If you’re considering living in Abbotsford British Columbia, exploring the city, or just visiting.. you’ve come to the right place! I’ve lived in Abbotsford BC my whole life and I’ve created this blog to provide you with all the information you need to know about the best neighborhoods, quality of live, unique lifestyle and cost of living in Abbotsford.

What’s so Great About Living in Abbotsford BC?

You can’t go wrong by living in Abbotsford. It’s the agricultural hub of British Columbia and is often referred to as the “City in the Country.” You’ll see from a map later why this is!

Sitting in the heart of the Fraser Valley, Abbotsford is a vibrant city that offers breathtaking natural beauty, a welcoming community environment, and caters to a wide array of lifestyles. The Canada-USA border is conveniently located here for quick trips.

With a 2024 population of approximately 180,000, Abbotsford combines the rural charm of farmlands with urban amenities in its bustling downtown core. For these reasons, living in Abbotsford BC is an attractive choice for families, professionals, singles and retirees.

Key Highlights:

Distance to Vancouver, British Columbia: You’ll be just an hour drive from Vancouver, making it an ideal location for commuters who want to experience the best of both urban and suburban living.
Natural Beauty: Surrounded by mountains, rivers, and parks, this is the perfect location for outdoor enthusiasts.
Community-Oriented Lifestyle: The city is known for its welcoming community, a calendar full of diverse cultural events, and family-friendly activities for all ages.

This guide covers:

Cost of Living in Abbotsford

Cost of living in Abbotsford is more affordable compared to Vancouver and other nearby cities, but costs can vary depending on your lifestyle and housing choice.

Housing Costs:

Renting: The average rent for a two-bedroom apartment ranges from $1,700 to $2,200 per month. Similarly, if you’re looking at a two-bedroom basement suite, the living cost is closer to $1,500 – $1,800.
Buying: As of October 2024, the average price of a detached home in Abbotsford is $1,200,000. For townhomes, the average price is $663,000. For apartments, the average is $428,000.

Utilities:

Electricity, heating, and water, for a two-bedroom apartment, will have an average cost of $100–$150 per month.
Internet and cable: You shouldn’t need to pay more than $150/ month for these services unless you are getting a ton of add ons.

Transportation:

Public transit for a single person: $2.25 per local ride or $52 for a monthly pass. This is the cost within Abbotsford/Mission, if you’re commuting further then the costs will go up.
Gasoline: Typically lower than Vancouver and other cities in the Lower Mainland. If gas is $1.60/ litre in Abbotsford, it is likely around $1.80 in Vancouver.

Groceries:

Monthly grocery expenses for a single person range on average from $500 to $800+. The average cost of groceries in Abbotsford also depends on your own lifestyle choices. Lifestyle choices will relate to any kind of living cost.

Overall, the cost of living in Abbotsford BC is good in comparison to other parts of the lower mainland. The further East you move from Vancouver, the lower the prices go.

Best Neighborhoods in Abbotsford, British Columbia

You can see from the picture below, the core urban region of Abbotsford is surrounded by farmland. For this guide, I am going to focus on the region that is not on farmland.

Whether you’re looking for luxury living, family-friendly communities, or affordable housing, there’s a neighborhood for everyone in Abbotsford.

I’m going to cover what I think are the 5 best neighborhoods to live in Abbotsford, along with expected real estate prices. These are not in any particular order as each neighborhood appeals to different people. You will notice my list is dominated by East Abbotsford neighborhoods and this is because I believe it’s a better area to raise a family.

1. Eagle Mountain

Living in eagle mountain Abbotsford most prestigious neighborhood with highest cost of living

I would consider Eagle Mountain the most prestigious neighborhood in Abbotsford. You get breathtaking views of Mt. Baker and the Fraser Valley mountains.

Living costs here are higher as most homes in the area are above the $1,800,000 mark.

Eagle Mountain has parks, walking trails, the best views and you will be in the catchment to some of the best public schools.

The downside of living here is that there are no commercial amenities (shops, restaurants, stores, etc.), so if you want to live here, you then need to be prepared to drive. There is also a high average cost of living in Eagle Mountain. (The view of Mt. Baker is worth it!)

2. Upper Ten Oaks

Upper Ten Oaks is a quiet and family-friendly neighborhood. The area offers a mix of well-maintained older homes and newer builds. Abbotsford’s best golf course, Ledgeview, is in Upper Ten Oaks.

This is a nature lover’s abode as there is access to many trails for walking and biking.

Homes on the lower end here are around $1,200,000. The average cost of homes in the area would be around $1,500,000.

This neighborhood in East Abbotsford features a close-knit community, tranquil lifestyle and endless opportunities for outdoor activities. You don’t get a view of Mt. Baker but some areas still provide spectacular views.

Just like Eagle Mountain, there are no commercial amenities other than Ledgeview Golf Club.

3. McMillan

McMillan is a very popular neighborhood that is undertaking more new development. Known for its family-friendly vibe, it features a variety of homes ranging from cozy townhomes to spacious single-family properties.

Houses in this area start just under the $1,000,000 mark but there are two-bed townhomes around $450,000. Although hard to find, apartments may also be available here.

Families, young professionals, and retirees looking for a balanced lifestyle will enjoy living here. You will have access to excellent amenities compared to the last two neighborhoods.

Top-rated schools are in this area, there is an abundance of parks and recreation facilities and easy access to shopping and dining options.

I would say the biggest downside of this neighborhood is that homes tend to have small lot sizes so you may not get a large yard.

4. Lower Ten Oaks

living in lower ten oaks Abbotsford map. Affordable and family friendly

Lower Ten Oaks is the area I went to school and currently work. I love this area but it is “boring,” which I personally don’t mind. It’s a charming, family-oriented neighborhood with a mix of older, well-maintained homes and newer builds.

The cost of living in Lower Ten Oaks is lower as you can find older homes here for under $1,000,000 but most maintained homes are around $1,200,000 – $1,300,000. Townhomes and apartments are also available at a lower average cost.

Families and first-time home buyers would find this a great location. I don’t have kids yet, but this is an area I would love to raise them in.

In this neighborhood, you will be close to parks, walking trails, and my favourite schools.

The drawback of Lower Ten Oaks is limited walkability to major commercial areas, so a car or bus is definitely needed to get around. There are also older houses in this area that require updating.

5. Clearbrook

Living in clearbrook Abbotsford. Where I live

Clearbrook, specifically West Clearbrook, is the area I currently live in and have lived in for the past 14 years. It is a well-established and diverse neighborhood in Abbotsford, known for its multicultural community.

The lots here are typically larger so the cost of living in your own home is above $1,000,000. West Clearbrook also has many newly built houses which are over $2,000,000. Apartments in the area have an average cost of around $500,000.

This area is going to get major development upgrades with more apartments going up in the next few years.

My favourite feature of where I live is the location. I can be on the highway in 2 minutes and easily get around almost anywhere in Abbotsford within 15 minutes.

During rush hour, the area can have higher traffic. You will see homeless people roaming around Clearbrook which can be a turn off but this has never bothered or affected me while living here. I would have no issues raising a family here.

Lifestyle

Living in Abbotsford offers a relaxed yet active lifestyle. There is an endless supply of outdoor activities and there are cultural events year round.

My Favourite Outdoor Activities:

Mill Lake Park: My favourite park in Abbotsford. It’s great for walking, picnics and has a playground, water park and pool for children. You’ll see me here often through the year.

Sumas Mountain: The best spot in Abbotsford for hiking, trail running and mountain biking.
Albert Dyck Lake: A man made lake that’s great for swimming, paddleboarding and kayaking. It’s one of the best spots to be on a hot summer day.

The Best Attractions:

Maan Farms: A very popular farm in the Fraser Valley that offers seasonal activities like a haunted house and pumpkin patch. You can see everything they do here.
Castle Fun Park: Maybe one of the Fraser Valley’s most iconic attractions, Castle Fun Park is great for children and adults alike. Mini-golf, go-karts, bumper cars, batting cages… Castle Fun Park has it all.
Abbotsford International Airshow: This is an annual event that happens every summer and is the largest event in town. It’s world-renowned and likely the busiest weekend in Abbotsford.

Photo by Rick Macdonald Photography

Dining and Shopping:

Farmers’ Markets: Being an agricultural hub, Abbotsford is known for its fresh, locally sourced produce. There’s a market every Saturday, near the city centre, from 9am to noon. Click here for more details.
Restaurants: You can get almost any kind of food you want because Abbotsford is so diverse. Not only can you get ethnic foods but we have a Cactus Club which is always top notch. My go to place is called Lou’s Grill and they provide the best bang for your buck with huge portions.
Shopping Centres: 2 major shopping malls are High Street Mall and West Oak Mall.

Schools and Education

I grew up going to school in Abbotsford and had a great experience. I also went to University of the Fraser Valley which is a local University that I would recommend to others.

Many people I know start at the University of the Fraser Valley to complete their diplomas and transfer to a University in a major city, like Vancouver, to finish off their bachelors.

I used to be a district wide on call teacher so I have a good understanding of each school and the educational opportunities available.

You should understand how schools in the Abbotsford School District work before I tell you what I think the best schools are.

Primary schools in Abbotsford are grade kindergarten to grade 5. Middle schools are grades 6-8. High schools run from grades 9-12.

Public schools in Abbotsford are catchment based, meaning you will get put into a school based on the neighborhood you live in. There are exceptions for specific programs like French immersion, sports academies, or integrated arts.

If you prefer private school, there are a few options but they are all religious schools.

MEI would be my top option and you don’t have to be religious; however, they do make their students take some bible classes.

Pick what high school you want your children to go to and move into that catchment. Your child will be put in a stream that will take them from elementary to middle to the high school of your choosing.

Best Schools in Abbotsford (Public):

For this guide, I am going to focus on what I think the 3 best high schools are.

Yale Secondary:

The strongest academic public school in the district and offers a large selection of programs. It has the highest rate of students receiving scholarships.

The teachers here are cohesive and provide a great culture for the students.

They are consistently strong in basketball, volleyball and rugby. They have a good baseball/softball academy and their hockey academy has produced NHL players.

Robert Bateman Secondary:

Good academics but a smaller school so it doesn’t offer as many courses.

Students here are very big into athletics with a strong football, rugby, and hockey program. They also have a strong golf academy.

This is the school I went to growing up and would recommend it to anyone.

W.J. Mouat Secondary:

Not the strongest school academically; however, it is the largest public school in the district so it provides the largest selection of programs. Mouat is the only high school in the district to provide a full French immersion program.

It’s known for its strong athletic programs, with teams competing provincially in football, basketball and rugby.

Transportation

Abbotsford is well-connected with options for both local and long-distance travel.

Public Transit:

The bussing system is very mediocre. Improvements do need to be made but you can reliably get around the city during regular hours.

There are connections to nearby cities like Chilliwack and Mission. Mission also has a comfortable train that goes right into Downtown Vancouver. Uber and taxis are readily available.

Highways and Commuting:

Highway 1 runs through Abbotsford which provides direct access to major cities, like Vancouver, in the Lower Mainland.

Abbotsford is an ideal location for commuters looking to save on housing costs. I would call it a “commuter town” as most people do require a car to get around efficiently.

Airport:

The Abbotsford International Airport (YXX) offers flights to domestic and U.S. destinations.

Sometimes you can get a better deal flying out of Abbotsford vs Vancouver. In 2025 I am going to Cancun, Mexico and Paris, France all while flying out of Abbotsford. I should mention that these are not direct flights. (More direct flights are available from Vancouver).

Frequently Asked Questions About Living in Abbotsford BC

1. Is Abbotsford a good place to live?

Abbotsford is a GREAT place to live. I love it here and I know you would, too. It’s an excellent choice for individuals and families alike. It also provides lower monthly costs in comparison to major cities.

2. What are the job opportunities like in Abbotsford?

Jobs in Abbotsford are plentiful as there are growing economic opportunities in agriculture, education, healthcare, and retail. Another reason I consider Abbotsford a commuter town is a lot of people do end up travelling around the Lower Mainland for work.

3. Is Abbotsford safe?

Yes, it is considered a safe city.

There have been gang and homeless issues but it has never affected me or made me feel unsafe. The crime rate sits around 11%. Different parts of the city have more crime than others so what neighborhood you live in does make a difference when it comes to crime.

4. Is Abbotsford affordable?

Compared to cities closer to Vancouver, Abbotsford is definitely more affordable. Expect to get more bang for your buck!

Conclusion

Living in Abbotsford offers a perfect mix of rural charm and urban convenience. The cost of living is better than bigger cities like Vancouver.

In my opinion, it is one of the most beautiful Canadian cities.

With incredible nature, quiet neighborhoods, excellent schools, friendly atmosphere and endless recreational opportunities, it’s a great place to call home.

Whether you’re moving here or just visiting, Abbotsford has something for everyone.

The Ultimate Guide to Living in Abbotsford, British Columbia