Abbotsford West Homes for Sale

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Abbotsford West offers housing options ranging from detached homes to townhomes and condos. It has parks, shopping, schools, and quick Highway 1 access. Browse all active Abbotsford West listings below, and contact Jared with any questions about the area.

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Browse active Abbotsford West homes for sale in Abbotsford, BC on the MLS®, updated daily across Mount Lehman Road (Highway 1 Exit 83), Clearbrook Road (Exit 87), Maclure Road, Townline Road, Blueridge Drive, and Downes Road. Buyers comparing properties in Abbotsford West will find two-storey family houses with basement suites on Townline Hill and Blueridge, resort-style clubhouse townhomes and condos in Westerleigh near Highstreet Shopping Centre, low-rise apartments in Clearbrook, and suburban cul-de-sac homes near Exhibition Park.

Local families and homeowners in Abbotsford West are served by Blue Jay Elementary (30995 Blueridge Drive), Harry Sayers Elementary (31321 Blueridge Drive), Clearbrook Elementary (3614 Clearbrook Road), Eugene Reimer Middle (3433 Firhill Drive), Colleen and Gordie Howe Middle (3174 Clearbrook Road), and Rick Hansen Secondary (31150 Blueridge Drive) in SD34, plus MEI Schools (4081 Clearbrook Road) and enjoy nearby access to Matsqui Recreation Centre (MRC, 3106 Clearbrook Road), Exhibition Park and rotary stadium (32470 Haida Drive), Ellwood Park and Fishtrap Creek Park (31580 Maclure Road), Clearbrook Library, and Highstreet Shopping Centre at Mount Lehman Road. Read our Abbotsford West Neighbourhood Guide for sourced school, park, and zoning details, or use the quick links below to jump to our Abbotsford West market guide, 7 local FAQs, and related Abbotsford searches.

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Abbotsford West homes listed and sold, June to October 2026

Abbotsford West, October 2026. Detached houses: 115 listed at month end and 21 sold in October, a sales ratio of 18% (a balanced market). Condos and townhomes: 215 listed at month end and 23 sold in October, a sales ratio of 11% (a buyers’ market).

Where Abbotsford West sits

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Abbotsford West listings, sales and sales ratio by month
MonthHouses listedHouses soldHouses ratioCondos and townhomes listedCondos and townhomes soldCondos and townhomes ratio
June 202614196%2202612%
July 20261461410%2182612%
August 20261342015%212188%
September 2026138129%210168%
October 20261152118%2152311%

Source: MLS® data from the Greater Vancouver REALTORS® and the Fraser Valley Real Estate Board, compiled by SnapStats®. How these figures are defined and sourced

Looking across the period, Detached houses: 76 sold over 5 months against an average of 134.8 listed, about 8.9 months of listings at that pace; the busiest month was October with 21 sold. Condos and townhomes: 109 sold over 5 months against an average of 215.0 listed, about 9.9 months of listings at that pace; the busiest month was June with 26 sold.

Buying a Home in Abbotsford West, Abbotsford

Every listing at the top of this page is pulled live from the Fraser Valley Real Estate Board (FVREB) MLS® for the Abbotsford West sub-area in the City of Abbotsford. Inventory in Abbotsford West spans two-storey family houses with basement suites on Townline Hill and Blueridge, resort-style clubhouse townhomes and condos in Westerleigh near Highstreet Shopping Centre, low-rise apartments in Clearbrook, and suburban cul-de-sac homes near Exhibition Park, with primary road and commuter access along Mount Lehman Road (Highway 1 Exit 83), Clearbrook Road (Exit 87), Maclure Road, Townline Road, Blueridge Drive, and Downes Road.

Whether you are upsizing to a family home, comparing strata townhomes and condos, or evaluating rural acreage and Agricultural Land Reserve (ALR) parcels, understanding street-by-street zoning, school catchments, and physical site overlays in Abbotsford West helps you price and negotiate with confidence. For a full breakdown of census demographics, official boundaries, and municipal plans, pair these live MLS® listings with our Abbotsford West Neighbourhood Guide and our Abbotsford Neighbourhood Guides hub.

Schools Serving Abbotsford West (SD34)

Public schools serving addresses in and around Abbotsford West include Blue Jay Elementary (30995 Blueridge Drive), Harry Sayers Elementary (31321 Blueridge Drive), Clearbrook Elementary (3614 Clearbrook Road), Eugene Reimer Middle (3433 Firhill Drive), Colleen and Gordie Howe Middle (3174 Clearbrook Road), and Rick Hansen Secondary (31150 Blueridge Drive) in SD34, plus MEI Schools (4081 Clearbrook Road). Always confirm the exact street-address catchment on the Abbotsford School District 34 locator before removing subjects.

Parks, Trails & Recreation

Outdoor recreation and community amenities near Abbotsford West include Matsqui Recreation Centre (MRC, 3106 Clearbrook Road), Exhibition Park and rotary stadium (32470 Haida Drive), Ellwood Park and Fishtrap Creek Park (31580 Maclure Road), Clearbrook Library, and Highstreet Shopping Centre at Mount Lehman Road. Commuters also benefit from direct connections along Mount Lehman Road (Highway 1 Exit 83), Clearbrook Road (Exit 87), Maclure Road, Townline Road, Blueridge Drive, and Downes Road.

Zoning, OCP & Property Due Diligence

Zoning, Land Use & Site Checks in Abbotsford West

Urban residential lots across Townline Hill, Blueridge, and Clearbrook typically carry RS3 (Urban Residential) or infill RM townhome/apartment zoning under Abbotsford Zoning Bylaw No. 2400-2014. South of Marshall Road and west of Mount Lehman Road toward Abbotsford International Airport (YXX), buyers should check Agricultural Land Reserve (A2) boundaries and airport flight-path noise contours.

Before submitting an offer on any property in Abbotsford West, we verify the parcel's current zone under City of Abbotsford Zoning Bylaw No. 2400-2014, its Official Community Plan (OCP) land use designation, BC Land Title Office charges and Section 219 covenants, building permit history at City Hall (32315 South Fraser Way), and—where applicable—Agricultural Land Commission (ALC) rules or strata depreciation reports. Use our Abbotsford Zoning Guide and Abbotsford Land Use Plans page to explore local bylaws.

Local Buyer & Seller Q&A

Frequently Asked Questions About Abbotsford West Real Estate

What types of homes are for sale in Abbotsford West, Abbotsford?

Active MLS® listings in Abbotsford West typically include two-storey family houses with basement suites on Townline Hill and Blueridge, resort-style clubhouse townhomes and condos in Westerleigh near Highstreet Shopping Centre, low-rise apartments in Clearbrook, and suburban cul-de-sac homes near Exhibition Park. Every listing at the top of this page updates automatically from the Fraser Valley Real Estate Board (FVREB) MLS® feed.

Which schools serve Abbotsford West in Abbotsford School District 34?

Schools serving or located near Abbotsford West include Blue Jay Elementary (30995 Blueridge Drive), Harry Sayers Elementary (31321 Blueridge Drive), Clearbrook Elementary (3614 Clearbrook Road), Eugene Reimer Middle (3433 Firhill Drive), Colleen and Gordie Howe Middle (3174 Clearbrook Road), and Rick Hansen Secondary (31150 Blueridge Drive) in SD34, plus MEI Schools (4081 Clearbrook Road). Because SD34 catchment boundaries go by street address, always verify a specific property using the official Abbotsford School District 34 locator before removing subjects.

What parks, trails, and recreation facilities are near Abbotsford West?

Residents of Abbotsford West have access to Matsqui Recreation Centre (MRC, 3106 Clearbrook Road), Exhibition Park and rotary stadium (32470 Haida Drive), Ellwood Park and Fishtrap Creek Park (31580 Maclure Road), Clearbrook Library, and Highstreet Shopping Centre at Mount Lehman Road. Read our Abbotsford West Neighbourhood Guide for full park addresses and trail details.

How are roads, Highway 1 access, and commuting in Abbotsford West?

Key road corridors serving Abbotsford West include Mount Lehman Road (Highway 1 Exit 83), Clearbrook Road (Exit 87), Maclure Road, Townline Road, Blueridge Drive, and Downes Road, connecting residents across the City of Abbotsford, Highway 1, Highway 11, and BC Transit routes serving Central Abbotsford and the Highstreet / Bourquin exchanges.

What zoning, Official Community Plan, or ALR rules apply in Abbotsford West?

Urban residential lots across Townline Hill, Blueridge, and Clearbrook typically carry RS3 (Urban Residential) or infill RM townhome/apartment zoning under Abbotsford Zoning Bylaw No. 2400-2014. South of Marshall Road and west of Mount Lehman Road toward Abbotsford International Airport (YXX), buyers should check Agricultural Land Reserve (A2) boundaries and airport flight-path noise contours. You can check any parcel on the City of Abbotsford webmap or review our Abbotsford Zoning Guide.

Are homes in Abbotsford West freehold or strata, and how do I check title details?

Most homes in Abbotsford West are freehold fee-simple lots or freehold strata developments. Ahead of any offer, we get the BC Land Title Office title search plus whatever covenants or easements are registered and any strata Form B certificates.

How can I book a showing or get a property check for a home in Abbotsford West?

Call or text Jared Gibbons at 604-928-1361 or email jaredgibbons@royallepage.ca to book a private showing or request a complimentary zoning, ALR, title, and comparable-sales check on any Abbotsford West listing.

Which schools serve an address in Abbotsford West?

Catchment is set by address in the SD34 School Locator. Recorded runs for three west-side addresses show the area splits: 3614 Clearbrook Road returns Clearbrook Elementary → Colleen and Gordie Howe Middle → W.J. Mouat Secondary; 2990 Oriole Crescent returns John MacLure Community School → Colleen and Gordie Howe Middle → W.J. Mouat Secondary; and 3433 Firhill Drive returns Blue Jay Elementary → Eugene Reimer Middle → Rick Hansen Secondary (SD34 School Locator, mybaragar.com, run 2026-11-01). Run any specific address before relying on a school.

Is land on the rural west edge in the Agricultural Land Reserve?

Parts of the rural west and southwest are in the ALR; in the A1 zone the minimum subdivision lot area is 8.0 ha and in A2 it is 16.0 ha, and an added residence in the ALR must also meet the ALC limits — principal residence 500 m² or less, suite only inside it, additional residence 90 m² or less (40 ha or less) or 186 m² or less (over 40 ha) — as well as City zoning.

How many homes are for sale in Abbotsford West?

At the end of October 2026 the Fraser Valley Real Estate Board figures showed 115 houses listed with 21 sold in the month and 215 condos and townhomes listed with 23 sold in the month in Abbotsford West. Those are month-end counts and move daily; ask Jared what is on the market today.

Is Abbotsford West a buyers’ or sellers’ market?

In October 2026, houses had a sales ratio of 18%, a balanced market; condos and townhomes had a sales ratio of 11%, a buyers’ market. On the reports’ scale under 12% favours buyers, 12% to 20% is balanced and over 20% favours sellers.

Set Abbotsford West next to the neighbouring Abbotsford sub-areas, go through our sourced neighbourhood guides, or narrow the active MLS® listings in Abbotsford by price bracket and property type:

Explore more:

Written by Jared Gibbons — Personal Real Estate Corporation, Royal LePage Little Oak Realty. 10 straight years in the FVREB Medallion Club · Top 1% of Fraser Valley REALTORS® | $500M+ in career sales | 5.0 ★ across 94 Google reviews. Direct:

604-928-1361 · jaredgibbons@royallepage.ca.

Book a Showing or Request a Free Abbotsford West Property Check

Want the full zoning, permit, title, or strata breakdown on an active listing in Abbotsford West—or comparable sold prices for your own property? Call or text 604-928-1361 or email jaredgibbons@royallepage.ca.

Client Reviews · 5.0 ★ across 94 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.

  • 5 out of 5 stars

    “First time home buyer. Jared came recommended and I can see why. Helped me and my family find a home we really loved and got us a good price. I felt like I had someone who was on my side the entire process and told it like it was. Very genuine…”

    D.S. 27 March 2025 · Google review

  • 5 out of 5 stars

    “Jared is transparent, easy to communicate with, approachable and reliable. Professional, efficient, reasonable - essentially everything we were looking for in our agent. He made the otherwise stressful experience of buying and selling our home, fun!”

    Z.B. 2 October 2021 · Google review

  • 5 out of 5 stars

    “Jared is an outstanding realtor and person. His knowledge of the market far surpasses anyone I have come in contact with. More than this, he prioritizes your purchase like it’s his own, going above and beyond to find a home that works for you…”

    B.S. 11 November 2020 · Google review

Read all reviews on Google →

More client testimonials →

Sources

Abbotsford West by home type

More Abbotsford real estate

Abbotsford West 55+ homes for sale

What's nearby Abbotsford West

Times are from OpenStreetMap routing, November 2026.

Transit

  • No rapid-transit station is in Abbotsford.
  • Route 1 Highstreet/UFV, BC Transit.
  • Route 2 Highstreet/McMillan, BC Transit.
  • Route 21 Fraser Hwy, BC Transit: Aldergrove to Bourquin Exchange via Highstreet Exchange.
  • Route 66 Fraser Valley Express, BC Transit: Lougheed Town Centre Station to Chilliwack via Carvolth and Highstreet Exchanges.

Parks and recreation

  • Clearbrook Park, 3680 Clearbrook Road.
  • Ellwood/Fishtrap Creek Park, 31580 MacLure Road.
  • Clearbrook Library, 32320 George Ferguson Way.

Schools

  • Clearbrook Elementary, K-5, SD34, 3614 Clearbrook Rd; confirm the catchment with the district.
  • Mennonite Educational Institute, K-12, independent, 4081 Clearbrook Rd; confirm the catchment with the district.

Groceries and shopping

  • Walmart Supercenter #1113 (grocery), 3122 Mt Lehman Rd.

Measured walking and driving times

Measured on November 2, 2026 with OpenStreetMap routing (OSRM for driving, routed-foot for walking), from Matsqui Recreation Centre, 3106 Clearbrook Road
ToHowMinutesDistance (km)
Clearbrook ElementaryWalk201.5
Clearbrook LibraryDrive41.4
Walmart Supercenter #1113Drive84.2

Sources for what’s nearby

What's nearby, building by building

Times are from OpenStreetMap routing from each building’s address, November 2026.

Auburn, 32528 Simon Avenue

  • Parks and recreation: Clearbrook Park, 3680 Clearbrook Road.

Brookhollow Estates, 2772 Clearbrook Road

  • Route 1 Highstreet/UFV, BC Transit.
  • Schools: South Poplar Traditional Elementary, K-5, SD34, 32746 Huntingdon Rd; confirm the catchment with the district. Ten Broeck Elementary, K-5, SD34, 2580 Stanley St; confirm the catchment with the district. St James, K-7, SD34 independent, 2767 Townline Rd; confirm the catchment with the district.

  • Elmstone at Westerleigh, 31158 Westridge Place

    Transit
    No rapid-transit station is in Abbotsford. Lehman Road and Cardinal Avenue, BC Transit.
    Parks and recreation
    Ridgeview Park, 31352 Wagner Drive. Townline Hill Park, 30939 Blueridge Drive.
    Shopping
    Highstreet Shopping Centre, 3122 Mt Lehman Rd.

Glenwood Manor, 2211 Clearbrook Road

  • Centennial Outdoor Pool, 2310 Emerson Street.
  • Abbotsford Traditional School, 6-12, SD34, 2272 Windsor St; confirm the catchment with the district.

Highstreet Village, 30494 Cardinal Avenue

  • Parks and recreation: Pepin Brook Park, 2244 Riesling Drive.

JEM, 32174 George Ferguson Way

  • Transit: No rapid-transit station is in Abbotsford; Bourquin Exchange and Montrose Exchange are timing points on BC Transit route 1.
  • MRC Sports Complex, 3106 Clearbrook Road.

Town Centre Tower, 32330 South Fraser Way

  • Shopping: Save-On-Foods Clearbrook (grocery), #300-32700 South Fraser Way. Sevenoaks Shopping Centre, 32900 South Fraser Way.

Measured walking and driving times from each building

Measured on November 2, 2026 with OpenStreetMap routing (OSRM for driving, routed-foot for walking), starting at each building’s address
BuildingToHowMinutesDistance (km)
AuburnClearbrook Library, 32320 George Ferguson WayWalk60.5
AuburnClearbrook Elementary, 3614 Clearbrook RoadDrive42.7
AuburnMatsqui Recreation Centre, 3106 Clearbrook RoadDrive52.0
Brookhollow EstatesClearbrook Park, 3680 Clearbrook RoadWalk191.4
Brookhollow EstatesReal Canadian Superstore, 2855 Gladwin RoadDrive84.2
Elmstone at WesterleighRick Hansen SecondaryWalk80.6
Elmstone at WesterleighHarry Sayers ElementaryWalk100.7
Elmstone at WesterleighEugene Reimer Middle SchoolWalk110.8
Glenwood ManorDormick Park ElementaryWalk110.8
Glenwood ManorTen Broeck ElementaryWalk191.4
Glenwood ManorSave-On-Foods, 32700 South Fraser WayDrive42.2
Highstreet VillageWalmart Supercenter #1113Walk100.8
Highstreet VillageHarry Sayers ElementaryDrive42.4
JEMMRC Sports ComplexWalk90.7
JEMClearbrook LibraryWalk90.7
JEMW J Mouat SecondaryWalk120.9
Town Centre TowerClearbrook LibraryWalk60.5
Town Centre TowerSave-On-Foods ClearbrookWalk131.0
Town Centre TowerW J Mouat SecondaryWalk191.4

Sources for what’s nearby each building

Abbotsford West: streets and boundaries

  • Abbotsford West is anchored by Clearbrook, whose name became official in 1948; the area was earlier called Sandy Flats or West Abbotsford.
  • Clearbrook Road is the spine, named because it led from town down to Clearbrook, Washington, along a route first used by the Stó:lō people.
  • The City's Primary Transit Corridor runs along South Fraser Way between Clearbrook and McCallum Road, putting Clearbrook at the corridor's west end.
  • The City Centre Neighbourhood Plan (Official Community Plan Bylaw 2600, Schedule C) covers the Clearbrook-side commercial core: Sevenoaks, West Oaks and Clearbrook Town Square.

Abbotsford West: the housing stock

  • The west side mixes older Clearbrook detached housing with City Centre apartment and townhouse stock around Mill Lake and South Fraser Way.
  • Laurel on Mill Lake, by Heinrichs Developments, is 42 townhomes and apartments at 33160 Plaxton Crescent on the Mill Lake shore, and the developer states the homes are finished.
  • The Abbotsforward 2050 OCP adds townhouse and apartment areas near mixed-use centres and along major roads, the policy direction for the west side's next attached housing.

Abbotsford West: rules that affect buyers

  • The Abbotsforward 2050 Official Community Plan (OCP) is approved and being implemented, with more flexible Small-Scale Multi-Unit Housing options, including on west-side detached lots.
  • The OCP establishes a new mixed-use centre between the hospital and Mill Lake Park, changing what can be built on the blocks between them.
  • New Secondary Transit Corridors connect Highstreet and the hospital to the Primary Transit Corridor, and corridor permissions follow those routes.

Abbotsford West: local details a buyer would not know

  • Clearbrook Library serves much of the western urban area, and the University of the Fraser Valley offers classes in its basement.
  • Two more west-side schools: John Maclure Community School at 2990 Oriole Crescent and École Centennial Park Elementary at 2527 Gladwin Road, both Kindergarten to Grade 5.
  • Mill Lake Park's new Master Plan sets park projects and programming for the next 15 to 20 years.
  • West-side buses used a temporary exchange on Cardinal Avenue during Highstreet construction, so stop locations moved during 2026.

Abbotsford West: development and new projects

  • Highstreet Transit Exchange, Highstreet Access Road at Mt. Lehman Road, $8.1 million with $3.2 million from the Province through BC Transit: status open for bus service September 6, 2026, sixth bay and pathway connection still being completed (as of November 3, 2026).
  • Laurel on Mill Lake, 33160 Plaxton Crescent, Heinrichs Developments, 42 townhomes and apartments: status completed, developer states the homes are finished (as of November 3, 2026).
  • Mill Lake Park Master Plan: status complete, guiding park projects in priority order for 15 to 20 years (as of November 3, 2026).
  • Highway 1 widening, Mt. Lehman Road to Highway 11: status under construction, full completion anticipated 2031 (as of November 3, 2026).

Abbotsford West: getting around

  • Routes 1, 2 and 66 Fraser Valley Express serve the Highstreet exchange, linking the west side across Abbotsford and to Langley and Chilliwack.
  • The 66 runs on Highway 1 between Lougheed Station, Carvolth Exchange, Highstreet and McCallum Park and Ride, then Chilliwack.
  • The Central Fraser Valley Transit System serves Abbotsford and Mission with connections to Aldergrove, Chilliwack, Langley and the West Coast Express.

Abbotsford West: risks and due diligence

  • Check Matsqui Prairie-edge lots individually: the City maintains the rivers, creeks, ditches and dykes in Matsqui and Sumas Prairies, and private structures in those watercourses need City approval.
  • Under Watercourse Management Policy C010-10, ditches not on Map D-660 are kept clean by the adjacent owner — a cost a prairie-edge buyer inherits.
  • Highway 1 construction runs along the area's south edge to 2031 on the provincial timeline; check DriveBC patterns before subject removal.

How Abbotsford West compares

Abbotsford West compared
AreaSchool districtSpeculation and Vacancy Tax areaNamed transit exchange
Abbotsford WestSD34Yes — City of Abbotsford listedHighstreet, opened 2026
Central AbbotsfordSD34Yes — City of Abbotsford listed—
Abbotsford EastSD34Yes — City of Abbotsford listed—

Sources for Abbotsford West

New construction in Abbotsford West

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