FRASER VALLEY LAND DEVELOPMENT SPECIALIST
Sites, Assemblies & Off-Market Development Opportunities — Across the Fraser Valley
Helping property owners, developers, builders, and investors transact development opportunities throughout Mission, Abbotsford, Chilliwack, Langley, Surrey, Maple Ridge, Pitt Meadows, and Harrison Hot Springs. 16 years of local market experience. Medallion Club. Top 2% Fraser Valley Realtor.
🏡 I own property — what's my land worth to a developer?Free, confidential development evaluation covering zoning, OCP, ALR status, and comparables. Request my free evaluation |
🏗️ I'm a developer or builder — show me opportunities.Get notified of off-market multi-family, townhouse, mid-rise, and land assembly sites. Join the developer list |
THE BIG OPPORTUNITY
Discover Your Land's Development Potential
Many Fraser Valley homeowners don't realize their property may be worth significantly more to a developer than to a homebuyer. Find out what your land could be worth — free, confidential, no obligation.
Get my land valueABOUT ALISON
ALISON STEBBINGS, PREC
Born and raised in the Fraser Valley.
I bring a deep-rooted passion for this region and extensive local knowledge to my work as a Realtor specializing in land development. With over 16 years of real estate experience at Sutton Group West Coast Realty, my goal is to exceed every client's expectations through expertise, strategy, and commitment.
Throughout my career I've been honored to receive multiple awards including the prestigious Diamond Award and Rifo Frontier Award. I was inducted into the Medallion Club in 2015 and recognized in the Top 2% of Realtors in the Fraser Valley in 2023.
My strong developer network and database allow me to connect buyers and sellers efficiently, maximizing property potential through smart land-use planning and development strategy.
Call or text: 604-302-8442 | Email: alisonlstebbings@gmail.com
WHY A SPECIALIST?
Why Hire a Development Realtor Instead of a General Agent?
Selling to a developer is a different game than selling to a family. Developers underwrite your land based on what they can build on it — density, height, frontage, servicing, ROI — not on residential comparable sales. The math difference is often six or seven figures.
LOCAL EXPERTISE
Local market knowledgeIn-depth expertise in zoning, development regulations, and Fraser Valley market trends. |
IDENTIFICATION
Property identificationSkilled in identifying profitable development opportunities aligned with your goals. |
PROCESS
Navigating complex processesStreamlining zoning, environmental, and permitting requirements. |
NETWORK
Professional networkStrong relationships with planners, engineers, and municipal professionals. |
STRATEGY
Risk managementProtecting your investment through sound strategy and market foresight. |
NEGOTIATION
Negotiation skillsAchieving optimal results through strategic and informed deal-making. |
FOR SELLERS
Thinking About Selling a Property With Development Potential?
Many Fraser Valley homeowners don't realize their property may be worth significantly more to a developer than to a homebuyer. As Official Community Plans evolve and densification expands across Mission, Abbotsford, Chilliwack, Langley, Surrey, and Maple Ridge, properties that were once "just a house on a lot" are quietly becoming townhouse sites, multi-family parcels, and mid-rise development opportunities.
Developers are actively buying:
- Corner lots and properties with strong frontage
- Lots adjacent to transit, schools, parks, and commercial corridors
- Parcels designated in the OCP for higher density
- Land assembly candidates — neighbouring properties combining into a viable site
- Properties in growth corridors and infill areas
- ALR exclusion candidates at the edge of the urban containment boundary
FOR DEVELOPERS, BUILDERS & INVESTORS
Development Opportunities Across the Fraser Valley
I work with active developers, builders, and investors looking for townhouse development land, multi-family sites, mid-rise opportunities (including Mission's Mid-Rise Residential Plus designation), land assemblies, builder lots, and off-market opportunities sourced through 16 years of relationships across the Valley.
TOWNHOUSE
Townhouse development land0.5–3 acre parcels with multi-family OCP support. Active across Mission, Abbotsford, Chilliwack, Surrey, and Langley. |
MULTI-FAMILY
Multi-family sitesWood-frame 4-storey parcels, transit and commercial proximity, OCP support for stacked or apartment forms. |
MID-RISE
Mid-rise & Mid-Rise Residential PlusTown-centre and corridor locations including Mission's Mid-Rise Residential Plus designation — among the highest-value sites in the Valley. |
LAND ASSEMBLY
Land assembliesPre-assembled and partially assembled, on- and off-market. Coordinated seller-side group structure. |
BUILDER LOTS
Builder lots & subdivisionSingle subdivision lots through to acreage with subdivision potential across the Valley. |
OFF-MARKET
Off-market opportunitiesQuiet deals sourced through long-standing Fraser Valley relationships. Confidentiality protected. |
LAND ASSEMBLY
What Is a Land Assembly?
Combining multiple neighbouring parcels into a single, larger development site that's attractive to a builder or developer.
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A Land Assembly involves consolidating multiple neighboring parcels into a single ownership or transaction. This enables larger-scale development projects — from multi-family homes to commercial or mixed-use properties — that individual lots cannot support. A single 0.4-acre lot might be worth one number to a developer; the same lot, combined with two next door, can be worth two or three times that per square foot — because together they're large enough to actually build something meaningful.
- Purpose: Create larger, more viable sites for development.
- Challenges: Coordinating multiple owners and aligning zoning and timelines.
- Outcome: Unlocks new growth potential and revitalizes communities.
EDUCATION
Zoning, OCP & ALR — In Plain English
Three terms drive almost every development land conversation in BC.
TODAY
ZoningWhat you can build today. Your property has a zoning designation (RS-1, R-3, RM-1, etc.) and a list of permitted uses. Rezoning takes 6–18 months and isn't guaranteed. |
FUTURE
Official Community Plan (OCP)The municipality's long-term vision for growth — defining land use, housing, transportation, and the environment. If your OCP says "Multi-Family" but your zoning is single-family, that gap is where the developer's value lives. |
MISSION
Mid-Rise Residential PlusA Mission OCP designation allowing 6+ storey forms with additional density bonusing. Among the highest-value development sites in the Fraser Valley. |
PROVINCIAL
Agricultural Land Reserve (ALR)A provincial designation restricting non-farm use on roughly 5% of BC's land base. Selling ALR land doesn't necessarily mean low farm prices — exclusion candidates and non-farm use approvals all change what a buyer will pay. |
LONG-TERM
Future land useThe broader OCP concept of where the city wants growth to go. Properties in a designated future growth corridor have a path to higher density even if rezoning hasn't happened yet. |
BONUS
Density bonusingMunicipal mechanism allowing developers to build more density in exchange for community contributions. Where it applies, it can substantially increase what your land is worth. |
PROCESS
My Proven Land Process
From first conversation through closing — and beyond.
Review Opportunity & ResearchDetailed market and zoning analysis to identify the best potential use for your property. |
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Strategic PlanningCollaboration with planners, developers, and municipal staff to evaluate options and build a clear strategy before marketing begins. |
Marketing & Developer OutreachShowcasing your property to my network of developers and investors through targeted campaigns to attract qualified interest. |
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Offer NegotiationStrategic negotiation to achieve optimal terms, protecting your goals and ensuring a professional process. |
Due Diligence & Legal ReviewWorking with trusted legal and conveyance professionals so every document and timeline is reviewed for accuracy and confidence. |
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Sold & BeyondAfter the sale, I continue to support your next investment or development — your success is my long-term goal. |
AREAS SERVED
Fraser Valley Cities & Growth Corridors
Each city has its own dedicated development land page with local OCP highlights, recent sales, and active opportunities.
MissionMid-Rise Residential Plus, town-centre densification, Lougheed corridor |
AbbotsfordU-District, McKee, central infill, South Fraser corridor |
ChilliwackSardis, central Chilliwack, ALR-edge conversations |
LangleyWilloughby, Brookswood, Fort Langley, SkyTrain corridor |
SurreyCity Centre, Fleetwood, Newton, Cloverdale |
Maple RidgeTown centre densification, Albion infill |
Pitt MeadowsTown-centre infill and transit-adjacent parcels |
Harrison Hot SpringsResort, recreational, and small-scale development |
RECENT SALES
Selected Development Land Transactions
Real examples of properties repositioned and closed at development-grade pricing. Numbers anonymized; outcomes are real.
3.2-acre Abbotsford parcel — sold to a townhouse developer
Family-owned for 40 years. OCP recently changed to Urban Mid-Density. Originally listed by a residential agent at single-family pricing — three months without an offer. Repositioned as a 32-unit townhouse site, taken to four developers off-market, closed at 2.4× the original asking price with a 12-month subject period and the family staying on-site through closing.
Three-property Chilliwack assembly
Three adjacent 0.45-acre lots in a designated densification area. Coordinated seller-side agreement among neighbours, brought to a townhouse developer as a single 1.35-acre site. Per-acre price approximately 1.8× what any single lot would have transacted for.
Mission Mid-Rise Residential Plus parcel
Town-centre property within the Mid-Rise Residential Plus designation. Sold to an apartment developer pursuing a 6-storey, 60+ unit project. Strong frontage and corner location supported the highest-and-best-use case to council.
Langley corner-lot townhouse site
Single-family corner lot in Willoughby, OCP-designated for ground-oriented multi-family. Off-market sale to a builder already assembled on the same block. Closing aligned with rezoning approval to a 14-unit townhouse project.
Have Questions About Your Specific Property?
I'm Alison Stebbings, a Fraser Valley Realtor with 16+ years helping property owners and developers navigate land development, OCP, ALR, and land assembly opportunities. Let's talk — no pressure, no obligation.
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"Alison worked tirelessly to help us secure our development property — her industry connections are invaluable." — Developer Client |
"Alison's insight into development potential saved us thousands. True expert." — Developer Group |
"She has an incredible understanding of the Fraser Valley market — worth every penny." — Investor |
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"Top 2% for a reason! Excellent experience start to finish." — Client |
"Professional, responsive, and went above and beyond." — K. & T. France |
"Alison is honest, knowledgeable, and genuinely cares about her clients." — Buyer |
FAQ
Frequently Asked Questions
FOR PROPERTY OWNERS
How do I know if my property has development potential?
The fastest way is the free Development Evaluation. I'll review your zoning, OCP designation, ALR status, lot size, frontage, location, and recent comparable sales — and tell you what a developer would likely pay.
Can developers pay above market value for my property?
Yes, often significantly above the single-family residential value. Developers pay based on what they can build — density, units, ROI — not on house-by-house comparables. The gap is sometimes 1.5× to 3× or more.
How long does selling development land take?
From listing to closing, typically 4–14 months. Long subject-removal periods are normal — that's how the developer secures rezoning, subdivision, or development permit approvals before paying you.
What if my property is in the ALR?
ALR doesn't automatically mean low value. There are exclusion candidates, non-farm use approvals, and farm-related buyers who pay strong prices. We'll look at your specific situation.
FOR DEVELOPERS & INVESTORS
What is Mid-Rise Residential Plus zoning in Mission BC?
Mid-Rise Residential Plus is a designation in Mission's OCP allowing 6+ storey forms with additional density bonusing. Parcels within a Mid-Rise Residential Plus area are some of the highest-value development sites in the Fraser Valley.
How long does rezoning take in BC?
Typically 6–18 months from application to council approval, depending on the municipality, OCP alignment, and complexity. Subject-to-rezoning offers are how developers manage that timeline.
How do land assemblies work in BC?
A land assembly combines neighbouring properties into a single, larger development site. The assembled site is typically worth more per square foot than the individual lots — because it's large enough to support a viable project. The seller-side coordination is where most assemblies fail or succeed.
What makes a property attractive to a developer?
OCP designation supporting higher density, good frontage, corner or arterial location, manageable grade, available servicing, proximity to transit and amenities, and either standalone scale or assembly potential.
FREE TOOL
Get Your Free Development Evaluation
Tell me your address. Within five business days I'll send you a written report covering zoning, OCP designation, ALR status, servicing notes, assembly potential, comparables, and a realistic price range a developer would likely pay. Confidential. No obligation.
Request my free evaluation