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

$1,460,000

31090 Sidoni Avenue

Abbotsford, British Columbia

Prime location FULLY RENOVATED 3 Stories home located in West Abbotsford. Includes an excellent mortgage helping legal basement suite with a separate laundry! UPGRADES: NEW KITCHEN, NEW DOORS,NEW BLINDS, NEW FLOOR, NEW RAILING WITH STEP LIGHTS,NEW TAPS, NEW LIGHTS, NEW WASHROOM & MANY MORE. Features a Central AC unit to help cool down in those hot summer months. 8 year old roof. Furnace, Central AC and hot water tank are just 5 year old. MAIN FLOOR features a living room, kitchen with an eating area, dining room, family room, laundry room, and a FULL bathroom. TOP FLOOR: 4 bedrooms and 2 full bathrooms. Spacious driveway with lots of street parking. Fabulous views to the south and Minutes to Hwy 1! Close to many amenities! A must see before its gone! (id:48205)

6 Bedroom 4 Bathroom 3362 sqft

For sale

$1,459,000

11 3457 Whatcom Road

Abbotsford, British Columbia

This home is located in a serene private setting. This charming rancher boasts 3200 square feet of inviting living space. Designed with convenience in mind, the primary bedroom is located on the main floor. As you step inside, you're greeted by a warm and welcoming atmosphere, accentuated by natural light streaming through expansive windows that frame the picturesque mountain vistas. The spacious layout includes a walk-out basement, providing additional living or entertainment areas to suit your lifestyle. Home boasts a Bunker with 2 access points. Shopping, golf and quick access to the freeway are close by. (id:48205)

3 Bedroom 3 Bathroom 3302 sqft

For sale

$1,450,000

4314 Wright Street

Abbotsford, British Columbia

Escape into a world of history, providing an abundance of options! Offering a magical family home, business savvy B&B or exclusive medical facility. Zoned for any of the above. Nothing to do in this ENGLISH COUNTRY character home with courtyards. Lots of extra details through out. UPPER FLOOR 4 large bdrms, incl. 2nd P. bdrm. 2 bdrms w/French doors to a large sundeck over looking the landscaped grounds. Massive attic, great possibilities. MAIN FLOOR has a ton of character! Living room with original F.P. Massive UPDATED kitchen w/solarium plus it opens to a private courtyard. Huge familyRm was a main bdrm w/ensuite. Easily a bdrm again. Massive new dble garage w/shop above & another shop in the back! Wonderful quiet areas to enjoy & located in a peaceful village. (id:48205)

5 Bedroom 4 Bathroom 2975 sqft

For sale

$1,450,000

2784 Lucern Crescent

Abbotsford, British Columbia

Embrace breathtaking views in this Frank Lloyd Wright-inspired post and beam masterpiece. Nestled at the end of a cul-de-sac, this architectural gem offers privacy and a seamless blend of elegance and functionality. The open-concept design, with expansive windows, floods the home with natural light, highlighting its stunning surroundings. Boasting 2 bedrooms, 2 baths, and a bright loft ideal for an office, this home exudes warmth with hardwood floors and a stone fireplace. The primary bedroom features a deluxe ensuite and fireplace. Enjoy the 1,594 sqft of deck/patio space with an art studio to fuel your creative inspiration. Custom-built by Chuck Bros and engineered by Read, Jones & Christoffersen, quality and durability are guaranteed. Designed for an executive clientele, don't miss out! (id:48205)

2 Bedroom 2 Bathroom 1800 sqft

For sale

$1,449,888

11 31600 Old Yale Road

Abbotsford, British Columbia

Mahoney Station welcomes you to this Exclusive, Gated Community of Upscale Estate Homes offering added security & privacy for residents. This home offers over 4,100 sq/ft of functional living space. Enter through a grand foyer leading to formal living & dining rooms. Upstairs, discover 3 bedrooms alongside a TV room, including a primary bedroom with a walk-in closet & en suite. The private backyard is an entertainer's haven, featuring a covered hot tub, gazebo, and shed. Conveniently located for commuters, Hwy 1 is just a 3 min drive away, while nature lovers can enjoy a short walk to Fishtrap Creek. 2022 Updates include a new kitchen with top-of-the-line Jenn Air appliances, a 70-year roof with a 50-year Penfolds warranty, and a 2023 hot water tank. A/C for added comfort. (id:48205)

6 Bedroom 4 Bathroom 4177 sqft

For sale

$1,449,000

2558 Lakeview Crescent

Abbotsford, British Columbia

OPEN HOUSE SAT, MAY 25, 2PM-4PM. 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! (id:48205)

4 Bedroom 3 Bathroom 2090 sqft

For sale

$1,439,000

32373 Dolphin Crescent

Abbotsford, British Columbia

Welcome to this beautiful house. It's great investment property. It's situated on large lot. It's recently updated 6 bedrooms and 4 bathrooms. It's located minutes away from HWY 1 in the highly sought area of West Abbotsford. A bright open kitchen features with stainless steel appliances, quartz countertops and a large island. Great mortgage helper comes with legal suite. (id:48205)

6 Bedroom 4 Bathroom 2781 sqft

For sale

$1,439,000

36688 Carl Creek Crescent

Abbotsford, British Columbia

Looking for a new modern home, with an open floor plan and floor-to-ceiling windows, we got the perfect place for you! This home is located in a new subdivision in Abbotsford East. The open floor plan, high ceilings and grand windows make this home bright and luxurious. The main floor features a great room, dining, with a state-of-the-art kitchen leading to the back patio. The open floor plan makes this house an exceptional place to entertain guests. The upper level features a master bedroom with a grand walk-in-closet, luxury ensuite bath and three bedrooms. In the basement you have Two bedrooms, and a theatre room + rec room. Come check out this peaceful neighbourhood. (id:48205)

7 Bedroom 5 Bathroom 2986 sqft

For sale

$1,439,000

12 32638 Downes Road

Abbotsford, British Columbia

CREEKSIDE ON DOWNES - A BEAUTIFUL FAMILY HOME LOCATED IN A GATED COMMUNITY WITH MASTER ON THE MAIN. Boasting a spacious Kitchen/Living/Dining area perfect for entertaining. Your spacious Master Bedroom features a Walk-in Closet and 5 piece Ensuite. Upstairs there are two more Bedrooms and a large Rec Room which could be a third Bedroom. The lower level features a cozy Media Room, a Rec Room with a mini bar, and extra storage, potentially ideal for a mortgage helper. Enjoy the tranquility of the sun soaked southwest-facing backyard overlooking green space. A few extra features include on-demand hot water and air conditioning. Amazing location, both private and close to everything. Don't miss it! (id:48205)

4 Bedroom 4 Bathroom 4148 sqft

For sale

$1,425,000

35839 Regal Parkway

Abbotsford, British Columbia

Truly EXQUISITE PERFECTION!!! This STUNNING home is SO much more than the street appeal it exudes! As you enter the grand welcoming foyer, you're greeted w/ french doors to a fantastic office, adorned w/ gorgeous wood details, great for a home-based business. Also down is a large laundry rm, HUGE rec room, flex rm & bathrm, all w/ sep. entry & VERY easily suite-able. Upstairs you're treated to breathtaking views from EVERY angle. Statement woodwork frames the grand dining rm, w/ Mt. Baker & valley views, & the great rm directs your gaze to the HAVEN of a backyard, multi-tiered, w/ sprawling deck, pergolas, sprinkler system, beautiful gardens, custom shed, & gorgeous look-out deck to sip coffee, hear the birds, & take in the Mt.Baker view. Close to ALL: shops, golf, rec, schools & freewy! (id:48205)

3 Bedroom 3 Bathroom 2927 sqft

For sale

$1,425,000

36472 Cardiff Place

Abbotsford, British Columbia

Beautiful home in one of Abbotsford's' premier neighbourhoods! Cul-de-Sac living with Recreation on your doorstep, close to hiking and biking trails, Abbotsford Rec Centre, shopping and all levels of schools! Great freeway access to hwy 1, but no freeway noise when you're enjoying the outside. 5 bedrooms upstairs, the primary has a large ensuite and walk in closet! Superior finishing throughout this home and the basement is unfinished and waiting for your ideas, with high ceilings and lots of natural light, it would make a perfect in law suite or hang out area. Hardwood floors, Stainless steel appliances in the kitchen and crown moulding everywhere, new furnace and new hot water tank! The open plan living and kitchen area is big and bright, with great views of Mt Baker. (id:48205)

5 Bedroom 3 Bathroom 3810 sqft

For sale

$1,424,900

34884 Clayburn Road

Abbotsford, British Columbia

Your new home search stops here! Nestled within Historic Clayburn Village, this heritage home combines the allure of a bygone era with modern comfort. Originally constructed around 1909 as the Accountant's residence, many original features have been preserved. Extensive renovations were undertaken, introducing new kitchen cabinets, appliances, hardwood floors, a master ensuite, furnace, & AC. The residence boasts a welcoming covered deck that oversees the expansive yard, adorned with lush landscaping for privacy. A detached 600 sq ft studio with its own bath provides an ideal space for a home office. Ample parking is available off the lane. The nearby Clayburn Village Store beckons for delightful treats, just a short stroll away. Don't wait; book your private viewing today (id:48205)

3 Bedroom 3 Bathroom 2342 sqft

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