“Working with Jared made selling our condo a much smoother experience than we expected. …”
M.H.20 Sep 2026
Browse active Abbotsford Houses for Sale in the City of Abbotsford, BC on the MLS®, covering Abbotsford East (McMillan, Sandy Hill, Old Clayburn, Whatcom Road, McKee Peak, and Eagle Mountain), 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 single-family detached houses, including ranchers, split-levels, basement-entry homes with legal or in-law suites, and custom 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
Detached single-family houses in Abbotsford span distinct architectural eras and lot profiles across the city's urban and hillside sub-areas. In Central Abbotsford (Babich, Berry Park, Ravine Park, and Mill Lake surrounds) and older Clearbrook pockets, buyers find 1970s to 1990s ranchers, split-levels, and basement-entry homes on generous 6,500 to 9,000+ sq ft rectangular lots. In Abbotsford West across Townline Hill, Blueridge, and Auguston/Whatcom in the east, 2000s-to-present two-storey-with-basement family homes dominate—frequently designed with one- or two-bedroom ground-level suites that serve as mortgage helpers.
On the eastern hillsides of Sandy Hill, Eagle Mountain, McKee Peak, and Ledgeview, single-family inventory shifts toward custom executive homes with double or triple garages, walk-out daylight basements, and south- or east-facing views across Sumas Prairie to Mount Baker. Buyers seeking detached homes on larger 0.5 to 5+ acre rural lots look to Aberdeen, Bradner, Matsqui, and Sumas Mountain (Straiton).
Active listings on this page span Abbotsford East (McMillan, Sandy Hill, Old Clayburn, Whatcom Road, McKee Peak, and Eagle Mountain), 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.
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
Before removing subjects on an Abbotsford detached house, verify three key factors: (1) if the home has a basement suite or detached garden suite, check the City of Abbotsford building permit file to confirm whether the suite is legally registered and permitted; (2) check the lot's zoning under Abbotsford Zoning Bylaw No. 2400-2014 and OCP designation (including Small-Scale Multi-Unit Housing / SSMUH eligibility on serviced urban lots); and (3) confirm current school catchment boundaries using the Abbotsford School District 34 locator, particularly around high-demand catchments such as Sandy Hill/Mountain/Clayburn/Robert Bateman, Yale Secondary, and Rick Hansen Secondary.
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
In East Abbotsford, buyers gravitate toward McMillan, Sandy Hill, Old Clayburn, Whatcom, Eagle Mountain, and McKee; in Central Abbotsford, Babich, Berry Park, and Ravine Park; and in West Abbotsford, Townline Hill, Blueridge, and Clearbrook.
Entry-level detached houses and older ranchers in Central Abbotsford, Clearbrook, and Poplar generally start around $900,000 to $1.15M, mid-market family homes with basement suites range from $1.15M to $1.65M, and hillside view homes on Eagle Mountain and McKee range from $1.6M to $2.8M+.
Most urban single-family residential zones (such as RS3) in the City of Abbotsford permit a secondary suite or garden suite subject to building code compliance and off-street parking requirements. Always verify whether an existing suite has final municipal building permits.
Detached ranchers without stairs are most commonly found in established 1980s and 1990s subdivisions across McMillan and Old Clayburn in Abbotsford East, Berry Park and Babich in Central Abbotsford, and Clearbrook in Abbotsford West.
Review any Section 219 geotechnical covenants registered on the land title, verify Steep Slope Development Permit Area setbacks for future decks or pools, and inspect Perimeter drainage and retaining walls.
Enter the street address into the official Abbotsford School District 34 (SD34) School Locator tool to confirm the assigned elementary, middle, and secondary schools before removing subjects.
Call or text Jared Gibbons at 604-928-1361 or email jared@jaredgibbons.ca to schedule private house tours and receive permit histories, title reviews, and sold comparables.
Internal Navigation
Browse other Abbotsford property types, price brackets, and sourced neighbourhood guides:
Explore more: All Abbotsford Homes for Sale · Abbotsford Neighbourhood Guides · Abbotsford Land Use Plans · Abbotsford Zoning Guide · Fraser Valley Market Stats.
Written by Jared Gibbons — Personal Real Estate Corporation, Royal LePage Little Oak Realty. Top 1% of all Realtors in the Fraser Valley | 10 straight years in the FVREB Medallion Club | More than $500M in sales | 5.0 ★ across 49 Google reviews. Direct: 604-928-1361 · jared@jaredgibbons.ca.
Have a question about an active listing or want a custom MLS® search set up for Abbotsford Houses for Sale? Call or text 604-928-1361 or email jared@jaredgibbons.ca.
Client reviews
Five-star reviews from clients I have helped buy and sell, posted on my Google Business Profile. Short excerpts, quoted word for word; initials only.
“Working with Jared made selling our condo a much smoother experience than we expected. …”
M.H.20 Sep 2026
“We had an excellent experience working with Jared. From the very beginning, he took the time to really listen to what we were looking for and helped us find homes that matched both our needs and our lifestyle. …”
J.L.15 Jun 2026
“As first-time home buyers, we are so grateful we had Jared guiding us every step of the way. He was always quick to respond to texts, emails, and questions. …”
S.E.22 May 2026
“Highly recommend Jared and his team. He made listing and selling my condo easy. …”
K.H.20 Apr 2026
“10/10 service. Made everything extremely easy on the buyers end. Would highly recommend!”
W.L.23 Nov 2025
“Working with Jared was an absolute pleasure from start to finish. …”
K.L.4 Nov 2025
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Call 604-928-1361 or Email me today and let's discuss your next home sale or purchase.