Homes for Sale in Abbotsford BC

Whether you are a young family searching for townhouses or Abbotsford homes for sale, or you are a recent University of the Fraser Valley Graduate looking for 2-bedroom condos in Abbotsford, in order to get started in the Abbotsford Real Estate Market, call or text the Taylor Team at 1-778-316-4290. Abbotsford BC Real Estate is great place to start and our Sutton real estate agents are here to help. Matsqui, Bradner and Sumas Mountain areas of Abbotsford, British Columbia all hold some of the most amazing views of Mount Baker, the Fraser Valley and the Pacific Coast Mountains, making Abbotsford very high in demand. Abbotsford MLS listings show this area as being very active and a good investment for your future.

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For sale

$1,489,999

3478 Goldfinch Street

Abbotsford, British Columbia

Great Opportunity to own a home in one of West Abbotsford's most sought out neighbourhood! This custom home was built with quality in mind. Great street appeal with its nicely finished exterior in cultured stone, vinyl & wood trim in heritage theme. Granite entry with stone inlay on steps. Situated on a large corner lot with tons of parking + bonus driveway. This home features 7 bed & 5 bath: 4 bedroom on the main floor , extra large rec-room with 4-pc bathroom, 2 or 3-bedroom LEGAL SUITE! & a huge 23'x14' covered deck with partial views. Upgrades include flooring, kitchen/bathroom countertops, kitchen backsplash, lighting & more. Just steps from the Gurdwara Kalgidhar Darbar & Church, High Street mall, all levels of schools, and quick highway access. Call today for your private viewing! (id:48205)

7 Bedroom 5 Bathroom 3110

For sale Open House

$1,488,800

3 3299 Harvest Drive

Abbotsford, British Columbia

Welcome to this exquisite 5-bdrm home nestled on the east side of Abbotsford. This meticulously crafted home offers a gourmet kitchen and expansive dining area, tailor-made for culinary aficionados. Step out through the French doors onto a sprawling sundeck with a retractable awning, providing the perfect perch to soak in the awe-inspiring vistas. Just a few steps to hiking trails, it's an ideal haven for outdoor enthusiasts. Downstairs hosts a convenient 2-bdrm suite, perfect for guests or potential rental income. Elegant hardwood floors and window treatments add a dash of refinement, plus A/C throughout for comfort. Ample room for vehicles and storage in the double garage (complete with an extra-long bay). Luxurious design and breathtaking views - what an idyllic retreat! (id:48205)

5 Bedroom 4 Bathroom 3388

For sale

$1,488,000

3463 Applewood Drive

Abbotsford, British Columbia

Welcome to this beautiful home with a breath taking view of mountains in the Highlands! This home features 6 Bedrooms, 4 Baths, triple Car Garage and extra wide driveway. It also has hardwood floor, crown mouldings, custom laundry, heat pump, powered awning, Hickory kitchen cabinets and a custom built in entertainment center in the Family room & a built in sound system throughout the home & garage! Full private walk out basement 2 bedroom basement suite. Please call for a private tour today! (id:48205)

6 Bedroom 4 Bathroom 3741

For sale

$1,479,900

3446 Sidegrove Court

Abbotsford, British Columbia

Located in a quiet cul-de-sac, this home with spacious 6 bedrooms, 5 full bathrooms offers unparalleled privacy with a lush greenbelt bordering the backyard. Conveniently situated near schools, Gians Plaza, High Street Mall, and freeway access, it promises both tranquility and accessibility. A spacious driveway easily accommodates up to six cars. Recent updates include newer paint in & out, laminate flooring, and a vinyl sundeck. The high ceilings in the living and dining areas enhance the sense of space and openness. two separate laundries, and ample closet space. A generously sized main floor bedroom caters to the needs of the elderly. The basement suite boasts four windows in the living room, oversized bedrooms, and a large recreational space. (id:48205)

6 Bedroom 5 Bathroom 3788

For sale

$1,479,900

3615 Nicomen Place

Abbotsford, British Columbia

Sandy Hill! Cul-de-sac! Backs onto greenbelt! 1/4 acre lot! RV & boat parking (both)! Completely renovated! 2nd kitchen down! 3554 sq ft rancher w/ walk-out bsmt, 6 bdrms, 4 baths. Updates & features include - windows, roof, gutters, Hardie Board siding, plumbing, electrical, insulation (attic & walls), deluxe custom kitchen, granite countertops, open 'great room' plan, recessed lighting, laminate floors & tile thru-out, int & ext doors, mouldings/trim, light fixtures, primary bdrm w/ his/hers walk-in closets, vaulted ceiling, ensuite w/ 6' shower & heated floor, all 4 full baths redone, massive deck w/ composite railings, new concrete driveway/RV parking & patio, hot tub plug & gas on deck, raised pool deck overlooking protected creek, fully fenced & private yard. Request 'features list'. (id:48205)

6 Bedroom 4 Bathroom 3554

For sale

$1,474,900

35737 Old Yale Road

Abbotsford, British Columbia

Welcome to 35737 Old Yale Road - An East Abbotsford home on a private 1-ACRE lot! Unlike other acre lots, this one's IN TOWN with development potential. Nestled between Whatcom and Delair Park, enjoy your fantastic prairie view and stroll to Sumas Mountain Village, Whatcom Plaza, and Parallel Market Place. Over 1700 sqft of living space with 3 beds and 2.5 baths. Beautiful and tasteful renovation using quality material and trendy design. You will enjoy the massive, covered deck with an outdoor kitchen area! Captivating views surround you, and with easy access to Highway 1, commuting is a breeze. (id:48205)

3 Bedroom 3 Bathroom 1734

For sale

$1,465,000

2802 Upland Crescent

Abbotsford, British Columbia

17,466 sqft large lot in Infill zoning with so many development possibilities. The potential to subdivide into 3 Lots or high-density buildings might be possible by new BC Housing rules. confirm with the city for details. Fully renovated house with new kitchens, washrooms, lights and plumbing fixtures, flooring, windows, water tanks, and roof. 3 bed,2 bath for upstairs use. 2-bed suite downstairs and 1-bed in-law suite possible as well. Fully fenced large lot with lots of parking at the front.**OPEN HOUSE**SUNDAY MAY-12(1-3PM). (id:48205)

6 Bedroom 3112

For sale

$1,456,900

3307 Rockhill Place

Abbotsford, British Columbia

"Welcome to your dream family home in West Abbotsford! Boasting almost 4,000 sqft of living space, this two-story gem on a corner lot offers ample room to grow. With five bedrooms, four baths, and a bonus room, it's tailor-made for modern living. The main level dazzles with a sunlit living room, dining area, gourmet kitchen with granite countertops, and a cozy family room. Upstairs, the master suite delights with a walk-in closet and spa-like en-suite. Plus, a fully-equipped basement suite with separate entrance adds incredible value. From hardwood floors to heated bathroom tiles, this home exudes luxury. Don't miss this prime location close to amenities!" (id:48205)

5 Bedroom 4 Bathroom 3921

For sale

$1,449,888

47 4295 Old Clayburn Road

Abbotsford, British Columbia

Custom built home in the desirable Sunspring Estates located in East Abbotsford! Best location tucked away in the complex. Privately positioned lot expands over 4000 Sq Ft with exterior upgrades including a rubber stone driveway, stamped concrete, hardscaping, hardy board siding, and a custom rock retaining wall. The home blends luxury and comfort with 3 Bedrooms & 3 Bathrooms and an inviting floor plan highlighted by oversized windows, open concept living/dining room, chefs kitchen with massive island & high end appliances, front deck, recreation room, and oasis like backyard with swim spa, tinted covered awning, & wooden deck. Primary Bedroom boasts VIEWS, a WIC and spa like ensuite bath. 2 other spacious rooms with laundry upstairs. Oversized 650 Sq Ft double garage, AC, & HW on demand! (id:48205)

3 Bedroom 3 Bathroom 2287

For sale

$1,449,888

29497 Sunvalley Crescent

Abbotsford, British Columbia

Potential to generate over $5,500 in rental income per month. Call for details. (id:48205)

5 Bedroom 2 Bathroom 2254

For sale

$1,449,000

2558 Lakeview Crescent

Abbotsford, British Columbia

INVESTOR ALERT! Great Potential for high-density zoning. The property has a distance of less than 200M (173.01M) from the Transit Oriented Area (TOA), a density of 3.5 SFR, and 10 stories. Inquire with the City of Abbotsford about the potential of a subdivision. Walking distance to Heritage Gurdwara Sahib, shopping, parks, schools, public transit, entertainment, Mill Lake & Malls. Located at the end of the crescent, this 2-level home on 7650 SF lot has been well maintained and has 4 bedrooms, and 3 baths. One bdrm bsmt suites, and a separate entrance. 2 laundry upstairs and downstairs & nicely renovated in 2023. The large level lot is nicely landscaped. Enjoy your summers in the fenced yard with room for pets, children, and gardening. Lots of room to park your R.V. Hurry on this one! Still Available!! (id:48205)

4 Bedroom 3 Bathroom 2090

For sale

$1,449,000

31709 Upland Crescent

Abbotsford, British Columbia

A Spacious 2831 sqft house featuring 6 bedrooms and 5 bathroom provides ample living space and comfort for a large family. The well designed layout ensures privacy and convenience, creating a welcoming home for residents and guests alike. Located in the heart of west Abbotsford, with walking distance to all levels of schools, shopping and Walk to Fish Trap Creek Park. (id:48205)

6 Bedroom 5 Bathroom 2831

About The City of

Abbotsford

Traditionally, Abbotsford was made up of predominantly farmland and the vast majority of the area surrounding Abbotsford still is. However, Abbotsford BC Real Estate has recently undergone some drastic changes, and new home developments have now incorporated an inspiring combination of modern urban style and friendly country living.

Neighborhoods in

Abbotsford

East Abbotsford homes for sale are always in high demand in popular areas like Eagle Mountain, McKee, Whatcom, Auguston, Sandy Hill, Clayburn, and more. Central Abbotsford homes are also growing in demand as young families move into older homes and do their own dream renovation to bring the home up to today’s standards.

Abbotsford homes for sale in areas like Bradner and Sumas Mountain make for a great place to live for people from all walks of life. This area of the Fraser Valley is also an amazing place for those that want to downsize and live a quiet life of retirement, especially those who have recently became empty nesters and would like to move into a rancher style home in Abbotsford.

Aberdeen
Arnold
Auguston
Blueridge
Bradner
Clayburn

Clearbrook
Downtown
Eagle Mountain
Gifford
Glen Mountain
Huntingdon

Kilgard
Matsqui
McKinley Heights
Mill Lake
Mount Lehman
Sandy Hill

Amenities in

Abbotsford

Over the last two decades, the City of Abbotsford has worked in partnership with dozens of park boards, developers, and school districts to further develop Abbotsford into a lively and community-centric city.

Parks & Recreation

The Parks Department of the City of Abbotsford manages several parks, athletic fields, and many recreational and cultural centres that are subsidized through municipal taxes. These programs are developed to ensure that the local residents are engaging in healthy activities and contributing to the cultural growth of the community.

Abbotsford Recreation Centre
Matsqui Recreation Centre
Abbotsford Exhibition Park
Mill Lake Park
Fishtrap Creek Park
Albert Dyck Memorial Park

Public & Private Schools

There are over 50 schools in Abbotsford, from private elementary schools all the way to highly-rated public universities (UFV). With so many educational institutions in town, there is a school for everyone!

University of the Fraser Valley (UFV)
Mennonite Educational Institute (MEI)
W.J. Mouat
Robert Bateman
Abbotsford Secondary
St. John Brebeuf
Aberdeen Elementary
Matsqui Elementary

Shopping & Entertainment

Local entrepreneurs, developers, and government boards have been working in direct connection with one another to build out the shopping and entertainment districts of Abbotsford.

Highstreet Shopping Centre
Sevenoaks Shopping Centre
West Oaks Mall
Cineplex VIP Cinemas
Abbotsford Entertainment Centre
Castle Fun Park

Transportation

The City of Abbotsford has been actively improving the transit accessibility of its community. Historically recognized as a car-dependent city, this community has been at the forefront of improving walkability with recent projects surrounding High Street and Montrose.

Uber
BC Transit
International Airport (YXX)

Economic Stats for

Abbotsford

If you’re thinking about buying a home in Abbotsford, it is important that you consider the economy factors at play and determine whether those trends are inline with a community you want to invest into. Whether you’re a first time homebuyer, long term rental investor, or a family looking to relocate to the Fraser Valley, you should always consider the state of the local economy before purchasing a new property.

Population Growth

As of 2021, the City of Abbotsford has an approximate population of 141,489 people. The population has been growing at a rapid pace of 1.5% per year for well over a decade.

Household Income

Out of approximately 50,000 households in Abbotsford, the vast majority of families have a household income well between $60,000 to $150,000 or more. While the household incomes are stable, they’re also well above the national median income of $72,000 per year.

Cost of Real Estate

Abbotsford’s real estate market continues to steadily rise over the last decade. The FVREB predicts continued growth in real estate prices in all neighbourhoods within Abbotsford.

Abbotsford	July 2020 Price	Three Year % Change
Detached House	$831,600	28.7%
Townhouse	$462,800	34.2%
Apartment/Condo	$322,200	48.3%

(From MLS® Home Price Index – Fraser Valley Real Estate Board July 2020.)

Local Property Taxes

Residential Property Tax Rate for Abbotsford from 2018 to 2020
Year	Muni. Rate	Edu. Rate	Total Rate
2020	0.327%	0.150%	0.504%
2019	0.309%	0.140%	0.474%
2018	0.335%	0.149%	0.513%

Economic Drivers

There are several large economic drivers in Abbotsford that have a significant impact on the local demographics, income, and culture.

Abbotsford, BC is home to the University of the Fraser Valley (UFV), the Tradex building, and the Abbotsford International Airport, which also hosts the annual Abbotsford International Airshow. Abbotsford also has a relatively new state-of-the-art Hospital and Cancer Centre and this growing Fraser Valley community has some of the most sought-after schools in BC. Abbotsford also enjoys a large amount of Commercial Real Estate, making the city completely self-sufficient and ever ready for expansion and growth.

For those who like to save by going across the border to the US to purchase gas, milk, cheese and common household groceries, Abbotsford is ideally located next to the Canada/US Sumas border making it very convenient to save on some additional living costs.

Rental Potential in

Abbotsford

Investor types need to make sure the numbers on the property make sense in order to properly assess the risk-to-reward. While these numbers are rough estimates, they do provide a starting point for real estate investors to gather information and begin the due diligence process.

Common Costs

Before you take the first step in acquiring a real estate investment it is best that you understand the most common costs associated with acquiring and maintaining a rental property.

Property Transfer Tax – This is a provincial tax on the transfer of ownership between the seller and buyer. In general, it is 1% – 3% of the fair market value.
Lawyer Fees – These fees vary depending on the firm’s rates and whether you will be financing or paying cash for the property. That being said, in general, the cost is approximately $1,000 – $2,000.
Property Taxes – All real estate in BC is impacted by property taxes in one way of another. In Abbotsford, you can expect to pay around 0.504% of the BC assessment value each year.
Strata Fees – If you’re purchasing a property that has a strata corporation, then you can expect to pay a monthly fee to the strata. Most, if not all, apartments, townhomes, and condos have a monthly strata fee. This can range from $200 – $500+ per month.
Repairs & Maintenance – Most savvy investors budget 1 – 2 % of the fair market value of the property for repairs and maintenance.
Property Management – Who will manage the screening of tenants? What about collect the rents and abide by the BC Tenants Act? Property management companies can manage all of the day-to-day operations for anywhere from a 6 – 10% commission.

Rental Trends

While the cost of real estate has been steadily rising in Abbotsford for the last several decades, so has the average rents.

According to CMHC, the average rent in Abbotsford has been rising every year. From 2014 to 2019 rents have risen from $768 to $1,045 per month.

Vacancy rates in Abbotsford remained at the lowest levels seen in the last 20+ years. With an average vacancy rate of 0.68% over the last five years.

Estimated Monthly Rents

It is worth mentioning that monthly rents in Abbotsford can vary greatly depending on the neighbourhood, quality of finishings, and the size of the property. A property on Eagle Mountain may demand double the monthly rents compared to a house in Central Abbotsford and vice versa.

Estimated Monthly Rents:

1 Bedroom – $1,100 – $1,300 per month

2 Bedroom – $1,500 – $1,800 per month

3 Bedroom – $2,300 – $2,700 per month