Homes for Sale in East Abbotsford
Family houses climbing onto Sumas Mountain, from McMillan and Eagle Mountain up to Auguston, with Highway 1 at Whatcom Road and Sumas Way.
Explore Homes in East Abbotsford
Detached family homes first, a steady townhouse supply and very few condos, from McMillan and Eagle Mountain up to Auguston and out to Sumas Prairie.
Browse Abbotsford ListingsNo active East Abbotsford listings from our brokerage right now. The closest homes we have today:
10 km from East Abbotsford$899,000
3 Bed • 2 Bath • 2,007 Sq Ft33056 CHERRY AVENUE, MissionView Details
30 km from East Abbotsford$1,229,0004 Bed • 3 Bath • 2,360 Sq Ft4652 203 STREET, LangleyView Details
30 km from East Abbotsford$749,0003 Bed • 3 Bath • 1,634 Sq Ft114 21928 48TH AVENUE, LangleyView Details
46 km from East Abbotsford$3,200,0007 Bed • 5 Bath • 3,855 Sq Ft6222 133 STREET, SurreyView Details
46 km from East Abbotsford$599,0003 Bed • 2 Bath • 1,039 Sq FtB208 14438 72 AVENUE, SurreyView Details
46 km from East Abbotsford$1,230,0005 Bed • 3 Bath • 2,103 Sq Ft11397 141A STREET, SurreyView Details
46 km from East Abbotsford$515,0002 Bed • 2 Bath • 1,089 Sq Ft1102 14820 104 AVENUE, SurreyView Details
46 km from East Abbotsford$1,699,0008 Bed • 8 Bath • 4,880 Sq Ft14185 74 AVENUE, SurreyView Details
68 km from East Abbotsford$1,499,0007 Bed • 2 Bath • 2,212 Sq Ft4904 RUPERT STREET, VancouverView Details
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Why East Abbotsford is where the city’s houses are
In late September 2026 the MLS Abbotsford East sub area had 189 houses, 82 townhouses and just 11 condos for sale, the deepest house supply of any Abbotsford sub area and almost no condos.
East Abbotsford on this page means the MLS® Abbotsford East sub area that listings are filed under, plus the rural Sumas Mountain and Sumas Prairie sub areas beyond it. On the City of Abbotsford’s own community map that is Immel-McMillan, Whatcom (with the Eagle Mountain streets), Clayburn and McKee (with Auguston), and then Sumas Mountain and Sumas Prairie to the east. Central Abbotsford, Poplar, the UDistrict and Matsqui are not on this page; the Abbotsford city page covers them.
The line has history behind it. Until 1995, McCallum Road was the boundary between the District of Abbotsford to the east and the District of Matsqui to the west, and the 2 merged that year into today’s city. Everything this page covers sits on the old Abbotsford side of that line, rising from the Highway 1 corridor onto the lower slopes of Sumas Mountain.
The housing follows the ground. Clayburn Village grew up around a brick plant at the foot of the mountain, its original townsite built between 1905 and 1908. Around and above it are the family subdivisions most buyers mean by East Abbotsford, and higher again is McKee, where the City adopted a new neighbourhood plan in June 2023 for a mountainside neighbourhood known for its open space and trails. If a condo is what you need, West Abbotsford is where that supply is.
Active listing counts from Straw Homes, Abbotsford neighbourhood rankings, data dated September 30, 2026, retrieved October 2026. A snapshot that changes weekly. Pre 1995 boundary from the District of Matsqui entry; community names from the City of Abbotsford community boundaries; McKee plan from the City of Abbotsford. View source
The Mountain Side of Abbotsford
East Abbotsford is the old District of Abbotsford side of McCallum Road, climbing from the Highway 1 corridor onto Sumas Mountain, and it is where the city’s house supply is deepest.
Explore Homes for Sale in Abbotsford, BCHouse Led Supply
189 houses for sale against 11 condos in late September 2026.
Exits 92 and 95
Sumas Way and Whatcom Road put Highway 1 minutes away.
Yale and Bateman
2 secondaries the district protects with non catchment limits.
Abbotsford Recreation Centre
Ice, a 25 metre pool, 2 gyms and a track on McMillan Road.
Sumas Mountain Trails
McKee Peak, Clayburn Creek and Lower Sumas Mountain Park.
Clayburn Village
BC’s first company town, a heritage brick village at the mountain’s foot.
Parks, Recreation and Everyday Life in East Abbotsford
The Abbotsford Recreation Centre at 2499 McMillan Road is the east side’s anchor, and McMillan Park shares the address. Inside: an Olympic size ice rink and a leisure skating pond, a 25 metre pool with hot tub, sauna and tots pool, a 10,000 square foot weight room, 2 full size gymnasiums, a 150 metre indoor walking and running track, and dedicated preschool, youth and 55+ activity centres. If your kids skate or swim, this is the building your week will run through.
The mountain is the other amenity. The City lists Lower Sumas Mountain Park with entrances at 2850 Whatcom Road and 36151 Walter Road, Eagle Mountain Park on Eagle Mountain Way, and named trails at McKee Peak, Clayburn Creek and Straiton. Sumas Mountain Provincial Park covers the higher northern reaches of the mountain, and the paved Discovery Trail runs across the city, connecting its east and west sides.
Ledgeview Golf and Country Club, an 18 hole course at 35997 McKee Road, is owned by the City. Shadbolt Park runs a splash pad from the May long weekend to the September long weekend. Clayburn Village, British Columbia’s first company town, keeps its heritage brick houses and its village store at the foot of the mountain, and the historic downtown and Mill Lake Park are a short drive west in the city centre.
City of Abbotsford recreation facilities, parks and trails pages, retrieved October 2026. Sumas Mountain Provincial Park and Clayburn Village from their Wikipedia entries. View source
Who lives in East Abbotsford
There is no published census profile for East Abbotsford on its own, so the city figures carry the population story and the listing data carries the housing story. Abbotsford grew from 141,397 to 153,524 residents between the 2016 and 2021 censuses, and it is the largest city by area in British Columbia.
The buyers who land here are, in rough order: families moving up from a townhouse to a house with a yard, families buying an address in the Yale or Robert Bateman catchment, and buyers who want trails and a mountain view more than a short walk to shops. That ordering is drawn from the housing stock, the school rules and the market data on this page rather than from a published survey.
The City of Abbotsford counted 153,524 residents in the 2021 census. There is no published community level census profile for East Abbotsford, so we do not print one.
Houses for Sale in East Abbotsford
East Abbotsford runs house heavy, with a solid townhouse supply and almost no condos, so the choice here is mostly which street and which school.
Compare East and West Abbotsford
Detached Homes
189 of the 282 homes for sale in the sub area in late September.
Recent Sale Average$995,000s
Townhomes
82 for sale, and newer than the city as a whole.
Recent Sale Average$587,000s
Condos
Only 11 for sale here; most condo supply is west and central.
Abbotsford Benchmark$370,200
Newer Mountain Homes
About 1 in 4 houses for sale were built in 2021 or later.
Sells In About15 DaysFigures are approximate, drawn from Straw Homes Abbotsford East snapshots for late September 2026 and the Fraser Valley board September 2026 report. They move month to month.
The East Abbotsford housing market at a glance, September 2026
The Fraser Valley board does not publish East Abbotsford on its own. Its Abbotsford detached benchmark was $1,087,000 in September 2026, down 11.1 percent year over year, and Straw Homes put the average Abbotsford East house sale at about $995,000 in late September.
| Property type | September 2026 benchmark |
|---|---|
| Detached | $1,087,000 |
| Townhouse | $592,600 |
| Apartment or condo | $370,200 |
| All types composite | $701,900, down 9.0 percent year over year |
Fraser Valley Real Estate Board MLS Home Price Index, Abbotsford area, September 2026 report. The Abbotsford area is the whole city, wider than East Abbotsford. Updated monthly. View source
| Type | Average sale | Notes |
|---|---|---|
| Houses | About $995,000 | 189 active, median 15 days on market |
| Townhouses | About $587,000 | 82 active, median 23 days on market |
| Condos | None published | Only 11 active, too few for a sale average |
| Sumas Mountain houses | About $950,000 | 12 active, a rural sub area this page also covers |
Straw Homes, Abbotsford neighbourhood rankings, data dated September 30, 2026, retrieved October 2026. These are averages and medians, not benchmark prices, and they move month to month. View source
Read the 2 tables together. City wide, Abbotsford had 440 detached homes for sale against 45 detached sales in September, a slow, buyer friendly pace. On the east side the house pool is deep but the houses that sell have been going in a median of about 15 days on the Straw Homes snapshot. Those are different measures from different publishers, so treat them as context for each other, not as one number.
East Abbotsford housing stock and what it costs
Detached houses
189 active in late September 2026, the deepest house pool in the city. A median build year of 1999, from 1980s family homes to new builds from 2021 on.
Townhomes
82 active. Newer than the city as a whole, with a median strata build year of 2008 across the sub area.
Condos
Only 11 active, too few for a sale average. Most of the city’s condo supply is west and central.
Straw Homes, Abbotsford neighbourhood rankings and active listings for the Abbotsford East sub area, September and October 2026. Fraser Valley Real Estate Board September 2026 report for the Abbotsford benchmarks. View source Sale averages move month to month and are not benchmark prices.
Houses, townhomes and condos in East Abbotsford, in detail
The east side is a house market first, a townhouse market second, and barely a condo market at all.
Detached Houses for Sale in East Abbotsford
Houses were 189 of the 282 Abbotsford East listings on the late September snapshot, with recent sales averaging about $995,000 against an Abbotsford detached benchmark of $1,087,000. The benchmark covers the whole city, acreage included, so the 2 numbers are context for each other rather than a like for like gap.
The stock is younger than most buyers expect. Across the Abbotsford East houses Straw Homes showed for sale on October 4, 2026, the median build year was 1999, and about 1 in 4 had been built in 2021 or later. Expect 1980s and 1990s family homes alongside brand new construction, and real variation in condition between them.
Rural is a separate decision. Sumas Mountain had 12 houses for sale and Sumas Prairie 19, and the prairie is the drained bed of the old Sumas Lake. Residents there were ordered to evacuate on November 16, 2021, in flooding the City called catastrophic. If a listing sits on the prairie floor, ask about flood history and insurance before you write an offer, and check Agricultural Land Reserve status before you plan around the land.
Townhomes and Condos for Sale in East Abbotsford
82 townhouses were for sale in the Abbotsford East sub area in late September, with recent sales averaging about $587,000 and a median of 23 days on market. The Abbotsford townhouse benchmark was $592,600 in September 2026, the lowest of any Fraser Valley board reporting area that month.
Strata here skews newer than the city as a whole: the median build year of the strata listings Straw Homes showed in the sub area on October 4 was 2008. Condos are the gap. With only 11 active, an east side condo is something you wait for; buyers who want one usually look at West Abbotsford, which had 112 condos for sale on the same snapshot.
Inventory, sale averages, days on market and build years from Straw Homes, Abbotsford East, Sumas Mountain and Sumas Prairie sub areas, September and October 2026. Benchmarks from the Fraser Valley Real Estate Board September 2026 report. Flood history from the Abbotsford, British Columbia entry. View source
What Abbotsford prices have done
Abbotsford recorded 45 detached, 27 townhouse and 31 apartment sales in September 2026. Detached sales were down 8.2 percent year over year and active detached listings fell 13.2 percent to 440, so buyers and sellers have both pulled back while prices eased.
For a buyer, the practical read is that the city wide buyer’s market has given you time and negotiating room, but the well kept house on the right east side street still sells quickly. Watch the days on market, not just the price.
| Property type | Year over year change |
|---|---|
| Detached | Down 11.1 percent |
| Townhouse | Down 8.6 percent |
| Apartment or condo | Down 11.0 percent |
Fraser Valley Real Estate Board September 2026 statistics package: Abbotsford sales, listings and MLS Home Price Index, plus the board wide news release. Abbotsford East days on market from Straw Homes, September 2026. View source Figures refresh in the first business week of every month.
East Abbotsford, BC
A house with a yard, a catchment school and a mountain at the end of the street, on the side of the city that still builds family homes.
Plan an East Abbotsford SearchA House Led Market
189 of the 282 Abbotsford East listings in late September 2026 were houses, against just 11 condos.
Houses Under a Million
Recent Abbotsford East house sales averaged about $995,000, against an Abbotsford detached benchmark of $1,087,000 in September 2026.
Sumas Mountain at the Door
Lower Sumas Mountain Park, McKee Peak and Clayburn Creek trails sit on the doorstep of the east side streets.
Catchment Families
Yale and Robert Bateman are 2 of the 4 secondaries where the district restricts non catchment entry, so families buy the address for the school.
Commuting from East Abbotsford
Be straight about transit. The Fraser Valley Express stops in Abbotsford only at Highstreet Exchange and McCallum Park and Ride, so most east side commuters drive or take a local bus to McCallum first; local route 2, Highstreet and McMillan, runs between the 2 sides of the city. The 72 to 80 minutes is BC Transit’s scheduled weekday time from McCallum to Lougheed Town Centre SkyTrain Station on trips leaving between 6 and 8 a.m.
Work zone ahead. Work continues on the Highway 11 interchange at Highway 1: the province scheduled demolition of the Highway 11 overpass for October 2 to 5, 2026, with 50 km/h on Highway 11 and 80 km/h on Highway 1 through the work. Allow extra time through the Sumas Way interchange until the work is done.
BC Transit route 66 weekday timetable and route list, retrieved October 2026. Highway 1 exits from the British Columbia Highway 1 entry. Highway 11 work from the Ministry of Transportation and Transit, October 1, 2026. View source Drive times are estimates only and vary with traffic.
Schools serving East Abbotsford and their catchments
Yale Secondary
At 34620 Old Yale Road, in the City’s Immel-McMillan community. The Abbotsford School District restricts non catchment requests into Yale, Robert Bateman, Abbotsford Senior and W.J. Mouat and all their feeder schools, to reduce enrolment over time, so for this school the address you buy is what gets your child in.
- EntryCatchment first, non catchment restricted
- Also eastRobert Bateman Secondary
- DistrictAbbotsford School District 34
| School | Type | Catchment or area | Grades |
|---|---|---|---|
| Yale Secondary | Public secondary | Immel-McMillan | Non catchment entry restricted |
| Robert Bateman Secondary | Public secondary | Clayburn | Non catchment entry restricted |
| Clayburn Middle | Public middle, over 700 students | Clayburn | 6 to 8 |
| William A. Fraser Middle | Public middle | Immel-McMillan | Middle years |
| Sandy Hill Elementary | English and French Immersion, dual track | Clayburn | K to 5 |
| Dr. Thomas A. Swift Elementary | Public elementary, District Nature Education Program | Clayburn | K to 5 |
| Auguston Traditional Elementary | District traditional program, by application | McKee, Auguston | Elementary |
| Barrowtown Elementary | Small rural school with a greenhouse | Sumas Prairie | K to 5 |
Most students attend the catchment school for their primary home address, and the district recommends using its school locator and its catchment maps together to confirm a boundary. French Immersion and Traditional School are district programs open to students inside and outside the catchment maps. Confirm the catchment for a specific address before you write an offer that depends on a school.
Abbotsford School District school pages, school list and Neighbourhoods and School Catchments page, retrieved October 2026. School locations placed in City of Abbotsford communities with the BC Address Geocoder. View source We do not publish third party school rankings without the publisher, the year and the qualifying basis printed beside them.
Your Questions About East Abbotsford, Answered
What buyers ask most before making an offer in East Abbotsford.
Still Have Questions? Let's TalkWhich neighbourhoods are in East Abbotsford?
This page uses the MLS Abbotsford East sub area plus the rural Sumas Mountain and Sumas Prairie sub areas. On the City of Abbotsford’s community map that is Immel-McMillan, Whatcom with the Eagle Mountain streets, Clayburn, and McKee with Auguston, then Sumas Mountain and Sumas Prairie. All of it sits east of McCallum Road, the boundary between the old District of Abbotsford and the District of Matsqui before they merged in 1995.
How much is a house in East Abbotsford?
Recent Abbotsford East house sales averaged about $995,000 on the Straw Homes snapshot dated September 30, 2026. The Fraser Valley board’s Abbotsford detached benchmark was $1,087,000 in September 2026, down 11.1 percent year over year. The benchmark covers the whole city, so treat the 2 numbers as context for each other.
Is Matsqui part of East Abbotsford?
No. Matsqui was the western of the 2 districts that formed Abbotsford in 1995, and Matsqui Village sits on Matsqui Prairie north of downtown, near Harris Road and Highway 11. It is its own MLS sub area and is covered on the Abbotsford city page.
What is the difference between East and West Abbotsford?
East Abbotsford is house led and newer than most buyers expect, with a median build year of 1999 on the houses for sale and only 11 condos active. West Abbotsford carries the condo supply, 112 active on the same snapshot, plus Highstreet, the airport and the Mount Lehman interchange. Both had house sale averages near $1 million in late September.
Which schools serve East Abbotsford?
Yale Secondary on Old Yale Road and Robert Bateman Secondary on Exbury Avenue are the east side secondaries, with William A. Fraser Middle and Clayburn Middle. The district restricts non catchment requests into Yale, Robert Bateman, Abbotsford Senior and W.J. Mouat and their feeder schools, so confirm the catchment for the exact address with the district.
Is there flood risk in East Abbotsford?
The risk is on the prairie, not the slopes. Sumas Prairie is the drained bed of Sumas Lake, and its residents were ordered to evacuate on November 16, 2021, in flooding the City called catastrophic. If a listing sits on the prairie floor, ask about flood history and insurance before you write an offer.
How do I commute from East Abbotsford?
By car, Highway 1 at Whatcom Road, exit 95, or Sumas Way, exit 92. By bus, the Fraser Valley Express from McCallum Park and Ride reaches Lougheed Town Centre SkyTrain Station in 72 to 80 minutes on weekday trips leaving between 6 and 8 a.m., according to BC Transit’s timetable.
What is there to do in East Abbotsford?
The Abbotsford Recreation Centre on McMillan Road has an Olympic size rink, a 25 metre pool, 2 gyms and an indoor track. Sumas Mountain has Lower Sumas Mountain Park and the McKee Peak and Clayburn Creek trails, Ledgeview is a City owned 18 hole golf course on McKee Road, and Clayburn Village is a heritage brick village at the foot of the mountain.
Shawn Kandola, Your East Abbotsford Realtor
Buyers come to East Abbotsford for a house, a catchment and a bit of mountain. I will walk you through how each pocket trades, from McMillan and Eagle Mountain up to Auguston, which houses need a renovation budget and which are new, and tell you honestly when a listing on the prairie floor needs more questions before an offer.
Nearby Abbotsford communities
Homes for Sale in Abbotsford, BCThe city hub, with every Abbotsford sub area and September 2026 benchmarks.
Homes for Sale in West AbbotsfordClearbrook, Townline and Aberdeen, where the condo supply and the airport are.
Homes for Sale in Chilliwack, BCFurther east on Highway 1, reported by a separate real estate board.
Homes for Sale in Mission, BCNorth across the Fraser on Highway 11, on the same Fraser Valley board.