 Blakely Road) and Edith McDermott (12178 Bonson Road) the built-up south. Edge streets differ, so check the address on the district's school locator.

How much of Pitt Meadows is farmland reserve?

The Official Community Plan says 78% of the city's land is in the Agricultural Land Reserve. A reserve parcel follows the Agricultural Land Commission Act: subdividing needs the Commission's approval, and many non-farm uses need an application. Check the parcel on the Commission's map before you rely on any use.

Is flood risk a real issue in Pitt Meadows?

Yes. The plan records two major floods, in 1894 and 1948. Dikes along the Fraser, Pitt and Alouette rivers protect the diked area, with pump stations draining it. The plan commits the City to update its flood construction levels, which set how high the floor of a habitable building must sit in the floodplain. Ask the City for the mapping and the level that applies to the parcel before you plan a build or a major renovation.

How does Bill 44 apply in Pitt Meadows?

The City adopted bylaws to permit small-scale multi-unit housing inside the urban containment boundary. In most neighbourhoods that allows three or four units on a single-family or duplex lot, depending on lot size, and up to six within 400 metres of a frequent transit bus stop. The City also designated transit-oriented areas around the Pitt Meadows and Maple Meadows stations on June 25, 2024 (Bylaw 2989). Reserve land is outside this and stays under the Agricultural Land Commission.

Does the foreign buyer tax apply in Pitt Meadows?

Yes. Pitt Meadows is in Metro Vancouver, a specified area for the 20% additional property transfer tax. The ordinary property transfer tax brackets apply as well, and you can run your own price through the calculator linked below.

Looking at Pitt Meadows?

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Bronson Job PRECMomentum Realty Inc.

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I’m Bronson Job, a REALTOR® (PREC) with Momentum Realty Inc., so I earn a commission when I help someone buy or sell. These guides are general information, not advice on your specific situation, and I take no payment from any third party named in them. How I verify

Sources (15)

Last checked October 17, 2026. Text and figures are licensed Creative Commons Attribution 4.0.