Sumas Mountain, Abbotsford Houses for Sale

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Sumas Mountain, Abbotsford: 3 houses listed at the end of October 2026 and 1 sold in the month, a sales ratio of 33% on only 3 listed, too few to read as a market type. By listings that is number 7 of 9 Abbotsford communities for houses.

Aerial view of a Sumas Mountain acreage with a horse barn, riding arena and pasture
Photo: Jared Gibbons, REALTOR®.
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Sumas Mountain houses listed and sold, June to October 2026

Sumas Mountain houses by month, with share of Abbotsford
MonthListedSoldSales ratioShare of Abbotsford listingsShare of Abbotsford sales
June 202640—0.9%0.0%
July 202630—0.7%0.0%
August 202640—0.9%0.0%
September 202630—0.7%0.0%
October 20263133%0.7%1.4%

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

Listings of houses in Sumas Mountain fell from 4 in June to 3 in October (−25.0%), and 1 sold across the 5 months. In October the community held 0.7% of Abbotsford’s 410 houses listed.

Sumas Mountain houses: your questions answered

How many houses are for sale in Sumas Mountain?

At the end of October 2026 the Fraser Valley Real Estate Board figures showed 3 houses listed in Sumas Mountain. That is a month-end count and it moves daily; ask Jared what is on the market today.

Is Sumas Mountain a buyers’ or sellers’ market for houses?

In October 2026, houses in Sumas Mountain had a sales ratio of 33% on only 3 listed, too few to read as a market type. On the reports’ scale under 12% favours buyers, 12% to 20% is balanced and over 20% favours sellers.

How many houses sold in Sumas Mountain from June to October 2026?

Between June and October 2026, 1 house sold in Sumas Mountain; Abbotsford as a whole recorded 287.

Is a Sumas Mountain house on City water and sewer, or on a well and septic?

It depends which bench the house is on, and you must check the lot. Lower McKee and Auguston subdivision houses are the serviced form, while upper-mountain and Straiton acreage houses are the rural form. Fraser Health publishes the rules for onsite sewerage systems, and the Province keeps well records, so pull both for a rural lot.

What is being planned above my street in McKee?

A full new neighbourhood is planned, not just a few lots. The McKee Neighbourhood Plan was adopted in June 2023 as Schedule E to the Official Community Plan, and the City is now developing a McKee Trail Strategy for the neighbourhood's trail network. Ask what phase and what trail alignment sit above the lot you are buying.

Will quarry trucks pass my house?

Ask about quarry truck traffic on the mountain roads before you buy. Five quarries operate on Sumas Mountain and their gravel trucks use an access road to Highway 1 through the Lightning Rock site, as Semá:th (Sumas First Nation) states in its land-return release.

Which elementary school serves an Auguston house?

Auguston Traditional Elementary is the Auguston bench school, at 36367 Stephen Leacock Drive, but it is not a normal open catchment. 34 (SD34) locator.

Photos from the area

  • Aerial view of farm fields and tree lines on the lower slopes of Sumas Mountain
    Photo: Jared Gibbons, REALTOR®.

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

    “I was going to write a long heartfelt message, because Jared has been so exceptional to work with, but to simply put it - if you want to sell your home, or buy a house, you are going to want to work with Jared…”

    N.K. 27 Sep 2026 · Google review

  • 5 out of 5 stars

    “We couldn’t have asked for a better realtor! From start to finish, Jared was there for us every step of the way. He walked us through the entire process with patience and clarity, was incredibly organized, and on top of every detail…”

    S.D. Google review

  • 5 out of 5 stars

    “Jared came highly recommended by my mortgage broker. He was motivated in selling two of our condos several years ago and now our house. He has been very up front with what the market was doing and provided guidance…”

    D.W. Google review

More Abbotsford houses

Sumas Mountain Houses: streets and boundaries

  • Sumas Mountain houses are the hillside and acreage houses on Abbotsford's east side, along Sumas Mountain Road, Dawson Road, Straiton Road and Whatcom Road. Whatcom Road connects Highway 1 with McKee Road, and its connector segment opened in February 2012.
  • The mountain is split between governments, and that split is the first boundary fact. The City of Abbotsford covers the west and south slopes inside the city; the Fraser Valley Regional District (FVRD) Electoral Area H Official Community Plan (OCP), Bylaw No. 584, 2003, covers the Sumas Mountain area outside the city.
  • The Vicarro Ranch Planning Area sits near the eastern edge of the city's urban boundary on Sumas Mountain, made up of three parcels of about 155 hectares (383 acres).

Sumas Mountain Houses: the housing stock

  • Sumas Mountain detached stock splits into two kinds: serviced subdivision houses on the lower McKee and Auguston benches, and rural acreage houses higher up and in Straiton. The McKee Neighbourhood Plan covers about 842 hectares on Sumas Mountain with steep forested slopes and headwater tributaries.
  • Auguston Traditional Elementary, at 36367 Stephen Leacock Drive, marks the Auguston subdivision bench on the lower mountain.
  • Mountain Elementary is at 2299 Mountain Drive, on the mountain's lower west side.

Sumas Mountain Houses: rules that affect buyers

  • The McKee Neighbourhood Plan is the governing plan for new houses on the lower mountain. It was adopted by Council in 2023, covers about 842 hectares on Sumas Mountain, and its environmental policies guide development to maintain McKee's environmental integrity.
  • The plan is law, not a concept: OCP Amendment Bylaw No. 3400-2023 added the McKee Neighbourhood Plan as Schedule E to OCP Bylaw No. 2600-2016, adopted June 26, 2023 after a public hearing June 12, 2023.
  • Development inside McKee must also align with the McKee plan's own policies, on top of the OCP. The City's Natural Environment Development Permit (NEDP) guide states that where development is proposed within the McKee Neighbourhood, it is expected to also align with the McKee Neighbourhood Plan.
  • The OCP includes an Agricultural Land Reserve (ALR) map (Map 16) and shows an Agriculture designation on the east side of the mountain; whether any single parcel is in the ALR must be checked parcel by parcel.
  • Hillside lots can still be limited by slope, creek and servicing rules even where the city-wide permission exists.

Sumas Mountain Houses: local details a buyer would not know

  • Chadsey Lake was previously known as Lost Lake. The Fraser Valley Regional District (FVRD) states the Chadsey Lake Trail runs from the upper parking lot to the lake, inside the 1,471-hectare regional park.
  • The regional park is bigger on some pages than others — use the FVRD figure. The FVRD manages three hiking trails on the eastern flank: Centennial Trail, Chadsey Lake Trail and Eastern Lookout Trail, in a 1,471-hectare park.
  • Sandy Hill Elementary sits at the mountain's west foot on Old Clayburn Road, and its own school site is the district page for that catchment side.
  • The McKee trail network is being formalised now: the City's Let's Talk Abbotsford page for the McKee Trail Strategy is the live consultation record.
  • A new City park on Dianne Brook Avenue, on the lower mountain side, is on the City's Let's Talk projects list.

Sumas Mountain Houses: development and new projects

  • McKee Neighbourhood Plan build-out, McKee area, City of Abbotsford: the adopted 2023 plan for about 769–842 hectares on Sumas Mountain (the two figures appear in the plan's own background report and the City's permit guide).
  • McKee Trail Strategy, McKee neighbourhood, City of Abbotsford: a City-owned trail framework for the existing informal network. Status: Stage 1 community engagement summary dated May 2026; strategy in development (as of November 3, 2026).
  • Eagle Mountain catchment review, Abbotsford School District No. 34 (SD34): a district catchment review touching the Eagle Mountain side of the mountain, carried on the district's engagement site.

Sumas Mountain Houses: costs and taxes

  • Sumas Mountain houses inside the city pay the city-wide Tax Rates Bylaw — Bylaw No. 3643-2025 for 2025, per $1,000 of taxable value.
  • A new detached house on the mountain carries the rural-residential or single-detached development cost charge (DCC) class that fits its form: the City summary effective February 1, 2026 lists rural residential per square metre of gross floor area and single detached per lot, totalling $64,860 per lot for single detached.
  • Houses outside the city boundary, in FVRD Electoral Area H, do not pay City of Abbotsford taxes at all — they fall under the provincial rural property tax system. The Province's rural area property tax page is the starting point for those lots.
  • City-serviced mountain houses pay the 2026 city utility rates from March 1, 2026 (water $1.46 per cubic metre, sewer $1.35 per cubic metre); a well-and-septic lot pays neither.

Sumas Mountain Houses: getting around

  • Route 7 is the mountain's named bus: Sumas Mountain / Downtown in BC Transit's Central Fraser Valley route list.
  • Route 15 (Auguston / Downtown) serves the Auguston bench, and Route 9 (McKee / Downtown) serves the McKee side, in the BC Transit route list.
  • Route 26 (Sandy Hill / Bourquin) is a peak-period route on the mountain's west side in that route list.

Sumas Mountain Houses: risks and due diligence

  • Check slope and creek rules first on any hillside lot. The McKee plan area is described by the City as steep forested slopes with headwater tributaries, and development must align with the McKee plan and the Natural Environment Development Permit (NEDP) guide.
  • Check which government governs the lot before anything else. A lot east of the city boundary sits in FVRD Electoral Area H under its own OCP (Bylaw No. 584, 2003), with different subdivision, tax and permit rules than a City lot.
  • Check ALR status parcel by parcel on the east side of the mountain, using OCP Map 16 and the City WebMap.

How Sumas Mountain Houses compares

Sumas Mountain Houses compared
FactSumas MountainCentral AbbotsfordPoplar
Governing plan for new housesMcKee Neighbourhood Plan, Bylaw 3400-2023City Centre (2913-2019) and Historic Downtown (2920-2019)—
Regional park in the areaSumas Mountain Regional Park, 1,471 ha——
Property tax systemCity of Abbotsford inside the boundary; provincial rural tax in FVRD Area HCity of AbbotsfordCity of Abbotsford

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