East Abbotsford Real Estate & Homes for Sale

Abbotsford East is located to the east of the Abbotsford Mission Hwy., #11, and is made up of three communities: Old Clayburn, McMillan and Whatcom. Abbotsford's eastern suburbs are a low density residential area, with less traffic and great schools. The master-planned Eagle Mountain community offers new estate homes with spectacular views of Mount Baker and the Sumas Flats. And other family-friendly communities like McMillan and McKee are particularly attractive to first time home buyers and couples nearing retirement age, looking for a quiet upscale neighbourhood. Most of the homes are less than twenty years old, and many are single family detached, with spacious lots.

Old Clayburn has a lot of charm and history. In 1996 it was decided that Clayburn Village would be designated for conservation as a Heritage Site. The discovery of high grade clay throughout Sumas Mountain, just after the turn of the 19th century, originally made it ideal place to build a brick plant. Clayburn became British Columbia's first company town. It had three stores, a bank, school and church. A fall off in demand for bricks caused the brick plant to be dismantled in 1931, after 25 years in business. A scaled down version was moved to Kilgard, located further up Sumas Mountain. Today, visitors are able to view the ruins of the original factory, enjoy tea and lunch at the village store, and explore the schoolhouse museum.

But it's the subdivisions of Old Clayburn that are the big attraction. Located a little further up the hill from the village, the stylish new community offers quiet streets, with easily accessible parks and trails. Most of the homes were built after 1990. Old Clayburn has a retail plaza, with Choices market, restaurant and coffee shop. Willband Creek Park, a few minutes drive away, is popular with joggers and walkers.

McMillan is a mature community, centrally located on Abbotsford's east-side. Bordered to the east by Central Abbotsford, McMillan includes the most urban section of Abbotsford East. Homes are typically 20 to 40 years old, a mix of 2 storey, basement homes and ranchers. There are two new housing developments: The Quarry and Deerwood Estates. McMillan also includes the prestigious mountain village of Eagle Mountain.

The upgraded Abbotsford Recreation Centre is at the heart of McMillan, with skating, swimming, indoor track, weight and fitness room and community recreation spaces. Adjacent to the rec. centre there's a popular youth park. McMillan is in high demand due to it's location: close to schools, shopping and dining options.

Whatcom is a residential / agricultural community. Roughly one-third of the area is agricultural land. More than half of the homes were built in the 1990's, spacious single-family detached houses, on larger lots. The area includes Delair Park, Castle Fun Park, and the Abbotsford Agricultural Centre, the city’s largest community garden. Two new commercial centres offer restaurants, shopping and other amenities.

The weather in Abbotsford East is quite comfortable all year round, with warm summers and fairly mild winters. It has an oceanic climate. There's just enough summer rainfall for the area not to be classified as warm-summer mediterranean. The average annual temperature is 9.5 °C. The hottest days of summer are typically in low thirties Celsius. Abbotsford typically will have 53 days a year where the temperature is at 0 °C or below. Precipitation averages 1557 mm, and even during a dry month, there is plenty of rainfall.

East Abbotsford Homes For Sale

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35176 Marshall Road, Abbotsford


35176 Marshall Road, Abbotsford

2 Beds 3 Baths 2,731 SqFt Residential Detached MLS® # R2875633

B.C. Farm & Ranch Realty Corp.Real Estate Board of Greater Vancouver Logo

34185 Hazelwood Avenue, Abbotsford


34185 Hazelwood Avenue, Abbotsford

5 Beds 6 Baths 4,630 SqFt Residential Detached MLS® # R2891217

Homelife Advantage Realty (Central Valley) Ltd.Real Estate Board of Greater Vancouver Logo

34565 Delair Road, Abbotsford


34565 Delair Road, Abbotsford

4 Beds 4 Baths 4,146 SqFt Residential Detached MLS® # R2866810

Century 21 Supreme Realty Inc.Real Estate Board of Greater Vancouver Logo

4446 Emily Carr Place, Abbotsford


4446 Emily Carr Place, Abbotsford

7 Beds 6 Baths 7,335 SqFt Residential Detached MLS® # R2882816

Macdonald Realty (Surrey/152)Real Estate Board of Greater Vancouver Logo

36409 Estevan Court, Abbotsford


36409 Estevan Court, Abbotsford

5 Beds 6 Baths 4,868 SqFt Residential Detached MLS® # R2844691

Sutton Group-West Coast Realty (Abbotsford)Real Estate Board of Greater Vancouver Logo

34991 Hamon Drive, Abbotsford


34991 Hamon Drive, Abbotsford

6 Beds 7 Baths 7,110 SqFt Residential Detached MLS® # R2892215

Royal LePage Fairstone Realty.Real Estate Board of Greater Vancouver Logo

3176 Old Clayburn Road, Abbotsford


3176 Old Clayburn Road, Abbotsford

5 Beds 3 Baths 2,506 SqFt Residential Detached MLS® # R2860256

Royal LePage - WolstencroftReal Estate Board of Greater Vancouver Logo

36460 Epworth Court, Abbotsford


36460 Epworth Court, Abbotsford

5 Beds 6 Baths 4,878 SqFt Residential Detached MLS® # R2896997

Macdonald RealtyReal Estate Board of Greater Vancouver Logo

# 24 3800 Golf Course Drive, Abbotsford


# 24 3800 Golf Course Drive, Abbotsford

4 Beds 4 Baths 4,341 SqFt Residential Detached MLS® # R2895145

Nu Stream Realty Inc.Real Estate Board of Greater Vancouver Logo

35459 Verado Court, Abbotsford


35459 Verado Court, Abbotsford

6 Beds 7 Baths 4,886 SqFt Residential Detached MLS® # R2878293

Royal LePage Little Oak RealtyReal Estate Board of Greater Vancouver Logo

35468 Verado Court, Abbotsford


35468 Verado Court, Abbotsford

6 Beds 5 Baths 4,696 SqFt Residential Detached MLS® # R2855682

Royal LePage Little Oak RealtyReal Estate Board of Greater Vancouver Logo

33533 Westbury Avenue, Abbotsford


33533 Westbury Avenue, Abbotsford

2 Beds 2 Baths 1,700 SqFt Residential Detached MLS® # R2862424

Planet Group Realty Inc.Real Estate Board of Greater Vancouver Logo

Employment Opportunities

Abbotsford East offers job opportunities in retail and service industries, but most of the jobs will be in the central business hub.

Abbotsford's unemployment rate is 6.4% (Stats Canada 2014). The median income in Abbotsford households, adjusted for inflation, is $72,511 (2015), up 13.6 per cent from 2005. 65% of the population live and work in Abbotsford. The highest sector of employment is in trades, followed by construction, healthcare, manufacturing and transportation. With Metro Vancouver about an hour's commute, that's also a popular option.

Abbotsford's economy is stable and diverse. It's primary industries are agriculture, transportation, manufacturing, retail and the health industry. Abbotsford Regional Hospital and Cancer Centre is the largest employer, with over 2,500 jobs. Another 200 to 500 are employed at the 3 federal prisons. The city is surrounded by fertile farm land, and that provides opportunities in agriculture. There's also a growing job force in aerospace.


Abbotsford East has 11 public schools. There are 7 elementary schools: Auguston Traditional Elementary, Margaret Stenerson Elementary, McMillan Elementary, Mountain Elementary, Prince Charles Elementary, Sandy Hill Elementary and Dr. Thomas A. Swift Elementary. Margaret Stenerson and Sandy Hill are French Immersion schools. Middle schools are Clayburn Middle and William A. Fraser Middle. And there are two secondary schools: Robert Bateman Secondary and Yale Secondary. Robert Bateman is located in the Old Clayburn area and offers several speciality programs as well as advanced placement and honours courses. For students with exceptional arts and cultural qualifications, there's Abbotsford School of Integrated Arts (ASIA), with an integrated arts program.

The University of the Fraser Valley offers more than 80 programs from the faculties of Arts/Applied Arts, Community Access, Business and Information Technology, Science, Health and Human Services, and Trades and Technical Training.

Abbotsford Christian School is a multi-level private school, K through 12, with separate elementary, middle and secondary stage programs.


Abbotsford East is primarily a residential area, but there has been some recent commercial investment into the area. The new Parallel Marketplace, on Whatcom Road, offers a Save-On-Foods, a Shoppers Drug Mart, Starbucks, banks, restaurants and other small businesses. There are three convenience stores in the east-side, and a four restaurants. In McMillan, you'll find an Ocean Park Pizza and Cactus Club Cafe, and Ebisu Sushi, and in Whatcom there's a Hiko Sushi restaurant.

You'll discover plenty of shopping and dining options, just to the west. Abbotsford has three unique shopping areas: Sevenoaks, Highstreet and the Downtown Historic District. Shopping centres include Sevenoaks Mall, West Oaks Mall, and the Highstreet Shopping Centre.

Abbotsford offers a wide selection of restaurants, cafes, bars and pubs, and coffee shops to choose from. Close to the east-side, some notable options are Lou's Grill, Duft and Co. Brickhouse, and Greek Islands Restaurant; and if you're planning a special evening, you'll probably enjoy Restaurant 62.


Most residents in Abbotsford East drive their own vehicles. For Old Clayburn and McMillan homes, there's quick access to Hwy. 1 via Sumas exit 92. Whatcom residents connect with Hwy. 1 at exit 95. For commuters, Metro Vancouver is roughly an hour away.

The east-side also enjoys easy access to the Abbotsford-Mission Hwy 11. The Abbotsford-Mission Highway, also known as Highway 11, is a 17 km (11 mi) long expressway that runs through the Fraser Valley, essentially cutting it in half. Highway 11 begins at the Huntingdon Canada–US border crossing, passes through Abbotsford and then Matsqui, crosses the Fraser River over the Mission Bridge into Mission, where it connects with Hwy. 7.

Central Fraser Valley Transit services Abbotsford East with routes 1 and 7, and less frequent routes 15 and 16. These routes connect with central buses at the Downtown Abbotsford bus exchange. Downtown, there's also the West Coast Express, a passenger rail service, and there's a Greyhound depot just outside McMillan, to the west.

Arts and Entertainment

Abbotsford has a deep connection with the arts. There are free music shows at Mill Lake Park, put on by The Abbotsford Arts Council, and they give out 'Arty Awards'. There's also an Christmas Artisian Gift and Craft Fair, a Art and Heritage Unity Festival and the Historical Downtown Art Bench Project.

Abbotsford is home to several art galleries and theatres. The Reach Gallery Museum features local artists, and other artists from around Canada and the world. The Gallery 7 Theatre and Performing Arts Centre, operating out of the Mennonite Education Institute, puts on four main stage productions every year. The Kariton Art Gallery features the work of local artists.

Sports and Recreation

Located right in McMillan, the Abbotsford Recreation Centre (ARC) has an Olympic size ice rink and leisure skating pond. There's a 25 metre swimming pool, with hot tub, sauna and tots pool. ARC has a large fitness centre with Synrgy 360, wood sprung aerobic studio and a weight room. You'll also find an indoor walking/running track. The centre offers public swims, length swims, public skating and drop-in hockey.

The Abbotsford area is surrounded by mountains, rivers and lakes. This provides year-round sports and recreation opportunities, like running, hiking, swimming, fishing, golfing and horseback riding. There are two golf courses, on the outskirts of Abbotsford East: Ledgeview Golf & Country Club and Fraser Glen.

You'll discover 9 parks right in Abbotsford East, including Willband Creek Park. Willband has a 2.6 kilometre loop, that circles two ponds, and it's become a favourite with birders. The city of Abbotsford is known for its well-maintained parks and trails. The Discovery Trail is a paved trail that runs from East to West across the city, and it's a favourite with runners, cyclists and rollerbladers. The west section of the trail is 32 kilometres and the east section is 30 kilometres in length. Just west of east-side, Mill Lake Park and Ravine Park are favourite spots for family walks.

Real Estate

There are 3 primary real estate types within Abbotsford East: Eagle Mountain, Clayburn/ McMillan/McKee, and Ledgeview Golf Course homes.

Eagle Mountain is a master-planned community, with luxury high-end homes and panoramic views of Mount Baker and the Sumas flats. Million dollar 6,000 ft.+ homes in this neighbourhood typically will have full gyms, pools, climate control systems, and media rooms. There are still some lots available to build your dream home.

Clayburn, McMillan and McKee neighbourhoods are more established neighbourhoods, with many of the homes built in the 90's, featuring mature landscaping and amenities. Prices are very attractive, and these areas are sought after both by young families and empty nesters, looking to downsize. Pines at Highlands is a new master-planned community under development, close to Prince Charles Elementary School, at the junction of McKee Rd. and Whatcom Rd.

Ledgeview Golf Course Homes Ledgeview is an 18-hole standard golf course, located in the north-east corner of the east-side, with moderate to challenging greens. There are some beautiful luxury golf course properties located just south of the golf course.

Investing in Abbotsford East

Over the last decade, Abbotsford East has appealed to families and investors alike. The area offers very affordable properties for young families, as well as new luxury properties with incredible views. As the east-side develops, real estate prices are expected to rise. The Abbotsford real estate market is considered to be one of the best real estate investments in the province.

With the new Abbotsford Regional Hospital, and Abbotsford International Airport, Abbotsford is a self-sustaining city. The city is an hour away from Vancouver and minutes from the Canadian/US border. A major boom is expected as it continues to build on its commercial sector.

Abbotsford East is one of the most desirable areas to live, with newer neighborhoods, great schools, and less traffic. It's an exceptional place to start and raise a family, or extend your education and build a career.

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The data relating to real estate on this web site comes in part from the MLS® Reciprocity program of the Real Estate Board of Greater Vancouver or the Fraser Valley Real Estate Board. 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 the Real Estate Board of Greater Vancouver or the Fraser Valley Real Estate Board which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of the Real Estate Board of Greater Vancouver or the Fraser Valley Real Estate Board.

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Listing information last updated on June 24th, 2024 at 3:47pm PDT.