Abbotsford Real Estate: House Prices Down 7.3% in 3 Months, the Fraser Valley's Cheapest Condos (October 2026)

A typical Abbotsford detached house now costs $1,087,000. That's $135,400 less than in September 2025 and 7.3% less than just three months ago, the steepest three-month drop of any Fraser Valley Real Estate Board (FVREB) area.

Abbotsford is also, by benchmark, the cheapest place in the board to buy a townhouse ($592,600) or a condo ($370,200). Every property type is in buyer's-market territory by FVREB's own yardstick.

Below: FVREB's Abbotsford numbers by type, a year of trend, sales and supply, then what's listed on EstateBlock this week in Central Abbotsford, Abbotsford West, Abbotsford East, Poplar, Aberdeen and Sumas Prairie, and how I'd use it.

Source: Fraser Valley Real Estate Board, September 2026 stats package, MLS® Home Price Index, Abbotsford.

Abbotsford prices by property type

FVREB reports Abbotsford as one area. The benchmark is the MLS® Home Price Index (HPI): the estimated price of a typical home with a fixed set of features, so it doesn't jump around with whatever happened to sell that month the way a median does.

Source: Fraser Valley Real Estate Board, September 2026 stats package, MLS® Home Price Index table.

Detached houses are where the selling is happening. The benchmark fell 2.7% in September alone and 11.1% over the year. Condos are down almost as much on the year (−11.0%) but have slid more slowly lately (−5.1% over three months). Townhouses are the steadiest, −2.3% over three months.

The long view still favours owners who bought a decade ago: the composite is up 43.7% over ten years and Abbotsford condos are up 99.4%. The five-year view is the uncomfortable one. Anyone who bought an Abbotsford house in September 2021 is looking at a benchmark 9.5% lower today.

Abbotsford vs the rest of the Fraser Valley

Over three months, Abbotsford's detached benchmark fell 7.3%, nearly double the board's 3.7%. North Delta (−5.9%) and Mission (−5.6%) are next. Over the full year Mission's detached benchmark has fallen a bit more (−13.3%), so Abbotsford isn't the worst performer on every measure. It is the one that's been falling fastest this summer.

Source: Fraser Valley Real Estate Board, September 2026 stats package, MLS® Home Price Index table. "Central Surrey" is the row FVREB labels Surrey.

Read across the Abbotsford row: it's the lowest in the board for townhouses and apartments. Only Mission has a cheaper detached benchmark ($889,200), and only North Surrey has a lower all-homes benchmark ($639,100). A typical Abbotsford condo costs $28,700 less than one in North Surrey, the next cheapest, and $155,700 less than in Langley. A typical townhouse is $210,000 less than Langley's.

Over ten years Abbotsford's composite is up 43.7%, third in the board behind Mission (+56.3%) and Cloverdale (+48.7%), and well ahead of the board (+26.9%) and the whole Lower Mainland (+11.6%). My read: cheaper places ran harder in the run-up, and some of that is now coming back out.

A year of Abbotsford prices

The detached line is the story. On FVREB's current basis, the Abbotsford detached benchmark peaked at $1,254,600 in October 2025, eased to $1,163,000 by February, bounced to $1,188,800 in March, and has fallen every month since: $1,172,600 in June, $1,143,000 in July, $1,117,700 in August and $1,087,000 in September. That's $167,600 off the October peak, 13.4%.

Townhouses drifted down almost every month, from $648,700 to $592,600. Condos went from $415,900 to $370,200, with small bounces in February, April and June that didn't hold.

A note on the numbers: FVREB restated its benchmarks in the November 2025 package (Abbotsford's October 2025 detached benchmark was first published as $1,170,100 and restated to $1,254,600). Every value in this chart is on the restated basis, so the months compare like with like.

Source: Fraser Valley Real Estate Board monthly stats packages, November 2025 to September 2026 (September 2025 from the year-ago column of the September 2026 package; October 2025 from the previous-month column of the November 2025 package).

Sales and supply: a buyer's market for every type

From January to September, 1,169 Abbotsford detached houses, townhouses and apartments sold on the MLS®, 7.7% fewer than in the same months of 2025. Detached sales were down 8.5% (451 vs 493), townhouse sales 6.7% and apartment sales 7.4%. Board-wide, year-to-date sales were down 5.5%.

September itself was slow: 103 sales across the three types, against 135 in August.

Source: Fraser Valley Real Estate Board, September 2026 stats package, MLS® Summary, Abbotsford. Ratios and months of supply calculated by EstateBlock (sales ÷ active listings; active ÷ sales).

FVREB calls a market balanced when the sales-to-active-listings ratio is between 12% and 20%, and says the Fraser Valley has spent most of the last two years in a buyer’s market. Abbotsford's ratios sit under 12% for every type: 10.2% for detached, 10.6% for townhouses and 9.7% for apartments. That's about 9.4 to 10.3 months of supply at September's pace of sales. In Langley, by comparison, townhouses were tight enough to sit above the balanced band.

The odd part is that inventory isn't high by Abbotsford's own recent standard. Active detached listings are 13% lower than a year ago and apartments 15% lower. My read: prices are falling because buyers are scarce, not because sellers flooded the market. Townhouse inventory is the exception, +1.6% on the year, with 93 new townhouse listings in September against 27 sales.

Source: Fraser Valley Real Estate Board, September 2026 stats package, MLS® Summary, Abbotsford. Medians move with the mix of homes that sold; the benchmark is the better guide to value.

The median detached sale in September was $949,000, 9.6% below a year earlier and $138,000 under the benchmark. On 45 sales a month that gap mostly tells you which houses sold. The median condo sale ($410,000) sits above the condo benchmark for the same reason.

What's for sale in Abbotsford right now

On EstateBlock's Abbotsford page on October 24, 2026: 1,157 homes for sale at a median asking price of $799,000, and 58 new listings in the past seven days. These are asking prices on active listings, not sale prices.

Source: EstateBlock.com live listings, snapshots taken October 17 and October 24, 2026 (active listings, asking prices).

Week over week, not much moved: 1,159 homes for sale on October 17 and 1,157 on October 24. The median house ask slipped from $1,289,950 to $1,267,677, and the townhouse median from $666,450 to $659,900. One week is noise, so I won't read much into that yet.

The bigger gap is between asking and selling. The median house is asking $1,267,677; the detached benchmark is $1,087,000 and September's median detached sale was $949,000. Some of that can be mix (Aberdeen and Sumas Prairie houses ask well above the city median), but my read is that a lot of it is sellers still pricing for a market that's gone. Condos are closer: a $399,000 median ask against a $410,000 median sale.

321 Abbotsford listings, 28% of everything for sale, have had a price cut, averaging 6.3%. EstateBlock also flags 43 listings asking less than their BC Assessment value.

Abbotsford ranks 6 of these 9 cities on the share of listings with a cut. Chilliwack is highest. The pattern across the Valley is the same: about a quarter to a third of listings have already had at least one cut.

Abbotsford neighbourhoods on EstateBlock

Source: EstateBlock.com Abbotsford neighbourhood pages, snapshot taken October 24, 2026 (active listings, asking prices). Share with a price cut = listings with a price cut ÷ homes for sale on each page. Sumas Prairie's page showed no price-cut count.

Central Abbotsford and Abbotsford West are where most of the listings are, 364 and 358, and most of the city's condos. Central Abbotsford has 176 condos listed at a median ask of $399,945; Abbotsford West has 125 at $374,900, or $388 a square foot.

Abbotsford East is the house market: 162 of its 258 listings are houses, at a median ask of $1,272,950 and the shortest median time listed of the big three neighbourhoods (57 days, against 75 in Central and 76 in West). It also has the lowest share of price cuts of the three (24%). Poplar has the highest share of cuts on this list (40%), though on only 63 listings.

Aberdeen is mostly houses (32 listed, median ask $1,510,000). Sumas Prairie has 17 listings at a $2,350,000 median ask. It flooded in November 2021, which the City says led to the evacuation of over 1,100 properties and over 3,300 people from their homes, and the City reports another flood event in December 2025, when 485 properties were placed under Evacuation Order and 1,069 under Evacuation Alert. The City's own words: Sumas Prairie has a long history of flooding. If you're looking there, ask about the property's flood history and insurance before you write an offer. My atmospheric river post has the rainfall numbers from the November 2021 storm.

Townhouse asks span $130,000 between Abbotsford East ($759,900, 57 listings) and Central Abbotsford ($629,900, 69 listings). Central Abbotsford's townhouses also ask the least per square foot ($323), which often means older complexes. Read the depreciation report before you treat that as a bargain.

What I'd do with this

None of this is a forecast. For named forecasts from CMHC, BCREA and RBC, see my 2027 predictions post. For the whole board month by month, see the Fraser Valley stats page.