Abbotsford East includes the McKee mountainside neighbourhood, historic Clayburn Village, Whatcom and the Abbotsford Recreation Centre, with Sumas Mountain trails close by. This is an MLS® area with no official City boundary, so schools and parks here are placed by address.
Written by Jared Gibbons, REALTOR®, Royal LePage Little Oak Realty, on October 10, 2026. I have worked in Fraser Valley real estate for 11+ years. Facts come from the official sources noted on this page. Rules and boundaries change, so confirm anything important with the City of Abbotsford.
General information only. Not legal, planning or financial advice. Confirm zoning, plan designations and school catchments before you buy or sell.
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Quick facts
Abbotsford East at a glance
Compiled from official sources. Details change, so use the links on each card to confirm.
McKee
McKeeMountainside neighbourhood
Plan
McKee Neighbourhood Plan (Bylaw 3400-2023), adopted June 26, 2023
Area
Largely undeveloped, with Ledgeview Golf Club and Sumas Mountain nearby; 4,840 residents
Clayburn
ClayburnHistoric village
History
Its brick industry started the city’s growth in the early 1900s
Today
The village still has original brick homes, a store, a church and a schoolhouse
Golf
GolfLedgeview Golf Club
Address
35997 McKee Road
Near
The McKee mountainside neighbourhood and Sumas Mountain
NOT A DRIVE-BY! TWO HOMES IN ONE! Discover this unique property offering duplex-style living, ideal for extended families or mortgage-helper potential! The spacious two-storey main residence features 5 bedrooms, 2 bathrooms, a generous upper-level recreation room, main-floor laundry, and access to a large private sundeck. Recent updates include new roof shingles and fresh paint, creating a bright, refreshed interior. The attached 1,019 sq. ft. level-entry rancher-style addition, built approximately 12 years ago, offers 2 bedrooms, 2 bathrooms, separate laundry, and a private fenced patio. Additional highlights include ample parking, two furnaces, two hot water tanks, a 5' crawl space for storage, and a garden shed. Conveniently located close to schools, shopping, and recreation.More details
MOVE-IN READY Lot 118 GLENRIDGE at West Field in Cooper Meadows offers exceptional value with a 1-bedroom legal suite situated on the greenbelt with a private backyard. The main floor features a huge gourmet kitchen with shaker-style cabinetry, quartz counters, oversized island, integrated appliances and upgraded Smeg wall oven and gas cooktop. The living room includes a gas fireplace with matching quartz surround and deck access. Upstairs, the spacious primary suite offers a sitting room, walk-in closet and ensuite, plus 2 additional bedrooms, full bath and laundry with upper cabinets and quartz counter. Black metal railings, under-cabinet lighting, BBQ gas line and added backyard trees for privacy complete this move-in ready home. Interior photos are of the Glenridge show home.More details
2 bedroom townhome with the feel of a luxury condo. Over 1,600 sqft on 1 level, rancher style floorplan with stunning valley views & a large terrace to take it all in. Evening sunsets are so beautiful, & the outdoor fireplace adds to the relaxing atmosphere. Concrete & steel construction building with radiant in-floor heating + central air conditioning. Open concept design with spacious kitchen, gas range, & ample cabinetry flowing into dining & living areas. Lots of glass brings in abundant natural light with southern exposure. Set in a beautiful location surrounded by nature, just minutes to trails, hiking, biking, tennis & outdoor recreation. This is a unique, one of a kind building in East Abbotsford with only 8 units available, fully built and move in ready.More details
Updated 2 story + basement home w/ 1-bed legal suite in desirable East Abbotsford! This 3,289 SF 4 BR/4 BTH home offers a fantastic layout & ample space. Kitchen boasts custom cabinets, quartz counters, gas cooktop, wall oven, SS appliances & walk-in pantry! Family rm ft. cozy nat gas FP, formal dining rm & living rm with vaulted ceiling, laundry & powder rm complete the main. Upstairs ft. large primary suite w/ walk in closet & custom built-ins, modern ensuite w/ walk in glass-shower! 2 more spacious BR's & a full bath upstairs. BSMT ft. soundproof media/rec room + flex space for upstairs use! Above ground self-contained suite. Outside ft. covered balcony off dining rm, hedge-lined low maint yard. Double garage, AC, fantastic school catchment, walking trails near by...This is the one!More details
Breathtaking panoramic views highlight this exceptional 4,661 sf executive home by Su Casa Design in The Highlands! Enjoy a private, lavishly landscaped yard backing onto greenbelt w/no neighbours behind. The elegant great room features a stone fireplace & French doors opening to a spacious southwest-facing view deck for great outdoor living! Bright open design, hardwood floors, extensive millwork & renovated white kitchen w/premium Viking appliances, quartz counters & butler’s pantry. Five bedrms up or 4+ games! The spectacular primary retreat boasts vaulted beamed ceilings, private view deck & luxurious 5-piece ensuite w/heated floors. Basement w/3 entrances features gorgeous legal suite (new in 2019) w/covered view patio, + rec room or 7th bedroom + den! An extraordinary home!More details
Tucked away on a quiet cul-de-sac in East Abbotsford! This beautifully maintained 5-bedroom, 4-bathroom home offers 4,068 sq. ft. of living space backing onto peaceful green space. The spacious main floor features hardwood flooring, a cozy gas fireplace, and a bright kitchen with island and adjoining dining area. Upstairs offers 4 generous bedrooms, including a primary retreat with walk-in closet and 5-piece ensuite. The lower level features a self-contained 1-bedroom unauthorized in-law suite with potential for a second bedroom, offering added flexibility for extended family Enjoy year-round comfort with air conditioning, a private fenced backyard with patio and gazebo, ample parking, and a fantastic location close to schools, parks and amenities! Open house 10/31 and 11/1 11:00 to 2:00pmMore details
Totally renovated home the exclusive Creekstone neighborhood! Quality high end features throughout including all new bathrooms, new kitchens, new PX plumbing, all new upgraded electrical, tankless hot water system, custom cabinetry and too much more to mention here, see attachments. New roof in 2022! Gorgeous 2 bedroom suite with easy access! Separate laundry and center island in kitchen. Beautifully manicured lawn and gardens all with irrigation systems, private fenced backyard with gorgeous decks and custom storage sheds. Close to Bateman Park and walking trails in Stoney Creek. Custom millwork and finishing throughout home make this better than new!More details
Welcome to Auguston! This beautiful 2-storey, 6 bed, 6 bath home is tucked away on a quiet dead-end street. The bright, open layout features vaulted ceilings, large windows, wide-plank flooring, control 4 automation and 2 linear fireplaces. The chef-inspired kitchen offers upgraded appliances, a gas range, built-in oven, quartz counters, huge island and separate spice kitchen. The primary suite features a spa-like ensuite, freestanding tub, seamless glass shower with rain heads and walk-in closet. Downstairs offers a 1- or 2-bedroom suite plus media room. Enjoy year-round covered outdoor living with a gas fireplace. Close to top-rated schools, parks, trails and golf. Don't delay, call today!More details
Welcome to Eagle's Gate in East Abbotsford! This beautifully finished 3 bed, 4 bath Craftsman-style townhome offers quality throughout, updated bedroom flooring & a gourmet kitchen featuring granite counters, s/s appliances & modern lighting. The spacious main floor is perfect for entertaining, w/built-in audio & access to a sunny patio. Upstairs, enjoy a generous primary suite w/heated ensuite floors. The fully finished basement features a custom workspace & surround sound theatre system. Major upgrades incl a newer furnace, heat pump & hot water tank, all just 2 years old! Located in the sought-after Yale Secondary catchment, close to parks, recreation, shopping & Hwy 1. An exceptional home in a fantastic East Abbotsford location!Book your private showing today!More details
Beautiful family friendly end unit townhome with mountain views in a great neighbourhood! Quality construction & thoughtful design are just 2 of the hallmarks of the Vantage South development. The main floor features an open concept living area with 9’ ceilings, a gorgeous designer kitchen with stainless steel appliances, access to a sundrenched southern exposed deck, & a convenient powder room. Upstairs you’ll find a generous master suite with walk in closet & ensuite, 2 additional bedrooms, and a 4-piece main bath. You’ll enjoy amazing views from the huge 375 sq ft roof top patio, and you’ll appreciate the dual comfort of a cozy fireplace and air conditioning throughout. A tandem double garage & a fenced back yard complete the package. Easy access to everything you need!More details
NEW PRICE. Tucked against a quiet treed hillside in McMillan, this updated end-unit townhouse offers 1,322 sq ft of easy, low-maintenance living. The main floor is open and full of light, with an induction-stove kitchen, formal dining and a cozy living room that opens to a private greenbelt patio. Upstairs, two primary suites each have their own ensuite, plus a spacious laundry room. Renovated in 2021, with 2.5 baths, a single garage plus an extra parking spot, and room for pets (1 dog and 1 cat, or 2 cats). Walk to the Abbotsford Rec Centre, local shops and dining in minutes. Now $609,000 - book your private showing today.More details
Welcome to this spacious 7 bedroom & 6 bathroom East Abbotsford home in amazing neighborhood offering over 3,700+ square feet of flexible living space. On the main level you'll find a bright front living room with a cozy gas fireplace, an updated central kitchen with S/S appliances and an expansive family room that opens out to the covered patio. The primary bedroom includes its own private deck and ensuite with soaker tub. Four bedrooms in total upstairs for families! Downstairs enjoy a separate rec room, two additional bedrooms and a den for the upstairs use, plus a legal one-bedroom suite that's ideal for extended family or a mortgage helper. All of this sits on a flat 7,600 square foot lot with a double garage and ample extra parking. If you need rooms & space this is the home for you!More details
Catchments are set by address, and one area can be split between several schools. Use the Abbotsford School District catchment locator to check the exact address before you buy.
Parks and recreation
Parks and recreation in Abbotsford East
From the City of Abbotsford parks and facilities pages. Check the City for current rules and hours.
Rec centre
Recreation centreAbbotsford Recreation Centre
Address
2499 McMillan Road, next to McMillan Park
Has
Pool, weight rooms and a 150 m indoor running/walking track
Abbotsford East mixes hillside streets, a heritage village and new development.
Buyers
DetachedHouses
Look at
Lot size, the age of major systems, and the street
Ask
What the zone allows, and whether any suite was permitted
Watch for
Assuming a neighbour’s rebuild or suite is possible on your lot
Buyers
TownhomesStrata living
Look at
Strata fees, the depreciation report, minutes and bylaws
Ask
About upcoming special levies and what the fees include
Watch for
Pet or age rules that do not match your plans
Hillside
SlopeMountainside homes
Look at
Slope, drainage, retaining walls and winter road access
Ask
About geotechnical reports and what the McKee plan allows nearby
Watch for
Views or green space a future project could change
Planning and zoning
Planning in Abbotsford East
The McKee plan guides new homes on the mountainside.
The McKee Neighbourhood Plan (Bylaw 3400-2023) was adopted June 26, 2023. It combines homes, schools, parks and trails into one complete neighbourhood.
Immel-McMillan, east of Historic Downtown, mixes residential densities and commercial uses, with three Neighbourhood Centres.
Confirm the zoning. Ask the City of Abbotsford what the property is zoned and what the plan says about it and the lots around it.
Confirm the school catchment. Use the Abbotsford School District catchment locator for the exact address.
For a strata home, read the documents. Depreciation report, minutes, bylaws and fees, plus any special levies.
Confirm any suite. Ask whether it was permitted before you count on it.
Get a thorough inspection. Check the roof, drainage and major systems.
On a hillside lot, check the ground. Ask about slope, drainage and any geotechnical reports.
Selling
Own in Abbotsford East?
Send me your address and I’ll give you a call to talk about how to get the most value from your home.
FAQ
Frequently Asked Questions About Abbotsford East
What is the McKee plan?
The McKee Neighbourhood Plan, adopted June 26, 2023, guides a mountainside neighbourhood with homes, schools, parks and trails.
What is Clayburn Village?
A historic village whose brick industry started Abbotsford’s growth in the early 1900s. It still has original brick homes, a store, a church and a schoolhouse.
Where is the Abbotsford Recreation Centre?
At 2499 McMillan Road, next to McMillan Park.
Which schools serve Abbotsford East?
Schools at addresses here include McMillan, Prince Charles and Sandy Hill elementary schools, two middle schools, and Yale and Robert Bateman secondary schools. Check the catchment locator for the exact address.
ALR status is set property by property. About 72% of Abbotsford’s land is in the Agricultural Land Reserve, so check the exact address on the Agricultural Land Commission map. You can also check an address with the zoning lookup at the top of this page.
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The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Greater Vancouver REALTORS® (GVR), the Fraser Valley Real Estate Board (FVREB) or the Chilliwack and District Real Estate Board (CADREB). Real estate listings held by participating real estate firms are marked with the MLS® logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by either the GVR, the FVREB or the CADREB which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of either the GVR, the FVREB or the CADREB.
The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Greater Vancouver REALTORS® (GVR), the Fraser Valley Real Estate Board (FVREB) or the Chilliwack and District Real Estate Board (CADREB). Real estate listings held by participating real estate firms are marked with the MLS® logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by either the GVR, the FVREB or the CADREB which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of either the GVR, the FVREB or the CADREB.