Chilliwack River Estates
A 76-site park on the Chilliwack River, 15 minutes from Cultus Lake, offered for the first time since it was built in 1976.
Why this park
76 sites, all rented
Every site is rented on the August 31, 2027 rent roll, at an average of $577.69 a month.
A rare offering
Parks in the Lower Mainland rarely come up for sale. This one is on the Chilliwack River, 6 minutes to Vedder Crossing, 15 to Cultus Lake and 1 hour 25 min to Vancouver.
First time offered for sale
The original developer built the park in 1976 and is selling it for the first time.
Consistent upkeep
Septic tanks pumped every year since 1976, more often than advised. Electrical operating permit always on file. Water tested by a contractor, power lines inspected yearly.
$66,403 a year beyond site rent
The store is on a new five-year licence from August 2026 at $3,600 a month. Two apartments and ten RV storage spots add the rest.
Share or asset purchase
The vendor is open to a share or asset sale.
Video
Gallery
The numbers
The net operating income is the August 2027 run rate, with every scheduled rent increase in place, on the expenses the seller reported.
Income comes from site rent, the store licence, two apartments and ten RV storage spots. The full operating statement is in the brochure.
Get the brochureThe park
- Sites 2 to 77, all rented
- Commercial building: store, two apartments, office and laundry
- Visitor parking at the store, beside site 77 and beside site 33
- Mailboxes, by the store parking
- RV storage, 10 spots, behind sites 72 to 75
- Chilliwack River
Illustration drawn from the park's 1981 site plan and recent aerial photos. Positions are approximate. There is no site 1.
Infrastructure
Water
Two on-site wells and a pump house. A water contractor runs the treatment and testing. The pump house was rebuilt about six years ago, and the October 2026 water test was clean.
Sewage
On-site septic systems, each serving three or four homes, with pumps moving effluent to the fields. Every tank has been pumped each year since the park was built in 1976.
Electrical
Overhead lines on park-owned poles and transformers, and each home has its own BC Hydro account. Service is believed to be 70 to 200 amps per site. All 11 poles passed a line contractor's inspection in March 2026.
Roads and grounds
Paved internal roads and a perimeter fence that was recently replaced. Riprap bank protection runs along the river.
Park facts
- Address
- 46484 Chilliwack Lake Road, Chilliwack, BC
- Jurisdiction
- Fraser Valley Regional District, Electoral Area E
- Zoning
- MHP (Manufactured Home Park), Zoning Bylaw 1638
- Community plan
- Rural, Official Community Plan Bylaw 1115
- Sites
- 76, numbered 2 to 77, all rented
- Site area
- 7.74 ha (19.12 acres) on two titles
- Year built
- 1976
- Homes
- Owned by the residents. The park owns none.
- Community
- 19 and over, small pets allowed under the park rules
- Commercial building
- Store, two apartments, office and laundry
- Water and sewage
- Two wells, on-site septic
- Electrical service
- Believed to be 70 to 200 amps per site
Location
The park is on Chilliwack Lake Road in the Chilliwack River Valley, at the eastern edge of the Lower Mainland. Vedder Crossing's shops and services are 6 minutes away, Cultus Lake is 15, and Highway 1 connects to Abbotsford, Langley and Metro Vancouver.
| Vedder Crossing | 6 min |
| Highway 1 at Vedder Road | 13 min |
| Chilliwack City Hall | 15 min |
| Cultus Lake | 15 min |
| Abbotsford International Airport | 47 min |
| Township of Langley | 1 hour 3 min |
| Vancouver, at Boundary Road | 1 hour 25 min |
Driving times without traffic, from OpenStreetMap routing.
Scroll sideways to see the whole map.
Scroll sideways to see the whole map.
Zoning and floodplain
The park is zoned MHP (Manufactured Home Park) under FVRD's Zoning Bylaw 1638 and designated Rural in its Official Community Plan. FVRD's Mobile Home Park Bylaw 103 (1978) also still applies.
Part of the park sits inside FVRD's floodplain setback along the Chilliwack River. FVRD confirmed in writing in October 2026 that the setback line here is the erosion setback line from Northwest Hydraulic Consultants' 2016 study, shown on Map 6 of Floodplain Management Bylaw 1669.
Existing homes inside the line can stay where they are. New and replacement homes have to go on the land side of it. Upkeep and minor repairs are fine. Major repairs (over 25% of a home's assessed value), additions and rebuilds inside the line may not be approved.
FVRD's map shows where the line runs, and the brochure shows it on the site plan. Homes close to the line may need a survey to confirm which side they sit on. FVRD expects finalized Chilliwack River flood mapping by the end of 2026, and it may move the lines.
The park is also in two development permit areas: Chilliwack River DPA 2-E for river hazards and Riparian Areas DPA 5-E. Building, additions or land alteration within 30 m of a watercourse need a riparian assessment by a qualified environmental professional.
FVRD documents
The links open FVRD's own copies.
- FVRD map, 46484 Chilliwack Lake Road (October 2026)
The erosion setback line and the 100-year erosion line. PDF. - Floodplain Management Bylaw No. 1669, 2022
Map 6 shows the setback line at the park. PDF. - Hazard Acceptability Thresholds for Development Approvals
Page 10, Table 9 covers repairs and rebuilds inside the erosion setback line. PDF. - Zoning Bylaw 1638, section 9.6, Manufactured Home Park zone
FVRD's online zoning bylaw. - Official Community Plan, Bylaw 1115 (Areas E and H)
Go to DPA 2-E or DPA 5-E. PDF. - Mobile Home Park Bylaw No. 103, 1978
Scanned PDF. - Northwest Hydraulic Consultants, Chilliwack River Erosion Setback Line Update, Wilson Rd to Baker Trails (January 22, 2016)
The study behind the line. PDF, about 60 MB.
How to buy
- 01Get the brochureSend the form below. The brochure has the full operating statement and the floodplain line drawn on the site plan.
- 02Sign the confidentiality agreementTick the box on the form and I will send it to you.
- 03Go through the data roomOnce the agreement is signed, you get access to the documents listed below.
- 04Tour the parkBy appointment with me only. Please don't visit on your own or approach residents or staff.
- 05Make an offerOffers are reviewed as they come in. There is no offer date.
In the data room
- Site-by-site rent roll
- Title searches and registered charges
- FVRD correspondence and maps
- Insurance policy
- Water test results
- Power line inspection
- Park rules
- Property tax notice
- Original drawings and the site plan
- More photos
Get the brochure
The full operating statement, the site plan with the floodplain line, infrastructure and location, in one PDF.
Rather talk it through? Call 778 836 1480.