South Meadows is the part of Pitt Meadows that runs down toward the Fraser River. It takes in the riverside village of Osprey Village, the newer streets of Bonson’s Landing, and established detached neighbourhoods around Wildwood Crescent and 116 Avenue. If you want a newer townhome with trails out the door, or a family home within walking distance of the high school and the Athletic Park, South Meadows is usually where Pitt Meadows buyers end up looking.
I’m Russ Macnab, and I’ve been selling homes in Pitt Meadows and Maple Ridge for 18 years. This guide covers the different pockets of South Meadows, what homes are selling for, and what to know before you buy or sell here.
Where Is South Meadows?
South Meadows is one of five MLS sub-areas in Pitt Meadows, alongside Central, Mid, West and North Meadows. It covers the south side of the city between the town centre and the Fraser River, and it’s the sub-area where Osprey Village and Bonson’s Landing are listed.
Streets you’ll see in South Meadows listings include Bonson Road, Barnston View Road, Fraser Way, Sutton Avenue, Hammond Road, Blakely Road, Alouette Boulevard, North Wildwood Crescent and the 115A to 117A Avenue blocks. That spread is why South Meadows prices vary so much: a riverside townhome and a detached home on a 65-foot lot are both “South Meadows.”
The Pockets Within South Meadows
Osprey Village
Osprey Village is a planned, walkable riverside village on the Fraser. It has a small main street with shops and cafés, live-work units where owners live above their businesses, and a community hall by the river park. Most of the housing is townhomes and smaller detached homes, in complexes like Coho, Shoreline, Kingfisher and Osprey along Barnston View Road and Fraser Way. More on homes for sale in Osprey Village.
Bonson’s Landing and South Bonson
Bonson’s Landing is the newer area off Bonson Road beside the dyke trails, with townhome communities like Nature’s Walk on Sutton Avenue and newer detached homes. It’s also home to the Pitt Meadows Athletic Park and arena at 11431 Bonson Road. See the Bonson’s Landing hub for homeowner resources.
Wildwood and the established streets
North of the newer developments are the established detached streets: North Wildwood Crescent, 194A and 195A Street, 116A and 116B Avenue, Shingle Bolt Crescent and the blocks around Pitt Meadows Secondary. Expect a mix of original homes and renovations, with some of the larger residential lots in the south end. Recent listings here have included lots around 73 by 100 feet and 65 by 137 feet.
What Homes Cost in South Meadows
| South Meadows, October 2026 | Figure |
|---|---|
| Median sale price (all home types) | $1,020,000 |
| Homes sold in October | 9 |
| Median days on market | 28 |
| Median sale-to-list ratio | 97.5% |
| Detached listings, early November | About $1.05M to $1.7M |
With only a handful of sales each month, the South Meadows median can jump around depending on whether more townhomes or houses sold. For context, the Pitt Meadows detached benchmark was $1,172,600 in October and the townhouse benchmark was $731,800. The latest Pitt Meadows market update has the full picture.
Want a number for your own home? I’ll put together a free, no-pressure evaluation based on recent South Meadows sales.
South Meadows Homes for Sale Right Now
Want the full list with filters and price alerts? See every listing on the South Meadows homes for sale page.
Every South Meadows listing currently on MLS®, updated automatically, newest first. Want to know what a home is really worth, or hear about South Meadows homes before they hit the market? Call or text Russ at 604-763-8196, or browse all Pitt Meadows houses for sale.
110 19451 Sutton Avenue
Pitt Meadows
V3Y 0G6
$914,900
Residential
beds: 3
baths: 3.0
1,403 sq. ft.
built: 2025
- Status:
- Active
- Prop. Type:
- Residential
- MLS® Num:
- R3177565
- Bedrooms:
- 3
- Bathrooms:
- 3
- Year Built:
- 2025
- Photos (23)
- Schedule / Email
- Send listing
- Mortgage calculator
- Print listing
Schedule a viewing:
- Property Type:
- Residential
- Dwelling Type:
- Townhouse
- Home Style:
- 3 Storey, Three Or More Levels
- Ownership:
- Freehold Strata
- Common Interest:
- Condominium
- Year built:
- 2025 (Age: 1)
- Living Area:
- 1,403 sq. ft.
- Building Area - Total:
- 1,403 sq. ft.
- Levels:
- Three Or More
- Bedrooms:
- 3 (Above Grd: 3)
- Bathrooms:
- 3.0 (Full:2/Half:1)
- Taxes:
- $0 / -
- Lot Features:
- Central Location, Lane Access, Private, Recreation Nearby
- Outdoor Area:
- Balcony
- Plan:
- BCP50931, EPS4187
- Name of Complex/Subdivision:
- Nature's Walk
- Construction Materials:
- Frame Wood, Fibre Cement (Exterior), Wood Siding
- No. Floor Levels:
- 3.0
- Floor Area Fin - Above Main:
- 664 sq. ft.
- Floor Area Fin - Above Main 2:
- 0 sq. ft.
- Floor Area Fin - Main:
- 616 sq. ft.
- Floor Area Fin - Total:
- 1,403 sq. ft.
- Cooling:
- Central Air, Air Conditioning
- Fireplaces:
- 0
- # Of Garage Spaces:
- 2.0
- Parking Features:
- Tandem, Guest, Front Access
- Parking:
- Tandem, Guest
- Parking Total/Covered:
- 2 / 2
- Road Surface:
- Paved
- Pool Features:
- Outdoor Pool
- Spa Features:
- Swirlpool/Hot Tub
- Vaulted Ceiling(s)
- Playground, Balcony
- Outdoor Pool, Central Air, Playground, Clubhouse, Exercise Centre, Recreation Facilities, Swirlpool/Hot Tub
- PARTIAL MOUNTAIN VIEW
- Clubhouse, Exercise Centre, Recreation Facilities, Trash, Maintenance Grounds, Management, Snow Removal
- Shopping Nearby
- Smoke Detector(s), Fire Sprinkler System
- 1
- Air Conditioning, Swirlpool/Hot Tub, Vaulted Ceiling(s), Smoke Detector(s), Fire Sprinkler System
- Outdoor Pool, Air Conditioning, Dishwasher, Refrigerator, Microwave, Clubhouse, Exercise Centre, Cooling, Swirlpool/Hot Tub
- Washer/Dryer, Dishwasher, Disposal, Refrigerator, Stove, Microwave, Oven
- Association Fee:
- $353.15
- Age Restrictions:
- No
- GST Included:
- No
- Tax Utilities Included:
- false
- By-Law Restrictions:
- Pets Allowed With Restrictions
- Pets Allowed:
- Cats OK, Dogs OK, Number Limit (Two), Yes With Restrictions
- Cats:
- Cats OK
- Dogs:
- Dogs OK
- Home Owners Association:
- Yes
- Land Lease:
- No
- Utilities:
- Electricity Connected, Natural Gas Connected, Water Connected
- Sewer:
- Public Sewer
-
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- The Macnabs Team
- REAL Broker Vancouver
- Email us
- info@themacnabs.com
Living in South Meadows
- Schools: Pitt Meadows Secondary is on 116B Avenue, right in South Meadows. The city is part of School District 42 (Maple Ridge–Pitt Meadows); check elementary catchments for a specific address with SD42.
- Athletic Park: four diamonds, five full soccer fields plus two mini fields, tennis and sport courts, a playground and a community garden. The $12.3M expansion is adding turf fields and a covered sport box.
- Trails: the dyke trail along the Fraser is the backbone of the area, with regional pathways that make it easy to walk or cycle well beyond the neighbourhood.
- Getting around: the Golden Ears Bridge is a few minutes away for Langley, Surrey and Highway 1, the Lougheed Highway runs west to Coquitlam, and the West Coast Express stops at Pitt Meadows Station on Harris Road.
Flood Protection and the Dikes
South Meadows sits on low-lying land beside the Fraser River, protected by the dike system that protects much of Pitt Meadows. It’s not a reason to avoid the area, but it’s worth knowing: check the City of Pitt Meadows floodplain information for any address you’re considering, and ask your insurer about overland flood coverage before you remove subjects.
Who South Meadows Suits
- Families who want to walk to the high school, the arena and the Athletic Park.
- Townhome buyers who want newer construction and trails out the door, especially in Osprey Village and Bonson’s Landing.
- Move-up buyers looking for a detached home on a real lot without leaving Pitt Meadows.
- Commuters heading south or east over the Golden Ears Bridge.
Selling a Home in South Meadows
Because South Meadows mixes riverside townhomes, newer complexes and established detached streets, your buyer depends on which pocket you’re in. An Osprey Village townhome competes with other village listings and draws downsizers and young couples; a Wildwood Crescent house competes with detached homes across Pitt Meadows and draws move-up families. Pricing off the right comparables, not a city-wide average, is what gets a South Meadows home sold well.
If you’re thinking about selling, my Pitt Meadows selling FAQ covers the common questions, and I’m happy to walk through your home with you.
South Meadows FAQ
Is Osprey Village part of South Meadows?
Yes. On the MLS, Osprey Village and Bonson’s Landing are both listed under South Meadows, so when you search South Meadows listings you’re seeing those pockets plus the established detached streets around Wildwood Crescent and 116 Avenue.
How much does a home cost in South Meadows?
It depends heavily on type. The median sale price across all South Meadows homes was $1,020,000 in October 2026, based on nine sales. Detached houses listed in early November ranged from about $1.05 million to $1.7 million, while townhomes in complexes like Nature’s Walk and Coho sit well below that.
What schools are in South Meadows?
Pitt Meadows Secondary is on 116B Avenue, inside South Meadows. Elementary catchments vary by street, so check a specific address with School District 42 before you buy.
Is South Meadows in a flood zone?
Much of Pitt Meadows sits on low-lying land protected by dikes along the Fraser and Pitt rivers, and South Meadows borders the Fraser. It’s worth checking the City’s floodplain information for a specific address and asking your insurer about overland flood coverage before you buy.
Sources: South Meadows October 2026 sales figures from Zealty (MLS® data); early-November listing range from REW.ca; Pitt Meadows benchmarks from Greater Vancouver REALTORS®; Athletic Park facilities from the City of Pitt Meadows. Figures change monthly. Russ Macnab PREC*, REALTOR®, The Macnabs Team, Real Broker.