Abbotsford
City Guide
Your comprehensive guide to living in Abbotsford—from neighborhoods and schools to lifestyle and real estate insights. Make your move with confidence.
Welcome to Abbotsford
The Heart of Fraser Valley
Perfect for Every Lifestyle
Your Trusted Guide
Family-Friendly Living
Discover neighborhoods designed for growing families with excellent schools and parks.
Smart Investment
Lower Mainland prices with all the amenities and opportunities you need.
Natural Beauty
Experience the perfect blend of urban convenience and rural tranquility.
Your Move, Your Pace, Your People
If you're looking for local lifestyle with long-term value, you're in the right place. Let's explore Abbotsford together.
Popular Neighbourhoods in Abbotsford
Abbotsford isn't just one type of community—it's a collection of distinct areas, each with its own pace, personality, and perks. Whether you're looking for an established family neighbourhood, wide-open farmland, or a hillside home with a view, there's a place here that fits your lifestyle.
East Abbotsford
Known for its quiet streets, excellent schools, and leafy parks, East Abbotsford is a favourite among families and professionals alike. With scenic trails, established homes, and strong community ties, it offers a peaceful, well-connected way of life.
Ideal for: Families, professionals, nature lovers
Search Homes in East AbbotsfordWest Abbotsford
A growing and diverse area that blends newer developments with established homes. West Abbotsford offers quick access to Highway 1, making it popular with commuters and multigenerational families who want a blend of space, convenience, and culture.
Ideal for: Commuters, first-time buyers, large households
Search Homes in West AbbotsfordAberdeen
Bordering Langley, Aberdeen provides a suburban-rural blend with newer subdivisions and a quieter pace. It's great for those who want extra breathing room while still staying close to the essentials.
Ideal for: Families, buyers looking for value and space
Search Homes in AberdeenBradner / Mt Lehman
This is country living at its finest—rolling hills, acreages, and agricultural charm. It's where you go if you want privacy, space, and a deep connection to the land.
Ideal for: Hobby farmers, rural lifestyle seekers, equestrian enthusiasts
Search Homes in Bradner/Mt LehmanCentral Abbotsford
The core of the city, including Clearbrook and Historic Downtown. Central Abbotsford is walkable, convenient, and full of character. You'll find shops, services, restaurants, and community centres all within easy reach.
Ideal for: Downsizers, students, professionals, and those who want urban amenities
Search Homes in Central AbbotsfordMatsqui
Quiet and primarily agricultural, Matsqui offers large lots, open space, and historic charm. It's a low-density area that prioritises peace and privacy.
Ideal for: Buyers seeking rural homes with city access
Search Homes in MatsquiPoplar
Located near UFV and Abbotsford International Airport, Poplar is a mix of residential properties and investment potential. With student rentals and development interest, it's a neighbourhood on the rise.
Ideal for: Investors, students, and strategic buyers
Search Homes in Poplar
Sumas Mountain
Hillside living with panoramic views. Sumas Mountain offers modern homes tucked into nature, with quick access to hiking, biking, and quiet seclusion just minutes from the city.
Ideal for: Outdoor enthusiasts, professionals, buyers wanting elevation and privacy
Search Homes on Sumas MountainSumas Prairie
If you want wide-open landscapes, farmland, and unbeatable privacy, Sumas Prairie delivers. It's Abbotsford's agricultural belt, and it's all about space, peace, and possibility.
Ideal for: Agricultural buyers, multi-acre homes, rural lifestyle lovers
Search Homes in Sumas PrairieFind Your Perfect Match
Each of these neighbourhoods offers something different—so take time to explore what fits. And if you need a local's perspective, Katie Van Nes is always here to help you find your match.
Who's Moving to Abbotsford?
This guide is built for individuals and families relocating to Abbotsford, including:
Families Looking for Room to Grow
With spacious homes, great schools, and safe streets, Abbotsford offers the kind of family-first environment that's getting harder to find closer to Vancouver. Whether you're upsizing or seeking a better school catchment, this is a city where you can plant long-term roots.
First-Time Buyers Seeking a Smart Start
Abbotsford gives new buyers a way to get into the market without sacrificing quality of life. With more affordable entry points and a strong mix of condos, townhomes, and detached houses, this is where many people begin their homeownership journey—without feeling like they're settling.
Remote Workers & Professionals Seeking Balance
If you're working from home (or want to), Abbotsford offers the space, infrastructure, and lifestyle perks remote workers crave. Think home offices with mountain views, high-speed internet, and quiet surroundings just minutes from local cafés and hiking trails.
Retirees & Empty Nesters Looking to Slow Down—Without Stopping
Whether you're downsizing or trading city noise for valley calm, Abbotsford makes it easy to enjoy your next chapter with peace, connection, and convenience. Healthcare access, walkable areas, and social clubs help you stay active and involved.
New Canadians & Multicultural Households
With deep cultural diversity, places of worship, multilingual support, and a warm community atmosphere, Abbotsford is a welcoming landing point for families building a new life in Canada. You'll find connection and support here—from schools to services to festivals.
Investors & Agri-Business Owners
From acreages in Sumas Prairie to urban infill near the university, Abbotsford offers diverse real estate opportunities that attract savvy investors, builders, and agricultural entrepreneurs. The growth is steady, and the fundamentals are strong.
Find Your Perfect Match
Whatever your story, Abbotsford offers more than just a place to live—it offers a lifestyle that fits. And with Katie Van Nes as your local guide, you'll be one step ahead in finding your perfect match here in the Fraser Valley.
What to Know Before You Move
Making a move to Abbotsford isn't just about finding the right home—it's about choosing a city that supports your lifestyle, goals, and peace of mind. Before you settle in, here's what you should know to make a confident, informed decision.
Cost of Living That Works for Real Life
Abbotsford offers a much-needed break from skyrocketing Vancouver prices, while still giving you access to the Lower Mainland lifestyle. From groceries and gas to housing and childcare, your dollar goes further here—without giving up quality or convenience.
Real Estate That Fits Your Stage of Life
Whether you're buying your first home, upgrading for more space, or downsizing to simplify, Abbotsford has a diverse housing stock that works at every life stage. Detached homes, townhomes, condos, acreages—it's all here, and most properties offer more square footage and outdoor space than you'll find closer to Vancouver.
Commuting, Connectivity & Getting Around
Highway 1 access makes commuting to Langley, Surrey, or even Burnaby feasible. For remote workers, Abbotsford offers fibre internet in many areas, ideal for home offices or digital businesses. And with the Abbotsford International Airport (YXX) nearby, travel is easy—whether you're flying for work or welcoming out-of-town guests.
Local Infrastructure That Supports Your Daily Life
From new schools and upgraded medical facilities to community centres and transit routes, Abbotsford continues to invest in livability. You'll find modern services without the waitlists and density headaches that can come with bigger cities.
Weather, Geography & Seasonal Living
Expect mild winters, warm summers, and some of the most beautiful sunsets in the Fraser Valley. Yes, you'll get some rain—but you'll also get lush landscapes, nearby mountains, and four true seasons that make outdoor living possible year-round.
Neighbourhood Vibes Vary—And That's a Good Thing
From hillside homes in East Abbotsford to rural acreages in Bradner or walkable convenience in Central Abbotsford, each area offers a different rhythm. Choosing your neighbourhood is about more than price—it's about matching the vibe to your vision.
Let's Find Your Perfect Abbotsford Home
When you're ready to move beyond the checklist and into the real questions—"Where do we actually fit?", "What neighbourhood supports our goals?"—that's where local insight makes all the difference. Katie Van Nes is here to guide you through it with honesty, experience, and clarity.
Start Your JourneyLiving in Abbotsford
Where community meets opportunity in the heart of the Fraser Valley
Moving isn't just about a new home—it's about building a new rhythm. Abbotsford delivers a lifestyle that's as balanced as it is rewarding, offering everything you need to settle in, plug into the community, and start living on your terms.
Family-Friendly
Communities designed with families in mind
Top Schools
Quality education from K-12 to university
Healthcare Access
Regional hospital and local clinics
A Community Built for Families
Abbotsford is a city where neighbourhoods still feel like communities. You'll find family-friendly amenities like recreation centres, libraries, playgrounds, and youth programs throughout the city. School pick-up, soccer practice, and Saturday markets feel manageable and woven into daily life.
Popular Community Spots
Abbotsford Recreation Centre (ARC)
Swim, skate, work out, or take part in community programs
Matsqui Recreation Centre (MRC)
Wave pool, ice rink, and year-round activities
Abbotsford Community Library
Books, digital resources, programs for all ages
Abbotsford Youth Commission
Free, fully staffed youth centres for ages 12–18
Community events bring residents together year-round
Education That Supports Growth
From kindergarten to university, Abbotsford offers a wide range of educational options that support families at every stage. Whether you're looking for public schools, private academies, or faith-based education, there's a strong focus here on academic excellence, community values, and diverse learning pathways.
Abbotsford School District (SD34)
Offers K–12 education, French immersion, international programs, and arts-integrated learning.
Private & Faith-Based Options
Mennonite Educational Institute (MEI)
Christian K–12 education
Abbotsford Christian School
Innovative, Christ-centered K–12 programs
St. John Brebeuf Regional Secondary
Catholic high school
Dasmesh Punjabi School
Independent Sikh school offering Punjabi-language education
University of the Fraser Valley (UFV)
UFV offers more than 100 programs in:
- Business
- Health Sciences
- Trades & Technology
- Education
- Arts & Humanities
- Agriculture
Healthcare That's Close and Accessible
Peace of mind starts with access to care. Abbotsford is home to major regional facilities and neighbourhood clinics that make healthcare easy to reach.
Recreation for Every Lifestyle
From local gyms and sports leagues to yoga studios and scenic trails, Abbotsford supports an active lifestyle that fits your pace.
Fitness
Yoga & Wellness
Nature at Your Doorstep
Living in Abbotsford means having everyday access to the natural beauty of the Fraser Valley—without ever needing to leave town.
Mill Lake Park
Central city park with lake loop, playgrounds, picnic areas, and art installations
Visit
Ready to Make Abbotsford Your Home?
From morning coffee at a local café to evening walks through your own quiet street, living in Abbotsford just feels right. And when your community reflects your priorities, it's easier to feel at home—faster.
Start Your JourneyDiscover Your Perfect Day in Abbotsford
Where mountain views meet urban convenience, and community is the heart of everything. Explore Abbotsford's dynamic neighborhoods, hidden gems, and the lifestyle that makes this Fraser Valley gem so special.
Family-Focused Communities
Discover neighborhoods with top schools, family parks, and community centers where children thrive and parents connect.
Downtown & Professional Hub
Connect in Abbotsford's growing urban center with coffee shops, co-working spaces, and contemporary dining options.
Outdoor Paradise
From mountain trails to riverside parks, explore areas where outdoor enthusiasts enjoy year-round activities within minutes of home.
Cultural Hotspots
Immerse yourself in Abbotsford's vibrant arts scene, with galleries, music venues, and year-round festivals bringing the community together.
Find Your Perfect Neighborhood
Abbotsford offers distinct areas each with their own character and amenities. Explore neighborhoods that match your lifestyle priorities.
West Abbotsford
Established neighborhoods with mature trees, larger lots, and a mix of heritage and renovated homes close to UFV and Highstreet.
Central Abbotsford
Downtown core with walkable streets, historic buildings, trendy shops, and a growing selection of urban living options.
East Abbotsford
Newer developments with modern amenities, family-friendly subdivisions, and quick access to Highway 1 for commuters.
Rural Abbotsford
Country living with acreages, farm properties, and breathtaking mountain views while still being close to urban amenities.
Local Secrets & Hidden Gems
Discover the spots and experiences that make Abbotsford locals proud to call this city home.
Oldhand Coffee
More than just excellent coffee—it's a community hub where locals catch up and remote workers settle in for productive days.
Sumas Mountain Trails
Locals know that the best views of the Fraser Valley are found on these less-traveled paths just minutes from downtown.
Farm & Country Market
Every Saturday, residents gather for fresh produce, artisan goods, and the friendly atmosphere that defines Valley living.
Singletree Winery
This family-owned gem offers award-winning wines with stunning views of Mt. Baker—a perfect introduction to BC wine country.
The Reach Gallery
More than an art space, this community hub connects residents through exhibitions, workshops, and events celebrating local heritage.
What Residents Love About Abbotsford
Hear from those who've already made the move—real stories from real Abbotsford residents.
Moving our family from Vancouver to Abbotsford was the best decision. We have more space, incredible schools for our kids, and a community that actually knows and supports each other.
I was worried about leaving the city, but Abbotsford has everything I need—great coffee shops to work from, hiking trails for weekends, and I'm saving enough on housing to travel more.
After 30 years in Abbotsford, I've watched it grow while keeping its soul. You can still get farm-fresh berries in summer, know your neighbors, and be part of something real. It's home.
Ready to Discover Your Abbotsford?
Let's find the neighborhood that perfectly matches your lifestyle. Schedule a personalized tour or receive curated listings based on what matters most to you.
See Available HomesAbbotsford by the Numbers
Sometimes, it helps to see the bigger picture at a glance. Whether you're evaluating Abbotsford alongside other Fraser Valley communities or just want to ground your decision in the facts, here are the numbers that define life in the city.
Abbotsford is home to approximately 153,500 residents, making it the largest city in the Fraser Valley and one of the fastest-growing in BC.
The median age in Abbotsford is 39.4, reflecting a healthy mix of young families, professionals, and retirees.
The average commute time is 24 minutes, with many residents working locally or commuting to nearby cities via Highway 1.
Housing Snapshot
Abbotsford strikes a balance between big-city access and small-town ease, and the numbers reflect it. More space. Less stress. Strong fundamentals. It's everything a long-term move should be built on.
Common Questions Answered
You've seen the neighbourhoods, the numbers, and the lifestyle—but what about the real-world questions people are asking before they move? Below are some of the most common concerns future Abbotsford residents want answered—with honest, practical insights to guide your decision.
Still have questions? Katie Van Nes is happy to chat—whether you're a first-time buyer, a curious commuter, or someone seeking a fresh start in the Fraser Valley.
Contact KatieRelocation Tips from Katie Van Nes
Relocating to a new city is more than just packing boxes—it's about finding your rhythm, choosing the right neighbourhood, and making confident decisions along the way. With years of experience helping families, professionals, and retirees settle into the Fraser Valley, Katie Van Nes offers these practical, field-tested tips to make your move to Abbotsford feel seamless from start to finish.
Spring and early summer are peak buying times, while fall often offers more flexibility.
Katie can connect you with local mortgage professionals who understand the Fraser Valley and can guide you through BC-specific programs, including first-time buyer incentives.
- Utilities & service setup
- School registration
- Family doctors and clinics
- Community centre memberships
- Local trades and home service providers
Relocating doesn't have to feel like a leap into the unknown. With the right plan—and the right guide—you'll land with confidence.
Start Your Journey with KatieReady to Explore Abbotsford?
You've done your research, learned the neighbourhoods, and pictured what life could look like in Abbotsford. Now it's time to take the next step—with a local expert by your side who knows how to match your goals with the right home, community, and timeline.
Browse Current Homes in Abbotsford
Explore all available listings in Abbotsford, from cozy condos to spacious family homes.
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Schedule a Discovery Call with Katie
Ask questions, get area insights, and build a plan that fits your lifestyle.
Book a callRelocating doesn't have to be overwhelming
With the right information, the right timing, and the right guidance, your move to Abbotsford can feel like exactly what it is—a smart, fresh start in a place built for the life you want.
Start Your Journey