Fleetwood vs Cloverdale: Where to Buy

Fleetwood and Cloverdale sit side by side in east Surrey, and in September 2026 their typical detached home prices were within about $13,000 of each other. The real differences are in the homes, the pace of daily life and how each area connects to the rest of the region. Fleetwood suits buyers who want a settled, central neighbourhood that will soon have SkyTrain at its door. Cloverdale suits buyers who want small-town character, newer homes in Clayton, or more room at the edges of the city.

We sell homes in both areas, and this guide sets out what we tell buyers who are choosing between them: prices, home types, schools, transit, commutes and the homes our team has sold. If you would rather talk it through with a residential realtor in Surrey, we are happy to walk you through both on a call or a drive.

Fleetwood and Cloverdale at a glance

Here is how the two areas compare on the things buyers ask us about most.

Feature	Fleetwood	Cloverdale
Character	Settled suburb, mostly single family homes, busy town centre along Fraser Highway	Surrey's historic centre with a western and railroad character, plus the newer Clayton area
Detached benchmark, Sept 2026 (FVREB)	$1,304,100 (Central Surrey)	$1,317,200
Townhouse benchmark, Sept 2026 (FVREB)	$749,600 (Central Surrey)	$754,300
Planned SkyTrain stations	Fleetwood (160 St) and Bakerview-166 Street	Hillcrest-184 Street and Clayton (189 St), both in Clayton
Main roads	Fraser Highway, 152 St and 160 St, quick access to Highway 1	176 St (Highway 15), Highway 10 and Fraser Highway
Secondary schools to know	Fleetwood Park Secondary	Lord Tweedsmuir, Clayton Heights and Salish secondary schools
Local landmarks	Surrey Sport & Leisure Complex, Fleetwood Community Centre and Library, Fleetwood Park	Cloverdale Fairgrounds, Museum of Surrey, Clayton Community Centre

What do homes cost in Fleetwood and Cloverdale?

The Fraser Valley Real Estate Board (FVREB) splits Surrey into four areas: North Surrey, Central Surrey, Cloverdale and South Surrey. Cloverdale, including Clayton, has its own benchmark. The board does not publish a Fleetwood-only benchmark, so the Central Surrey figures are the closest guide for Fleetwood. These are the September 2026 numbers:

Detached: $1,304,100 in Central Surrey, down 9.0% from a year earlier. $1,317,200 in Cloverdale, down 6.9%.
Townhouse: $749,600 in Central Surrey, down 3.9%. $754,300 in Cloverdale, down 5.6%.
Apartment: $460,200 in Central Surrey, down 11.5%. $506,700 in Cloverdale, down 8.9%.

For context, the detached benchmark for Surrey as a whole was $1,386,200 in September 2026. Both areas sit below that, largely because South Surrey's higher prices pull the citywide figure up.

Supply tells a different story from price. In September 2026, Central Surrey had 698 active detached listings and 56 detached sales. Cloverdale had 201 active detached listings and 32 sales. That works out to roughly 8% of listings selling in Central Surrey against about 16% in Cloverdale. The board treats 12% to 20% as balanced, so in plain terms detached buyers in the Central Surrey area have more choice and more room to negotiate right now, while Cloverdale's detached market is moving at a steadier pace.

A benchmark describes a typical home, not yours. Lot size, age, a legal suite and the street all move the price. You can browse current Surrey homes for sale to see how asking prices line up in each area.

Home types and neighbourhood feel

Fleetwood

The City of Surrey describes Fleetwood as a diverse residential area made up mostly of single family homes, and one of the fastest growing parts of the city. Much of the housing stock is detached homes on regular city lots, many built in the 1980s and 1990s, and a good number have basement suites that help with the mortgage. Townhome complexes fill in around the main roads, and new apartment and townhome projects are appearing near Fraser Highway as the SkyTrain gets closer.

Daily life centres on the Fleetwood Town Centre around 160 Street and Fraser Highway, with groceries, restaurants and services close by. The Surrey Sport & Leisure Complex, the Fleetwood Community Centre and Library, and Fleetwood Park are all part of the neighbourhood. If a mortgage helper is part of your plan, our page on Surrey homes with suites is a good place to start.

Cloverdale

Cloverdale is two places in one. The historic town centre around 176 Street has heritage buildings, the Museum of Surrey, and the small-town charm that has drawn film and TV crews for years. The Cloverdale Fairgrounds host the Cloverdale Rodeo and Country Fair every May long weekend. In 2026 it was the 78th rodeo and the 135th country fair.

To the north and east, Clayton is part of the Cloverdale community and is where most of the newer housing is. The city notes that Clayton Heights has seen significant growth in newer residential areas. Expect detached homes from the 2000s onward, many with suites or coach houses, rows of townhomes, and the Clayton Community Centre, which combines arts, recreation and a library. For townhome buyers, Clayton offers some of the newest stock in the city. See current Surrey townhomes for sale and our Cloverdale real estate page for more on the area.

SkyTrain: what the extension means for each area

The Surrey Langley SkyTrain will extend the Expo Line 16 kilometres along Fraser Highway, from King George Station to 203 Street in Langley City, with eight new stations. The province's current anticipated in-service date is late 2029. Major construction started in November 2024.

Fleetwood gets two stations of its own:

Fleetwood Station at 160 Street and Fraser Highway, in the heart of the Fleetwood Town Centre.
Bakerview-166 Street Station at 166 Street, next to the Surrey Sport & Leisure Complex, with a transit exchange.

A third station at 152 Street serves the west side of Fleetwood. Cloverdale's stations are in Clayton:

Hillcrest-184 Street Station in west Clayton, tied to the city's Clayton Corridor Plan.
Clayton Station at 189 Street in east Clayton.

The historic Cloverdale town centre sits south of Fraser Highway and will not have a station of its own. Willowbrook Station at 196 Street will include a transit exchange meant partly to serve riders from Cloverdale and the Township of Langley.

For buyers, the takeaway is simple. If being able to walk to SkyTrain matters to you, Fleetwood and the Clayton side of Cloverdale both put you close to a station. If you want a quieter street away from construction and new density, the older parts of Cloverdale are further from the line.

Commute and getting around

Both areas are car-friendly today. A few patterns we see with clients:

Fleetwood is the more central of the two. Fraser Highway runs straight to Surrey City Centre, and 152 Street and 160 Street lead north to Highway 1 for trips into Burnaby and Vancouver.
Cloverdale is built around 176 Street (Highway 15), which runs north to Highway 1 and south toward the border, and Highway 10, which crosses east to Langley and west toward Delta.
Clayton sits along Fraser Highway and close to Langley, which helps if you work in Langley or Abbotsford.

If you commute downtown, Fleetwood will usually be the easier daily trip, both now and once the SkyTrain opens. If you work in Langley, Cloverdale or the industrial areas along Highway 10, Cloverdale often makes more sense.

Schools in Fleetwood and Cloverdale

Both areas are served by the Surrey School District. The secondary schools families ask us about most:

Fleetwood Park Secondary at 7940 156 Street serves much of Fleetwood.
Lord Tweedsmuir Secondary at 6151 180 Street, near downtown Cloverdale, is one of the district's largest schools.
Salish Secondary at 7278 184 Street opened in 2018 in Clayton, built for 1,500 students to relieve pressure on Clayton Heights and Lord Tweedsmuir.
Clayton Heights Secondary is getting a 1,000-seat, 41-classroom addition funded by the province, expected to be finished in fall 2029.

Catchment lines matter more than the neighbourhood name, and they change as the district grows. Before you write an offer, check the address in the Surrey Schools school locator, and ask us to confirm the catchment for any home you are serious about.

Homes our team has sold in Fleetwood and Cloverdale

These are homes The Oberoi Group has sold in the two areas. They give a sense of the type of property buyers find in each.

Address	Area	Home
15290 84 Avenue	Fleetwood Tynehead	Detached, 5 bedrooms, 2,660 sq ft
16755 63B Avenue	Cloverdale	Detached, 8 bedrooms, 3,957 sq ft
7056 179 Street	Cloverdale	Detached, 4 bedrooms, 3,498 sq ft
6806 185 Street	Cloverdale	Detached, 5 bedrooms, 3,532 sq ft
19339 72A Avenue	Clayton	Detached, 6 bedrooms, 3,264 sq ft
19149 68B Avenue	Clayton	Detached, 6 bedrooms, 3,808 sq ft
45 7177 194A Street	Clayton	Townhome, 4 bedrooms, 1,868 sq ft

The pattern is typical of what we see. Cloverdale and Clayton detached homes often run larger, with six or more bedrooms and space for a suite, while Fleetwood offers older homes on mature streets closer to the middle of the city.

Which one suits you?

Fleetwood may be the better fit if you:

Want a central location with shops, recreation and a future SkyTrain station close by.
Like the value of an older home with a suite on a mature street.
Commute toward Surrey City Centre, Burnaby or Vancouver.

Cloverdale may be the better fit if you:

Want small-town character, heritage streets and community events.
Prefer a newer home or townhome in Clayton.
Work in Langley or along Highway 10, or want quicker access to the countryside.

Many of our buyers look at both before deciding, and that is a sensible way to do it. Prices are close enough that the choice usually comes down to the street, the home and the commute. For a wider picture of the city, see our Surrey real estate guide.

If you are weighing Fleetwood against Cloverdale, a residential realtor in Surrey who works in both can save you weekends of guesswork. Call The Oberoi Group at 604-385-3770 or book a free 15-minute call, and we will help you compare homes, schools and commutes for the way you live.

Frequently asked questions

Is Fleetwood part of Surrey?

Yes. Fleetwood is one of Surrey's communities, in the east-central part of the city along Fraser Highway between Surrey City Centre and Clayton.

Is Clayton part of Cloverdale?

Yes. The City of Surrey includes Clayton within the Cloverdale community, and Clayton is where most of Cloverdale's newer homes and townhomes are.

When will SkyTrain reach Fleetwood?

The Surrey Langley SkyTrain has a current anticipated in-service date of late 2029. Fleetwood will have stations at 160 Street and at 166 Street, with another at 152 Street on its west side.

Is Fleetwood or Cloverdale cheaper?

They are close. In September 2026 the FVREB detached benchmark was $1,304,100 in Central Surrey and $1,317,200 in Cloverdale, and townhouse benchmarks were $749,600 and $754,300.

When is the Cloverdale Rodeo?

The Cloverdale Rodeo and Country Fair runs each May long weekend at the Cloverdale Fairgrounds. The 2027 dates are May 20 to 24.

Sources

Rates, thresholds and program rules in this article were checked against these official pages on October 22, 2026. Rules change, so confirm current details before you act.

Fleetwood vs Cloverdale: Where to Buy a Home in Surrey