City of Abbotsford
Sumas MountainBritish Columbia
A 35 square kilometre Abbotsford community on and around the mountain: 3.6% farmland reserve, school catchments that reach Auguston Traditional, and the McKee plan area next door.
City of Abbotsford communities layer
By land area; most parcels are outside it
The school is about 0.2 km outside the boundary
Clayburn, Sumas Prairie, McKee and Matsqui Prairie
The market in Sumas Mountain
Market snapshot · October 2026
Abbotsford · HPI Benchmark
These are the board’s figures for Abbotsford as a whole, which includes Sumas Mountain. This page has no benchmark of its own for Sumas Mountain.
Benchmark price
$703K
Month over month
+0.1%
Year over year
-10.0%
Sales (month)
161
Detached, townhouse and apartment only
Active listings
929
Detached, townhouse and apartment only
Months of inventory
7.0
Active listings divided by average monthly sales over the past 12 months, so it will not equal this month’s active listings divided by this month’s sales.
Fraser Valley Real Estate Board composite Home Price Index (HPI), the industry-standard measure of typical home value, adjusted for property mix. Sales were 17.3% of active listings in the month, a balanced market by board convention. Boards call under 12% a buyers’ market and over 20% a sellers’ market.
See the Abbotsford HPI chart on Market Insights
Source: Fraser Valley Real Estate Board. The benchmark is the composite index; sales and active listings count detached, townhouse and apartment homes only. HPI benchmarks are aggregate measures; specific properties may transact above or below.
Market insights · the long view
A in Sumas Mountain, bought in 2019
Board benchmark across Abbotsford, Aberdeen / Townline, Sumas Mountain and West Abbotsford, to October 2026. Not an appraisal of any one home.
Recently sold in Sumas Mountain
Homes that sold in Sumas Mountain over the past 90 days, live from the board feed.
See recent sales
A free account shows the sold price, the sale date and days on market. The real estate board lets us show sold prices only to signed-in visitors who agree to its terms.
Just listed in Sumas Mountain
The newest active listings in Sumas Mountain. Refreshes from the live MLS feed every 15 minutes.
No active listings in Sumas Mountain right now.
Browse every active listing in Sumas Mountain →Open houses in Sumas Mountain this weekend
Open houses between Nov 7 and Nov 8, from the live MLS feed. Confirm times with the listing before you go. Schedules change.
No open houses this weekend in Sumas Mountain.
Browse all active listings in Sumas Mountain →Thinking of selling in Sumas Mountain?
Knowing what your home is worth in this market is the first move. Start with the seller’s guide, then reach out for a straightforward conversation about your specific street, timing, and what the recent sales nearby actually mean for your number.
Overview
Sumas Mountain is a community of the City of Abbotsford, about 35 square kilometres on and around the mountain. It touches the Clayburn, Sumas Prairie, McKee and Matsqui Prairie communities.
Auguston and Highlands are not part of it. Abbotsford's Official Community Plan (Bylaw 2600, Schedule E) puts them in the McKee community. Auguston Traditional School, at 36367 Stephen Leacock Drive, is about 0.2 km outside the Sumas Mountain boundary, but its catchment covers about 57% of the Sumas Mountain land.
By land area the largest zone codes are H-LU/R-1 (about 33%) and RR (about 30%). P2 is about 8%, A2 about 6%, H-SR-1 about 4% and CR about 4%. Only about 3.6% is in the Agricultural Land Reserve. Abbotsford's zoning bylaw defines each code.
For elementary, Auguston Traditional covers about 57% of the land, Mathxwi about 18%, Mountain about 11%, Barrowtown about 9%, Prince Charles about 3% and Sandy Hill about 2%. Clayburn Middle covers about 80% and William A. Fraser about 20%. Robert Bateman Secondary covers about 80% and Yale about 20%. School District 34's school locator settles one address.
What you get living here
The things that don't show up in a listing — the standing rituals and quiet anchors that make Sumas Mountain feel like a place rather than a postal code.
Auguston and Highlands are in the McKee plan, not Sumas Mountain
Abbotsford's Official Community Plan (Bylaw 2600, Schedule E) puts Auguston and Highlands in the McKee community. The Sumas Mountain community is the rest of the slope and its surroundings. A listing that says Sumas Mountain may sit in either, so check which plan area an address is in.
City of Abbotsford · Official Community Plan Bylaw 2600
Inside Sumas Mountain
Sumas Mountain reads as one neighbourhood from a distance, but on the ground the housing fabric is layered. Each piece has its own rules, its own inventory, and its own buyer.
The Sumas Mountain community
About 35 square kilometres, touching the Clayburn, Sumas Prairie, McKee and Matsqui Prairie communities.
Read more →Auguston and Highlands
Both are in the McKee community plan, not in Sumas Mountain.
Read more →Zone codes and the Agricultural Land Reserve
H-LU/R-1 and RR are the largest codes. About 3.6% of the area is in the Agricultural Land Reserve.
Read more →Schools
For elementary, Auguston Traditional covers about 57% of the land, Mathxwi about 18%, Mountain about 11%, Barrowtown about 9%, Prince Charles about 3% and Sandy Hill about 2%.
Clayburn Middle (35139 Laburnum Avenue) covers about 80% and William A. Fraser about 20%. Robert Bateman Secondary (35045 Exbury Avenue) covers about 80% and Yale about 20%. School District 34's school locator settles a single address.
Estimated catchments in and around Sumas Mountain
Tap one to see what is for sale inside it. Boundaries come from the school district and shift on their review cycles, so call or text me and I’ll confirm one before you remove subjects.
Secondary
Middle
Property types
- Rural residential (RR zoning, about 30% of the area)
- H-LU/R-1 parcels (about 33% of the area)
- Agricultural-zoned parcels (A2, about 6%)
- Parcels in the Agricultural Land Reserve (about 3.6%)
Compare Sumas Mountain to nearby
Abbotsford (parent) →
The City of Abbotsford as a whole. Compare the zoning mix, the farmland share and the school catchments address by address.
Lower Mainland (regional) →
The broader regional context. Sumas Mountain sits inside the City of Abbotsford in the Fraser Valley Regional District.
Frequently asked
A few of the questions that come up most often about Sumas Mountain.
Is Auguston part of Sumas Mountain?
What schools serve Sumas Mountain?
How much of Sumas Mountain is farmland reserve?
How does Bill 44 apply on Sumas Mountain?
What tax exposure should a Sumas Mountain buyer model?
Nearby areas
See every active listing in Sumas Mountain
Filter by price, beds, lot size, year built, and more — saved searches, email alerts, and the full live feed.
Browse Sumas Mountain listings →Market data
The current FVREB / REBGV HPI benchmark price for Sumas Mountain, month-over-month and year-over-year deltas, monthly sales, and active inventory live on a dedicated page with the source citations and methodology.
Sumas Mountain market data + HPI benchmark →More on Sumas Mountain
References + tools
Bronson Job PREC, REALTOR® at Momentum Realty Inc.. GVR Member #6015742 · FVREB Member #FJOBBR