Cloverdale: Small-Town Feel Inside Surrey's Boundaries

Written by Rob Visnjak, Personal Real Estate Corporation | Oakwyn Realty Ltd. | Published October 8, 2026

Cloverdale, Surrey has a historic town centre, a rodeo, and a lot of newer housing to the north in Clayton. It’s also one of the few parts of Surrey where the Fraser Valley Real Estate Board publishes its own price figures. If you’re considering a move here, the questions that matter are who lives here, how it compares to the rest of Surrey, what’s planned, and what homes cost. Here’s what the official sources say.

Cloverdale, Surrey at a glance

The City of Surrey describes Cloverdale as a mix of historic and newer neighbourhoods, such as West Cloverdale and Clayton Heights. It’s home to the annual Cloverdale Rodeo. It borders Langley to the east, with 160 Street to the west and 48 Avenue to the south.

Source: City of Surrey, Cloverdale Neighbourhood Profile, 2021 Census Data. The profile’s summary box shows 75,355; the profile text and the City’s 2025 Housing Needs Report use 73,355, which is used here. Surrey figures are the profile’s comparison values.

The takeaway: Cloverdale is Surrey’s third-largest community. Its average household income is above the Surrey average, and fewer residents take transit to work, so most households here drive.

Town centre, Clayton and what’s planned

Cloverdale has two different feels: the historic town centre around the fairgrounds, and newer, denser housing in Clayton to the north. The City lists several ongoing land-use plans that affect the area, including the Cloverdale Town Centre Plan, the Clayton Corridor Plan and the 196 Street Plan.

The Surrey Langley SkyTrain extension includes a Clayton station along Fraser Highway, and the Province expects the line to open in late 2029. For how transit could affect values, see what SkyTrain means for Surrey property values.

What this means for buyers: near the planned station and along the corridors, expect change, including taller buildings, construction and new roads. Check the City’s plans for any address you’re serious about.

Already own in Cloverdale and wondering what it’s worth? Start with a number. Get my free home value estimate.

What homes cost in Cloverdale

FVREB reports a Cloverdale area separately from the rest of Surrey. That makes this a closer match than most neighbourhood figures, but it still covers more than the historic town centre.

Source: Fraser Valley Real Estate Board, MLS® Summary and MLS® Home Price Index, September 2026 (Package202609). Surrey - Cloverdale area (FVREB’s Cloverdale reporting area); not Cloverdale’s town centre alone. Sales-to-active ratios are calculated from FVREB figures. The benchmark describes a typical home, not any particular property, and isn’t a forecast.

How to read that:

• Townhouses were the most contested type in Cloverdale (20.3% sales-to-active), which fits the Clayton townhouse supply.
• Detached and townhouse benchmarks were close to Surrey-wide levels. The FVREB benchmarks for central Surrey were $1,304,100 detached and $749,600 townhouse, compared with $1,317,200 and $754,300 in Cloverdale.
• Prices were lower than a year ago for every home type.

For the wider picture, see average home price in Surrey and my Surrey market update. For townhouse buyers, see buying a townhouse in Surrey.

Housing rules and suites

Provincial small-scale multi-unit housing rules apply in Surrey as well. On many lots, more units or suites may be possible, subject to City zoning and permits. See what Bill 44 means in Surrey and secondary suite rules in Surrey. Parts of Cloverdale also border agricultural land; see ALR rules in Surrey.

Want to compare Cloverdale homes against recent solds? Book a no-pressure chat with Rob.

Schools in Cloverdale (Surrey Schools, SD36)

Schools are run by the Surrey School District (SD36). In growth areas like Clayton, catchments and enrolment change often.

• I don’t rank schools. Online ratings aren’t from the school district.
• Check the exact address with Surrey Schools (use its school locator) before you write an offer.

Cloverdale vs nearby areas

Sources: City of Surrey 2021 neighbourhood profiles; Township of Langley population estimates; FVREB September 2026. Benchmarks are for the reporting areas named, not the neighbourhoods themselves.

Cloverdale borders Langley, so many buyers compare both. See Langley vs Surrey, the Brookswood and Willoughby guides, and best neighbourhoods in Surrey.

FAQ

Is Cloverdale part of Surrey? Yes. Cloverdale is one of the City of Surrey’s six communities.

How many people live in Cloverdale? 73,355 in the 2021 Census, about 13% of Surrey’s population.

Is Clayton part of Cloverdale? The City of Surrey’s Cloverdale profile includes Clayton Heights as one of Cloverdale’s neighbourhoods.

What’s the average home price in Cloverdale? FVREB’s September 2026 benchmark for its Cloverdale area was $1,317,200 detached, $754,300 townhouse and $506,700 apartment.

Will SkyTrain come to Cloverdale? The Surrey Langley SkyTrain extension includes a Clayton station and is expected to open in late 2029.

Conclusion

Cloverdale gives you a historic town centre and a newer, growing north end in one community, with prices close to Surrey-wide levels. Most households drive, and the planned Clayton station and corridor plans will change parts of the area over the next decade. Before you offer, check the City’s plans near the address, the school catchment and recent solds for that home type.

What happens next: When you book a chat, we go over your budget, the parts of Cloverdale you’re looking at and your timing. Then I pull recent sold and active listings for that home type and we look at what’s planned nearby. There’s no cost and no obligation. Book a no-pressure chat with Rob.

This article is general information based on publicly available data as of October 2026. It isn’t financial, legal, or tax advice, and it isn’t an appraisal. Land-use plans, zoning, school catchments and housing rules are set by the City of Surrey, the Surrey School District and the Province of B.C., and can change; confirm before you buy. For advice on your situation, talk to a licensed professional. Rob Visnjak Personal Real Estate Corporation, Oakwyn Realty Ltd.