Poplar Real Estate & Homes For Sale
Poplar is located south of Hwy 1 in Abbotsford, extending from Mt. Lehman Road in the west, to Sumas Way in the east, and it touches the US border to the south. North of Hwy 1 are the downtown communities of Abbotsford West, Abbotsford Central, and Abbotsford East. Poplar offers the lifestyle advantages of living in the country, while being only a few minutes from all the amenities of downtown. The area offers a mix of farm land, with quiet country roads, industrial properties and residential subdivisions.
In Poplar's west-end, off Mt Lehman Rd, are Abbotsford International Airport and The Fraser Valley Trade & Exhibition Centre. Every August, the Abbotsford Airport is host to The Abbotsford International Airshow. Founded in 1962 by the Abbotsford Flying Club, the airshow features both military and civilian aircraft, from Canada and the United States. And occasionally spectators are treated to an appearance of military aircraft from Brazil, Germany, Russia or Britain. Tradex hosts roughly 90 events, with over 280,000 in attendance, each year. It's the second largest facility of its kind in Abbotsford. Events include agricultural shows, trade shows, consumer shows, product launches, special events, meetings and rallies, sporting and outdoor events, and film shoots. Residents of Poplar's west end enjoy spectacular views of large tracts of farm land, with Mt Baker and distant mountain silhouettes in the backdrop.
To the east, the emerging U-District is expected to transform much of the surrounding landscape over the next 10 to 20 years. With the new vision for the area and re-zoning, there should be residential growth, more amenities, with new recreational and cultural venues, along with new commercial opportunities. Plans under consideration include the division of the area into three new sub-communities: King North, McCallum South, and University East. Abbotsford Centre, a 7,000-seat multi-purpose arena in Abbotsford, is adjacent to the university, and regularly hosts concerts and other entertainment events.
The fertile soil in the valley has enabled Poplar to thrive as an agriculture community for generations. More recently, some family run farms have taken advantage of the growing agritourism trend. Applebarn was started by the Taves family over twenty-five years ago. Visitors are able to pick their own apples, choose a pumpkin from the patch, find their way through the Corn Quest Maze, pet the animals at Farmland, ride a pony and experience a country hay ride. Maan Farms is an 80 acre family run farm with two play areas, a jumping pillow, petting zoo, u-pick fields, pedal go-kart track and a scenic zip-line. There's a tasting room for sampling Maan Farms Estate Winery award winning wines and Country Kitchen, featuring Mamma Maan’s home-cooked local food & fresh baking.
Neufeld Farms carries on a 32 year love of farming. Their Market Store sells free run and hormone free chicken and turkey, Certified Angus Beef and pork, seafood, appetizers and local specialty items. And the Berry Barn is open year round, with freshly handpicked berries, homegrown sweet corn and Okanagen fruit. With farms like the Taves Family Farm, Neufeld Farms, Birchwood Dairy Farm, Gelderman Farms, and Willow View Farm, it's very easy to support local farming, and perhaps embrace a 100 Mile Diet.
Poplar offers something for almost everyone, when it comes to property investment. There are older homes on regular city lots, large homes on acreage, agricultural properties with farm houses, and luxury estates with long gated driveways. Nearly half of the homes are single-detached houses, and most were built between 1961 and 1980. Near the university, you'll also find some low-rise apartments and row houses. Over sixty percent of Poplar land is reserved for agriculture. 20% of the property is zoned industrial, and quite a few business parks have sprung up over the past ten years.
Poplar is poised for growth. Quite a few properties for sale are also zoned for development, and some already have multiple dwellings on them. 73.2 of dwellings are owned (2011). But that's expected to shift as more properties are converted or built in the U-District, for renting to students. Prices in Poplar are very reasonable, when compared with other areas of the Fraser Valley, with houses starting at around $700,000.
South Poplar's population is roughly 8,000 (2011), but it's estimated to reach 13,000 by 2035. Poplar has a young population, with a dominant age group of between ages 20 and 29. This reflects its proximity with University of the Fraser Valley (UFV). The median age is 38.6. 49.9% are female, and 50.1% are male. The median individual income (before tax) is $25,837, and the median household income (before tax) is $69,697. South Poplar's population is roughly 8,000 (2011), but it's estimated to reach 13,000 by 2035.
Poplar has 2,475 households (2011), with two person households as the dominant type. Again, this reflects Most families are two-parent, with children at home. Of the families with children living at home, 6 to 14 years is the dominant age group.
Poplar's weather is quite comfortable year-round, with mild winters and warm summers. The hottest days of summer are typically in low thirties (Celsius). Temperatures will dip a bit below 0 °C, for an average of 53 days a year. Precipitation averages 1557 mm, and even during a dry month, there is still plenty of rainfall.
Poplar Homes For Sale
Agriculture is the primary economic backbone of the City of Abbotsford. Poplar is primarily an agricultural district, and there are quite a few of jobs with large agricultural businesses, as well as smaller family run farms. Residents employed in sales and service related occupations make up 17.5% of the labour force. 14.6% are involved in trades, transport and equipment, 13.7% in business, finance, and administration, 5.3% in education, law, community and government, and 4.6% in management. (2011)
With 20% of Poplar zoned industrial, business parks and other commercial businesses provide many local opportunities. Poplar has a growing job force in the aerospace industry, led by Conair Group Inc. and Cascade Aerospace. Conair's "Bird Dog" firefighting aircraft are in high demand across North America. The bird dogs lead larger air tankers on their water bombing runs. Abbotsford Regional Hospital and Cancer Centre employs 2,500, making them the largest employer in the city. Abbotsford also has 3 federal prisons, employing 200 to 500 officers and support staff.
The unemployment rate in Abbotsford is only 6.4% (Stats Canada 2014). 65% of the population both live and work in Abbotsford, but Poplar is close enough to Metro Vancouver to make commuting a popular option.
Poplar residents are fortunate to have great schools. Academics preKindergarten offers an innovative curriculum-based program for children between the age of 10 months to 5. They focus on promoting the cognitive, social, emotional, and physical development of each child. Jackson Elementary offers special drama, science, and after school sports programs. South Poplar Traditional Elementary is a K - 5 traditional school, offering a more back-to-basics, conventional education. This includes a consistent, structured approach to instruction, a clearly defined standard of academic achievement and a clearly defined standard of behaviour.
Abbotsford Traditional Middle School offers the same curriculum as other middle schools, but there's an emphasis on consistent instruction, standards of academic achievement and behaviour. In a traditional school, students are required to wear uniforms. The school holds high academic expectations, and promotes traditional values, but with a progressive approach to learning. An option to the traditional school program is available north, across Hwy 1. Abbotsford Middle School teaches students grades 6 through 8, and focuses on nurturing self-esteem through support and encouragement. They offer the International Baccalaureate Middle Years Programme.
There are no secondary schools in Poplar, so students travel north by bus, across Hwy 1. Abbotsford Senior Secondary School was re-opened September 2012 after a major rebuild. The new school has received recognition as one of the most technologically and environmentally advanced schools in North America. The educational offerings are equally impressive. Abby Senior is one of only thirteen schools in British Columbia offering the International Baccalaureate (IB) program. Additional specialty programs and classes include the Honours Program, Accounting, Art, Digital Art, Business and Management, Concert Band, Dance, Drumline, Economics Broadcasting, French, IT, Jazz Band, Law, Psychology, Robotics, Soccer Academy, Sports Rehab Medicine, and Theatre.
Independent schools nearby include St. James & St. Ann's School and St John Brebeuf Regional Secondary School. St. James & St. Ann's School is a Catholic elementary school, Kindergarten through Grade 7. As a faith community, St. James & St. Ann's is committed to excellence in Catholicity, and in all areas that promote the development of the whole child to his or her full potential. The St John Brebeuf Regional Secondary School believes in a call to higher academic, ethical and moral standards, and students are encouraged to live faith-filled lives that follow Christ’s teachings. They offer a full range of athletic, fine arts and social justice causes.
Just over 40% of Poplar residents have some post-secondary education, and that percentage is expected to climb as Poplar's U-District develops. The University of the Fraser Valley offers two two master’s degrees, a wide range of bachelor’s degrees, majors, minors and extended minors in many subject areas. They also have more than a dozen trades and technology programs. UFV has strong varsity athletic programs including basketball, wrestling, and soccer teams. Just north of the highway, there are six college campuses.
Great shopping is one of Poplar's strongest attractions. Gas, dairy and other commodities are less expensive across the border, and many families make a quick trip into the States, at the Sumas-Huntingdon Border Crossing, several times a week. To capitalize on all the traffic moving to and from the border, a small village of outlet stores has sprung up; with Costco, Winners, PetSmart, HomeSense, Lowe's, Leons, Ashley Furniture HomeStore, Sleep Shop, Jordan's, EB Games and more.
There are 4 shopping centres just north of Poplar. On the west-end, at Mt Lehman and Hwy 1, Highstreet is Abbotsford's hottest new shopping, dining and VIP theatre centre. Highstreet Shopping Centre is an open-air shopping mall, with plenty of underground parking, and anchor retailers like Sephora, H&M, and Forever 21 Red. Restaurants like Milestones, The Canadian Brewhouse and Famoso, with a luxurious Cineplex VIP theatre experience, have made Highstreet the Fraser Valley's premier shopping, dining and entertainment destination.
Residents in central Poplar will typically take Clearbrook Road across the highway, turn a right at Peardonville Rd, and round the bend by Mill Lake Park to have their choice of two covered malls, one on either side of Gladwin Rd. West Oaks Mall offers more than 32 brand name stores, including London Drugs, Save-On-Foods and Bed Bath & Beyond. Sevenoaks Shopping Centre has over 100 retail stores, services and food establishments. Anchor stores include Your Independent Grocer, Shoppers Drug Mart, Hudson's Bay, SportCheck, Best Buy, GAP and Sears.
On the east-end, Poplar residents follow McCallum Rd across the highway, to shop at McCallum Junction Shopping Centre; one of Abbotsford's newest developments. The shopping plaza's anchor store is Cabela's, with 70,000 sq ft of hunting, fishing, and camping gear. Other retailers include Visions, Browns Social House, Saigon, Paw Street Market and Red Wing Shoes .
There aren't many restaurants in Poplar. The Great Food Co. / Cheryl’s Cafe motto says it all: Fresh • Local • Homemade. She still makes everything from scratch, including the soup stocks, bread for sandwiches, dressings, and baked goods. Fat Sheep Café is run by a mother-daughter team who take pride in real quality ingredients, prepared fresh each day. Sandwiches are handcrafted and made to order. Hot Tommy's Food Company is a laid back cantina, with big screen TVs and extensive southwest menu. They offer free chicken wings on Friday between 4 - 6 pm. Located close to the Abbotsford Airport, Tony's Place Restaurant is a popular diner for breakfast and lunch, known for their burger specials. It's a working man's place, with a casual atmosphere. Ravens Bar + Grill is located in the newly renovated Abbotsford International Airport terminal building. It's a great place to enjoy a coffee and pastry, and the Grab and Go menu allows travellers to pick up a satisfying meal on the go.
A few minutes north, immediately on the other side of Hwy 1, there are a lot more dining options. Abbotsford is a melting pot of cultures, and you'll see this reflected in the many ethnic options. Rendezvous Restaurant prides themselves in serving the most authentic Greek food, at the best value. Famoso Neapolitan Pizzeria brings the taste of Naples closer to home, with authentic ingredients and processes. Their pizzas are still hand-tossed, and fired in an authentic bell-shaped oven imported from Italy. The Bavaria Restaurant has been a staple "place to eat" in Abbotsford for over thirty years, serving seafood, steaks and their legendary schnitzels.
If you have a taste for Asian fare, there are quite a few options: Dake Japanese Restaurant, Vi-La Palace Vietnamese Restaurant, Jasmine Garden, New Saigon and U&I Thai Fine Cuisine. Gian's was voted "best Indian cuisine restaurant" and they offer a wide variety of traditional entrees and sweets, prepared by authentic Indian chefs, trained to cook in the traditional Indian style.
For a special night, consider Milestones or Restaurant 62. Wednesdays are date night at Milestones. 2 can dine for $50, delectable dishes are made with fresh ingredients, and shareable appetizers and scrumptious desserts reign supreme. And there's $5.00 off on all bottles of wine, every Wednesday. Restaurant 62 is Abbotsford's #1 farm to table restaurant. Chefs Matthew Nichols and Jeff Massey have been crafting memorable plates since 2004, where the food truly speaks for itself. Their vision was built on the simple notions that good food is hard work, and that the ingredients should change with the seasonal availability of the local producers,
The most frequent mode of travel to work is by car, truck or van, as the driver. Hwy 1 is the road most travelled, and there are 4 exits/onramps: Mt Lehman Rd (83), Clearbrook Rd (87), McCallum Rd (90) and Sumas Way (92). For commuters, Vancouver is a little over an hour away.
Poplar offers easy access to the USA, with the Sumas-Huntingdon Border Crossing only minutes away. The Abbotsford-Mission Highway ⎯ also known as Highway 11 ⎯ is a 17 km (11 mi) long expressway that runs through the Fraser Valley, essentially dividing it in half. Hwy 11 begins at the border crossing as Sumas Way, passes through Abbotsford and then Matsqui, crosses the Fraser River over the Mission Bridge into Mission, where it connects with Highway 7.
Public transit in Poplar focuses on the Huntingdon district to the west, and the U-District to the east. Buses stop at Simpson at Peardonville, Peardonvile 31270 Block, McCallum at Kings, McCallum Park N Ride and Gillis at McKenzie. There is a Central Fraser Valley transit route that serves the airport. Poplar is home to the Abbotsford International Airport (YXX), served by the Air Canada, Island Express Air, NewLeaf and WestJet airlines.
Arts and Entertainment
Poplar can be an idyllic neighbourhood in which to raise a family and become a part of an established community that still has that 'small town' feel. The Abbotsford Arts Council supports over 70 local arts, heritage and culture organizations. The serve as a resource for local artists while promoting the vision, creativity, and energy of the whole Abbotsford community. They host free music shows at Mill Lake Park, organize the Christmas Artisan Gift and Craft Fair, the Art and Heritage Unity Festival, and the Historical Downtown Art Bench Project.
There aren't any galleries in this rural community, but The Reach Gallery Museum is a few minutes away. The Reach exhibits artwork from across Canada. It is also the regional archival repository, housing a significant collection of material culture for the Abbotsford region in its vaults. The Reach also serves as the host venue for the annual Arty Awards.
The Mennonite Heritage Museum is located in Poplar, but there are several more just across the highway, to the north. The Mennonite Heritage Museum was established in 2011 to engage present and future generations with the Mennonite story through a variety of mediums. The library preserves and documents the history of Mennonites who came to BC from Russia and Prussia/Poland. The museum emphasizes the important role that farming has played in the lives of Mennonites throughout history, and amongst Mennonites in the Fraser Valley today.
Gur Sikh Temple and Sikh Heritage Museum has been named one of the most culturally impactful museums in the province. It is a National Historic Site, with over a century of history, but still doubles as an active Gur Sikh Temple. The museum's aim is to educate the community about the Sikh culture and its impact on Canada. The Trethewey House Heritage Site was built in 1919 for lumber baron J.O. Trethewey. The house was restored in 1925, and it became a municipal heritage site in 1983. In addition to the Trethewey house, the site also features the Carriage House, Joey’s Playhouse, the Upper Sumas Train Station and the Sylvia Pincott Heritage Gardens.
Poplar residents are fortunate to have access to the extensive University of the Fraser Valley Library; and they are free to use the resources within the UFV library, including the library collection, research databases, and library equipment. A library card is required to borrow items. To the north of the highway, are several more library options: Abbotsford Community Library, Clearbrook Library and the Fraser Valley Regional Library.
Poplar residents able enjoy live theatre in the UFV Performance Theatre, at UFV's Abbotsford campus. A few minutes north, just across Hwy 1, Gallery 7 Theatre & Performing Arts Society and the Matsqui Centennial Auditorium host live performances, concerts and events. In Highstreet, Cineplex Cinemas Abbotsford and VIP is an 11-cinema, 1,920-seat facility that screens the latest Hollywood films, plus independent releases. The VIP cinemas offer larger, padded chairs that rock and lean back, and seats in the front row also recline.
Sports and Recreation
In addition to the Applebarn and Maan Farms agritourism attractions already mentioned, EcoDairy offers a farmhand experience, in partnership with Science World. EcoDairy is located on 80 acres of lush farmland, with outstanding views of Mt Baker. They offer a unique, highly interactive learning environment for school and community groups. It's also a great place to host a farm themed birthday party.
Oakridge Park is a small park, with plenty of green space. It's a great place to have a family picnic and spend a few leisurely hours, watching the kids in the playground. Albert Dyck Memorial Park was built around a man made lake, specifically designed for wakeboarding and water skiing. It's a popular dog-friendly place for enjoying a long walk, swimming, beach volleyball and enjoying water sport events. Hughes Park is a local baseball field. There's one picnic table, and it's a great place to have lunch and throw around a ball or frisbee.
Just north of the highway, there are a lot of parks to choose from. In Abbotsford West, there's Gardner Park,
Grant Park, Fishtrap Creek Park, Southern Park, J.A. Spud Murphy Park and Bevan Park. In Abbotsford Central, you have Mill Lake Park, Ravine Park, Switzer Park, Jubilee Park, Berry Park and Renton Park. And in Abbotsford East, there's a choice of Lonzo Creek Park or Delair Park. There are many more parks in Abbotsford, but these are a short drive from Poplar.
Abbotsford Centre is a multi-purpose arena, with a capacity of 7,000 for hockey events, 7,048 for basketball and 8,500 for concerts. The Canadian Elite Basketball League has announced that a professional basketball team called the Fraser Valley Bandits will be coming to the Abbotsford Centre in 2019.
Fraserglen is an enjoyable and challenging mid-length, 18-hole golf course, located only minutes away, by following South Parallel Rd east. The flat, tree-lined fairways make for an easy walk for golfers of all ages. Well bunkered greens make the course challenging for golfers of all levels. About a 15 minute drive north from Poplar, golfers have two more options: Valley Golf Centre or Ledgeview Golf & Country Club.
Investing in Poplar
Agriculture is expected to always feature prominently in Poplar, but residential areas are expected to grow, particularly in the developing U-District. Poplar's population is expected to increase from 7,900 people (2011) to approximately 13,000 in 2035. There are select houses already for sale with legal suites, and more homes with suites are needed, to accommodate students who will need to live near campus. Better amenities will be required to support the growing population, so property values in Poplar can be expected to go up.
Poplar is an outstanding place to start and raise a family. The cost of homes and living in Poplar is much lower than in Metro Vancouver, and that value is only compounded when you're dealing with less traffic and less people every day. Poplar offers all the amenities of downtown, just minutes away; but in the safer, more relaxed setting of the country.
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