Abbotsford Homes Under $1.8M for Sale

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  • 32565 George Ferguson Way, Abbotsford, BC V2T 4C8 – MLS R3181072

    32565 George Ferguson Way Central Abbotsford Abbotsford V2T 4C8
    OPEN HOUSE: Nov 08, 2026
    02:00 PM - 04:00 PM PST
    Open House on Sunday, November 8, 2026 2:00PM - 4:00PM
    Main Photo: 32565 George Ferguson Way, Abbotsford, BC V2T 4C8 – MLS R3181072
    $819,900
    Residential
    Status:
    Active
    MLS® Num:
    R3181072
    Bedrooms:
    3
    Bathrooms:
    2
    Floor Area:
    1,136 sq. ft.
    Beautifully updated Rancher in sought after West Abbotsford! This move in ready home has been extensively renovated throughout & is ready for its next owner. Featuring a stunning new kitchen, updated bathrooms, new flooring, modern baseboards, newer hot water tank, upgraded driveway, soffits and siding, doors, windows, modern roller blinds, updated lighting, and so much more! Offering a spacious layout with 3 bedrooms, 2 full bathrooms and a large covered carport. Simple one level living here with no stairs! Enjoy the fully fenced, private backyard backing onto Oriole Park—perfect for families, pets, and entertaining. Ample parking for 5 vehicles and ideally located close to schools, public transit, shopping, and parks. Great opportunity to live, hold for future potential, or invest! More details
    Listed by eXp Realty of Canada Inc.
    JARED GIBBONS
  • 2716 Tylney Lane, Abbotsford, BC V2S 0G1 – MLS R3181860

    2716 Tylney Lane Abbotsford East Abbotsford V2S 0G1
    OPEN HOUSE: Nov 07, 2026
    01:00 PM - 03:00 PM PST
    Open House on Saturday, November 7, 2026 1:00PM - 3:00PM
    Main Photo: 2716 Tylney Lane, Abbotsford, BC V2S 0G1 – MLS R3181860
    $1,175,000
    Residential
    Status:
    Active
    MLS® Num:
    R3181860
    Bedrooms:
    5
    Bathrooms:
    3
    Floor Area:
    2,724 sq. ft.
    This is the one you’ve been waiting for in The Quarry! Built by respected local builder Ridgepoint Homes, this beautifully finished home delivers quality, style and a fantastic family layout. The main floor features 3 beds, including a gorgeous primary suite with a 5 pc ensuite, deep soaker tub and beautiful views. At the heart of the home, the kitchen opens directly onto a covered balcony with Mt. Baker rising in the distance, the perfect place for morning coffee, summer dinners and evenings outside. Downstairs, a 2-bed unauthorized in-law suite offers valuable flexibility for family or guests. Enjoy central A/C, a brand-new hot water tank and an easy-care yard with garden shed. All in a great school catchment, minutes from parks, recreation, shopping, restaurants and HWY 1. *OH: Nov 7* More details
    Listed by RE/MAX Blueprint
    JARED GIBBONS
  • 3007 Oriole Crescent, Abbotsford, BC V2T 4C9 – MLS R3179326

    3007 Oriole Crescent Abbotsford West Abbotsford V2T 4C9
    OPEN HOUSE: Nov 07, 2026
    02:00 PM - 04:00 PM PST
    Open House on Saturday, November 7, 2026 2:00PM - 4:00PM
    OPEN HOUSE: Nov 08, 2026
    02:00 PM - 04:00 PM PST
    Open House on Sunday, November 8, 2026 2:00PM - 4:00PM
    Main Photo: 3007 Oriole Crescent, Abbotsford, BC V2T 4C9 – MLS R3179326
    $924,888
    Residential
    Status:
    Active
    MLS® Num:
    R3179326
    Bedrooms:
    4
    Bathrooms:
    3
    Floor Area:
    1,545 sq. ft.
    Welcome to this move-in-ready 4-bedroom, 3-bathroom home situated on a spacious 7,300 sq. ft. corner lot in a central and convenient location! Nestled in a quiet neighbourhood, this property offers ample parking and plenty of space for the whole family. Enjoy the convenience of being within walking distance to all levels of schools and close to everyday amenities and the city centre. Perfect for first-time homebuyers looking to enter the market or growing families looking to upsize. The generous corner lot also presents an excellent opportunity for buyers, builders, or investors looking to tear down and build a brand-new home. Whether you're looking to move in, invest, or build your dream home, this property offers plenty of possibilities. More details
    Listed by Homelife Advantage Realty Ltd.
    JARED GIBBONS
  • 33720 Busby Road, Abbotsford, BC V2S 1T7 – MLS R3180583

    33720 Busby Road Central Abbotsford Abbotsford V2S 1T7
    OPEN HOUSE: Nov 07, 2026
    02:00 PM - 04:00 PM PST
    Open House on Saturday, November 7, 2026 2:00PM - 4:00PM
    OPEN HOUSE: Nov 08, 2026
    02:00 PM - 04:00 PM PST
    Open House on Sunday, November 8, 2026 2:00PM - 4:00PM
    Main Photo: 33720 Busby Road, Abbotsford, BC V2S 1T7 – MLS R3180583
    $1,299,000
    Residential
    Status:
    Active
    MLS® Num:
    R3180583
    Bedrooms:
    5
    Bathrooms:
    5
    Floor Area:
    2,552 sq. ft.
    BRAND NEW CUSTOM-BUILT HOME IN CENTRAL ABBOTSFORD! This stunning 2026-built home offers 5 bedrooms, 5 bathrooms, A/C and nearly 2,500 sq. ft. of thoughtfully designed living space. Featuring a modern kitchen with quartz countertops, stainless steel appliances and gas stove, plus custom lighting, a sleek fireplace and balcony deck. Upstairs boasts 3 spacious bedrooms, including a primary retreat with walk-in closet and ensuite. The versatile basement features a 1-bedroom legal suite with the potential to convert into a 2-bedroom suite OR create a separate 1-bedroom in-law suite, with two separate entrances and rough-in for a second kitchen. Complete with a double garage and conveniently located just 5 minutes from Alexander Elementary, Abbotsford Middle and Abbotsford Senior Secondary. More details
    Listed by eXp Realty of Canada Inc.
    JARED GIBBONS
  • 35268 Wells Gray Avenue, Abbotsford, BC V2S 5W7 – MLS R3180454

    35268 Wells Gray Avenue Abbotsford East Abbotsford V2S 5W7
    OPEN HOUSE: Nov 07, 2026
    11:00 AM - 01:00 PM PST
    Open House on Saturday, November 7, 2026 11:00AM - 1:00PM
    Main Photo: 35268 Wells Gray Avenue, Abbotsford, BC V2S 5W7 – MLS R3180454
    $864,900
    Residential
    Status:
    Active
    MLS® Num:
    R3180454
    Bedrooms:
    4
    Bathrooms:
    3
    Floor Area:
    1,750 sq. ft.
    East Abbotsford beauty! Sitting on a 6000 sqft lot with the privacy you seek! Meticulously maintained with several updates allows for an easy move-in. Updates include windows, bathrooms, flooring, kitchen, fence, appliances, blinds, retaining wall and more. Enjoy ample space featuring a total of 4 bedrooms and 3 bathrooms. Main floor offers bright and open layout with three beds, two baths, kitchen, dining area and living room. Basement hosts bedroom, bathroom, laundry and large rec area equipped with built in cabinets and wet bar. Fully fenced backyard with patio area and plenty of space for the kids, pets and gatherings. Lots of parking, side access, large upper balcony and much more. Great location with nice school catchment and quick access to shopping, freeway, schools, trails, etc. More details
    Listed by Homelife Advantage Realty Ltd.
    JARED GIBBONS
  • 35574 Mckee Road, Abbotsford, BC V3G 0A5 – MLS R3179375

    35574 Mckee Road Abbotsford East Abbotsford V3G 0A5
    Main Photo: 35574 Mckee Road, Abbotsford, BC V3G 0A5 – MLS R3179375
    $1,199,999
    Residential
    Status:
    Active
    MLS® Num:
    R3179375
    Bedrooms:
    6
    Bathrooms:
    4
    Floor Area:
    3,027 sq. ft.
    Space, comfort, and a prime East Abbotsford location! Tucked away on a quiet road shared by just 6 homes, this non-strata property sits on a generous 9,993 sq. ft. lot. Offering 6 bedrooms and 4 bathrooms, the bright main floor features separate living and family rooms, a den, dining area, and a kitchen with granite countertops. Large windows fill the home with natural light, while the living room offers direct walkout access to the secluded backyard. Upstairs features 4 bedrooms, laundry, and a primary suite with a soaker tub and separate shower. The basement includes a 2-bedroom suite, ideal for extended family or rental potential. Complete with a triple garage, close to Ledgeview Golf Course, great schools, and quick highway access! More details
    Listed by Royal LePage - Wolstencroft
    JARED GIBBONS
  • 32247 Granite Avenue, Abbotsford, BC V2T 2L4 – MLS R3181163

    32247 Granite Avenue Abbotsford West Abbotsford V2T 2L4
    Main Photo: 32247 Granite Avenue, Abbotsford, BC V2T 2L4 – MLS R3181163
    $820,000
    Residential
    Status:
    Active
    MLS® Num:
    R3181163
    Bedrooms:
    3
    Bathrooms:
    1
    Floor Area:
    2,386 sq. ft.
    RANCHER WITH BASEMENT | SSMUH-1 ZONING | 7500 SQFT LOT. Presenting a fantastic opportunity for sweat equity seekers, builders and investors! LAYOUT; Rancher with basement, 3 bedrooms up, 1 full bath + a large walk out basement (partially finished,) with separate entry, ready for a mortgage helper to be added! 7452 SQFT lot with 60 feet of frontage and 124 feet of depth (approx.) The SSMUH-1 brings the potential for further density and multiple living units! LOCATION; West Abbotsford near schools, parks, recreation facilities, shopping, and daily amenities. The property offers convenient access to Highway 1 and major commuter routes throughout the Fraser Valley and Metro Vancouver. Its established residential setting provides easy access to local parks, trails, and community services. More details
    Listed by RE/MAX LIFESTYLES REALTY
    JARED GIBBONS
  • 34158 Amblewood Place, Abbotsford, BC V2S 7N2 – MLS R3181030

    34158 Amblewood Place Poplar Abbotsford V2S 7N2
    OPEN HOUSE: Nov 07, 2026
    01:00 PM - 03:00 PM PST
    Open House on Saturday, November 7, 2026 1:00PM - 3:00PM
    OPEN HOUSE: Nov 08, 2026
    01:00 PM - 03:00 PM PST
    Open House on Sunday, November 8, 2026 1:00PM - 3:00PM
    Main Photo: 34158 Amblewood Place, Abbotsford, BC V2S 7N2 – MLS R3181030
    $1,129,900
    Residential
    Status:
    Active
    MLS® Num:
    R3181030
    Bedrooms:
    6
    Bathrooms:
    5
    Floor Area:
    2,732 sq. ft.
    Welcome to this beautifully maintained basement-entry home offering a thoughtful layout, generous living space and plenty of versatility. The main level features a solid maple kitchen with stainless steel appliances and a bright breakfast nook, complemented by inviting living and dining areas. Three bedrooms include a spacious primary with walk-in closet and private ensuite. Downstairs offers a bedroom, rec room and full bath, plus a separate 2-bedroom legal suite - an excellent mortgage helper. Enjoy the covered sundeck and private backyard, perfect for relaxing or entertaining. Ideally located near UFV, Rogers Forum, shopping, recreation and everyday amenities, with easy access to Highway 1. More details
    Listed by Sutton Group-West Coast Realty (Abbotsford)
    JARED GIBBONS
  • 32082 Austin Avenue, Abbotsford, BC V2T 4P3 – MLS R3180961

    32082 Austin Avenue Abbotsford West Abbotsford V2T 4P3
    Main Photo: 32082 Austin Avenue, Abbotsford, BC V2T 4P3 – MLS R3180961
    $949,900
    Residential
    Status:
    Active
    MLS® Num:
    R3180961
    Bedrooms:
    5
    Bathrooms:
    3
    Floor Area:
    2,248 sq. ft.
    Welcome to this beautiful 5-bedroom home in desirable West Abbotsford! Centrally located within walking distance to schools, Rotary Stadium, MRC, parks and amenities. The main floor offers 3 spacious bedrooms while the lower level features a 2-bedroom suite plus den. Perfect for extended family or a mortgage helper. Enjoy the added privacy of a quiet cul-de-sac with no homes directly behind. A fantastic opportunity in a prime location! More details
    Listed by Planet Group Realty Inc.
    JARED GIBBONS
  • 34832 1st Avenue, Abbotsford, BC V2S 8C1 – MLS R3181479

    34832 1st Avenue Poplar Abbotsford V2S 8C1
    Main Photo: 34832 1st Avenue, Abbotsford, BC V2S 8C1 – MLS R3181479
    $1,060,000
    Residential
    Status:
    Active
    MLS® Num:
    R3181479
    Bedrooms:
    5
    Bathrooms:
    3
    Floor Area:
    2,620 sq. ft.
    Welcome to Huntingdon Village - One of the most family friendly communities in Abbotsford. This fabulous 5 bed/3 bath home is located in a quiet cul-de-sac on a large flat lot with a huge fully fenced southerly exposed backyard. The main floor features an open concept plan with engineered hardwood throughout, a spacious gourmet kitchen and access to the deck overlooking the lovely backyard. The master bedroom has a beautiful spa-like ensuite, perfect for unwinding at the end of the day. Downstairs you will find a bright, spacious ground level legal 2 bedroom suite. Located in desirable Upper Sumas Elementary catchment. Great freeway access and close to lots of shopping, Don't miss it, book your private viewing! More details
    Listed by RE/MAX Elevate Realty
    JARED GIBBONS
  • 2036 Sierra Place, Abbotsford, BC V2S 7S2 – MLS R3181666

    2036 Sierra Place Abbotsford East Abbotsford V2S 7S2
    OPEN HOUSE: Nov 07, 2026
    01:00 PM - 03:00 PM PST
    Open House on Saturday, November 7, 2026 1:00PM - 3:00PM
    Main Photo: 2036 Sierra Place, Abbotsford, BC V2S 7S2 – MLS R3181666
    $1,249,000
    Residential
    Status:
    Active
    MLS® Num:
    R3181666
    Bedrooms:
    4
    Bathrooms:
    3
    Floor Area:
    3,196 sq. ft.
    Discover this beautifully maintained custom-built home on a 9,573 sq. ft. lot in Abbotsford's desirable Sierra Place neighbourhood. Offering five spacious bedrooms, elegant living areas, and a thoughtfully designed floor plan, this home blends timeless character with modern comfort. Highlights include an impressive entrance staircase, inviting family room, two gas fireplaces, and a private balcony off the primary bedroom. Enjoy Mount Baker views, a spacious kitchen, renovated bathrooms, a new furnace, and a 5 year old roof. Additional features include air conditioning, in-floor hot water heating, a security system, spacious double garage, and a private landscaped yard with an irrigation system. Surrounded by mature trees and conveniently located near shopping and restaurants. More details
    Listed by Orca Realty Inc.
    JARED GIBBONS
  • 3360 Omineca Court, Abbotsford, BC V2S 8K9 – MLS R3180108

    3360 Omineca Court Abbotsford East Abbotsford V2S 8K9
    Main Photo: 3360 Omineca Court, Abbotsford, BC V2S 8K9 – MLS R3180108
    $829,900
    Residential
    Status:
    Active
    MLS® Num:
    R3180108
    Bedrooms:
    3
    Bathrooms:
    2
    Floor Area:
    1,652 sq. ft.
    When looking for a place to call home two things that will always stand out are location and a generous yard to enjoy. Nestled at the end of a cul-de-sac this home sits on an almost 13,0000 square foot lot! Prince Charles Elementary and Ledgeview golf course very close. Shopping and highway access 7 minutes away. Make this home your own. Call today. More details
    Listed by Coldwell Banker Executives Realty
    JARED GIBBONS
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Data was last updated November 6, 2026 at 03:35 PM (UTC)

Browse active Abbotsford Homes Under $1.8M in the City of Abbotsford, BC on the MLS®, covering Abbotsford East (McMillan, Old Clayburn, Sandy Hill, Whatcom Road, and lower Eagle Mountain/McKee), Abbotsford West (Townline Hill, Blueridge, and Clearbrook), Central Abbotsford (Babich, Berry Park, and Ravine Park), and Poplar. Buyers comparing properties on this page will find detached single-family houses, including classic basement-entry homes with one- or two-bedroom mortgage-helper suites, renovated split-levels and ranchers on 6,000 to 8,500 sq ft lots, and modern three-level hillside residences.

Pair these live listings with our Abbotsford Neighbourhood Guides (covering all 9 Abbotsford MLS® sub-areas, SD34 school catchments, parks, and ALR / zoning rules) or use the quick links below to jump to our buyer guide, 7 local FAQs, and related Abbotsford searches.

Abbotsford Real Estate & MLS® Guide

What $1.8 Million Buys in Abbotsford's Detached Home Market

A $1.8M ceiling captures the core of Abbotsford's single-family detached house market. Between $950,000 and $1,300,000, buyers find well-kept 1970s to 1990s basement-entry and split-level homes on 6,000 to 8,000 sq ft lots across Central Abbotsford (Babich, Berry Park, and Ravine Park), Clearbrook, Poplar, and McMillan in East Abbotsford—many equipped with ground-level mortgage-helper suites.

Between $1,300,000 and $1,800,000, inventory expands to include newer 2,800 to 4,200 sq ft two-storey-with-basement family homes on Townline Hill and Blueridge in Abbotsford West, view properties on Sandy Hill, Eagle Mountain, and lower McKee Peak in Abbotsford East, and custom ranchers or small non-ALR rural lots in Aberdeen, Bradner, and Matsqui Village.

Key Abbotsford Corridors & Sub-Areas

Active listings on this page span Abbotsford East (McMillan, Old Clayburn, Sandy Hill, Whatcom Road, and lower Eagle Mountain/McKee), Abbotsford West (Townline Hill, Blueridge, and Clearbrook), Central Abbotsford (Babich, Berry Park, and Ravine Park), and Poplar. Compare individual neighbourhoods on our Abbotsford Neighbourhood Guides hub.

Schools, Zoning & Municipal Maps

Verify school catchments with Abbotsford School District 34, check parcel zoning and Development Permit Areas on the City of Abbotsford webmap, and review our Abbotsford Zoning Guide.

Buyer Due Diligence & Local Rules

Secondary Suites, Infill Rules, and Neighbourhood Comparisons

When comparing Abbotsford detached homes under $1.8M, buyers often weigh East Abbotsford against West and Central Abbotsford. East Abbotsford (McMillan, Sandy Hill, Old Clayburn, and Whatcom) is prized for its proximity to the Abbotsford Recreation Centre (ARC), Ledgeview Golf Club, and Robert Bateman / Yale Secondary catchments, while West Abbotsford (Townline Hill and Blueridge) offers quick Highway 1 commuter access at Clearbrook (Exit 87) and Mount Lehman (Exit 83) plus high rental demand for legal basement suites. Always verify secondary suite permits, RS3/SSMUH infill eligibility, and Steep Slope Development Permit Area overlays before removing subjects.

Whether you are comparing strata buildings around Central Abbotsford and Abbotsford West, family homes in Abbotsford East and Poplar, or rural and ALR properties across Bradner, Aberdeen, Matsqui, Sumas Mountain, and Sumas Prairie, we pull the title search, strata or permit file, and recent sold comparables before you remove subjects.

Frequently Asked Questions

7 Common Questions About Abbotsford Homes Under $1.8M

What types of detached houses can I buy under $1.8M in Abbotsford?

Under $1.8M covers the vast majority of detached single-family homes in Abbotsford, from ranchers and basement-entry homes on 6,000 to 8,000 sq ft urban lots up to newer 3,500+ sq ft family homes on Eagle Mountain, McKee, and Townline Hill.

Do many Abbotsford houses under $1.8M have basement suites?

Yes. Basement-entry and two-storey-with-basement houses in Townline Hill, Blueridge, Clearbrook, Poplar, and Central Abbotsford frequently include one- or two-bedroom secondary suites used as mortgage helpers or multi-generational living space.

How do I check if a basement suite is legal in the City of Abbotsford?

Request a Property Information Report and building permit history from the City of Abbotsford at 32315 South Fraser Way to confirm whether the secondary suite was built and finalized with municipal building, plumbing, and electrical permits.

Can I build a garden suite or multiplex on an Abbotsford detached lot?

Under provincial Small-Scale Multi-Unit Housing (SSMUH) rules and City of Abbotsford zoning updates, many urban residential lots connected to municipal water and sewer qualify for secondary suites, detached garden suites, or infill multiplexes, subject to lot size, parking, and tree/slope bylaws.

How does East Abbotsford compare to West Abbotsford for detached homes under $1.8M?

East Abbotsford (McMillan, Sandy Hill, Old Clayburn, Whatcom) features hillside topography, view lots, and generally lower suite density, while West Abbotsford (Townline Hill, Blueridge, Clearbrook) offers newer 3-level homes with legal suites and faster westbound Highway 1 access.

Are there small acreages under $1.8M in Abbotsford?

Occasionally 0.5 to 2 acre rural residential lots in Aberdeen, Bradner, Matsqui, or lower Sumas Mountain list between $1.4M and $1.8M, though larger working farms and custom estate acreages typically list above $1.8M.

How can I book showings for Abbotsford homes under $1.8M?

Call or text Jared Gibbons at 604-928-1361 or email jared@jaredgibbons.ca to arrange private showings and get a complete permit, zoning, and comparable-sales breakdown on any Abbotsford house.

Written by Jared Gibbons — Personal Real Estate Corporation, Royal LePage Little Oak Realty. 10 consecutive years FVREB Medallion Club · Top 1% of Fraser Valley REALTORS® | More than $500M in sales | 5.0 ★ across 95 Google reviews. Direct: 604-928-1361 · jared@jaredgibbons.ca.

Book a Showing or Request a Free Abbotsford Property Check

Have a question about an active listing or want a custom MLS® search set up for Abbotsford Homes Under $1.8M? Call or text 604-928-1361 or email jared@jaredgibbons.ca.

Client Reviews · 5.0 ★ across 95 Google reviews

What Buyers & Sellers Say

Excerpts from Google reviews for Jared Gibbons, REALTOR® at Royal LePage Little Oak Realty (Suite 201 - 15272 Croydon Dr, Surrey). Quoted word for word; initials only.

★★★★★
“I highly recommend Jared Gibbons to anyone looking for a realtor who truly goes above and…”
A.J.10 Oct 2026 · Google review
★★★★★
“We have known and worked with Jared for over 10 years. He is a trusted realtor that has always…”
B.9 Oct 2026 · Google review
★★★★★
“We had a great experience working with Jared to sell our condo. He was professional, dedicated, responsive, and kept us updated throughout the entire process. …”
A.Y.25 Sep 2026 · Google review
★★★★★
“Being on my own and having to make all the decisions myself, I truly appreciated having Jared’s…”
M.T.6 Jun 2026 · Google review
★★★★★
“10/10 service. Made everything extremely easy on the buyers end. Would highly recommend!”
W.L.23 Nov 2025 · Google review
★★★★★
“Working with Jared was an absolute pleasure from start to finish. …”
K.L.4 Nov 2025 · Google review
Reciprocity Logo 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.