Skip to main content
Skip to article

West Abbotsford

The west side of Abbotsford is four different communities: a small West Abbotsford, urban Clearbrook and South Clearbrook, and Bradner-Mt. Lehman, where 94% is farmland reserve.

What each community is

Map loading…
The west of Abbotsford, which covers more ground than the City’s own map does, framed on the West Abbotsford, Clearbrook, South Clearbrook and Bradner-Mt. Lehman community boundaries. Bradner-Mt. Lehman is the large area to the north.

West Abbotsford

The City's community called West Abbotsford is small, about 1 square kilometre, on the Aldergrove border at about 264 Street. Almost none of it is farmland reserve. Its elementary school is Aberdeen Elementary (2975 Bradner Road), and its middle and secondary schools are Eugene Reimer Middle and Rick Hansen Secondary. The name is also used for a bigger area, and the rest of this guide covers the communities around it.

Clearbrook and South Clearbrook

Clearbrook and South Clearbrook are the established urban communities, each about 2 square kilometres, with no farmland reserve. The Clearbrook area is mostly in the Ten Broeck Elementary catchment (2580 Stanley Street), Colleen and Gordie Howe Middle (3174 Clearbrook Road) and W.J. Mouat Secondary (32355 Mouat Drive). South Clearbrook is mostly Dormick Park Elementary (32161 Dormick Avenue), Abbotsford Middle and Abbotsford Senior Secondary.

Bradner and Mt. Lehman

The City treats Bradner and Mt. Lehman as one community of about 65 square kilometres, and about 94% of it is farmland reserve. Bradner Elementary is at 5291 Bradner Road and Mt. Lehman Elementary at 6381 Mt. Lehman Road. Buyers here are mostly buying acreage, so the reserve rules matter more than the neighbourhood.

Aberdeen, Townline and Highstreet

Aberdeen and Townline are two separate communities in the City's plan, and each has its own guide section. Highstreet Shopping Centre, at 3122 Mount Lehman Road, and Highway 1 Exit 83 are in Townline.

For the two communities in between, see the Aberdeen and Townline guide.

Market snapshot · September 2026

Abbotsford · HPI Benchmark

These are the board’s figures for Abbotsford as a whole, which includes West Abbotsford. This page has no benchmark of its own for West Abbotsford.

Benchmark price

$702K

Month over month

-1.6%

Year over year

-9.0%

Sales (month)

103

Detached, townhouse and apartment only

Active listings

979

Detached, townhouse and apartment only

Months of inventory

7.5

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 10.5% of active listings in the month, a buyers’ 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.

Schools: catchments by share

All four communities are in School District 34 (Abbotsford), and the catchments differ between them. Shares below are land area on the district’s catchment maps.

  • · West Abbotsford: Aberdeen Elementary, Eugene Reimer Middle and Rick Hansen Secondary, all of it.
  • · Bradner-Mt. Lehman: Bradner Elementary 57%, Mt. Lehman Elementary 41%; Eugene Reimer Middle and Rick Hansen Secondary 98%.
  • · Clearbrook, elementary: Ten Broeck 72%, John MacLure Community School 16%, Dormick Park 10%.
  • · Clearbrook, middle and secondary: Colleen and Gordie Howe Middle and W.J. Mouat Secondary 88%, Abbotsford Middle and Abbotsford Senior Secondary 10%.
  • · South Clearbrook, elementary: Dormick Park 58%, Godson 23%, Centennial Park 9%, Ten Broeck 7%.
  • · South Clearbrook, middle and secondary: Abbotsford Middle and Abbotsford Senior Secondary 92%, Colleen and Gordie Howe Middle and W.J. Mouat Secondary 7%.

Edge streets can fall on either side of a line, and the district reviews its maps each year. Check the exact address on the School District 34 catchment page before you pay for a catchment. School District 34 is a different district from Langley’s School District 35, so a move across the boundary changes the schools.

The reserve decides what a parcel is

A reserve acreage and a conventional lot are different products at any price. Parcels in the Agricultural Land Reserve follow the Agricultural Land Commission Act: subdividing needs the Commission’s approval, and many non-farm uses need an application.

Check the parcel on the Commission’s map first. The BC ALR acreage guide covers what to ask.

How this guide was measured

The boundaries are the City of Abbotsford’s open-data community boundaries, read on October 17, 2026. Reserve shares come from laying the Agricultural Land Commission’s reserve polygons over them. School shares come from laying School District 34’s catchment maps over them and comparing land area, not households. School addresses come from the City’s schools layer. Distances are straight lines from the boundaries to the airport site on OpenStreetMap.

The area page shows the live board numbers.

Frequently asked questions

  • What does "West Abbotsford" mean?
    In the City of Abbotsford's community map, West Abbotsford is a small community of about 1 square kilometre at the Aldergrove border. People use the name for the whole western side of the city. This guide covers the City's communities there: West Abbotsford, Clearbrook, South Clearbrook, and Bradner-Mt. Lehman. Aberdeen and Townline have their own guide.
  • Which schools serve west Abbotsford?
    School District 34 (Abbotsford) serves it, and the catchments differ by community. By land area, West Abbotsford is Aberdeen Elementary, Eugene Reimer Middle and Rick Hansen Secondary. Bradner-Mt. Lehman is 57% Bradner and 41% Mt. Lehman for elementary, and 98% Eugene Reimer and Rick Hansen. Clearbrook is 72% Ten Broeck, 16% John MacLure and 10% Dormick Park, then 88% Colleen and Gordie Howe Middle and W.J. Mouat Secondary. South Clearbrook is 58% Dormick Park, 23% Godson, 9% Centennial Park and 7% Ten Broeck, then 92% Abbotsford Middle and Abbotsford Senior. Shares are land area, not households, so confirm the address with the district.
  • How much of Bradner and Mt. Lehman is farmland reserve?
    About 94% of the Bradner-Mt. Lehman community is in the Agricultural Land Reserve, measured against the Agricultural Land Commission's reserve map. Clearbrook and South Clearbrook have none, and West Abbotsford has about 2%. A reserve parcel follows the Agricultural Land Commission Act: subdividing needs the Commission's approval, and many non-farm uses need an application.
  • How close is the Abbotsford airport?
    Measured from the middle of the airport site to each community boundary, Clearbrook is 2.4 kilometres away and South Clearbrook 2.3 kilometres. Bradner-Mt. Lehman is 4.8 kilometres and West Abbotsford 6.9 kilometres. Those are straight lines to boundaries, not to a street. This guide gives no noise rating because the noise contours were not checked, so look up the specific address before you buy.
  • How does Bill 44 apply in Abbotsford?
    Inside the Urban Development Boundary the City allows three units on a lot of 280 square metres (3,014 sq ft) or less, and four on a larger lot. Its July 2024 guide says no Abbotsford bus stop meets the frequent-service test for six units. Outside the boundary a single-family lot may add one accessory unit. Reserve parcels stay under the Agricultural Land Commission.
  • Does the foreign buyer tax apply in Abbotsford?
    Yes. Abbotsford is inside the Fraser Valley Regional District, which is one of the specified areas for the 20% additional property transfer tax. The rate is the same as in Metro Vancouver. Only the dollar amount differs, because prices differ.
  • Is there SkyTrain in Abbotsford?
    No. SkyTrain does not run in Abbotsford, so transit-oriented area rules based on SkyTrain stations do not apply here. Highway 1 is the main connection to Langley and Surrey.

What to read next

Bronson Job PRECREALTOR® · Momentum Realty Inc.GVR Member #6015742 · FVREB Member #FJOBBR
Last reviewed by Bronson Job PREC, REALTOR®
Sources and how we verify
Sources: Legislative Assembly of British Columbia · BC Laws · BC Government · Other · verified Oct 16, 2026
Spot an issue? Report an inaccuracy · How we verify
Sources: BC Government · verified Sep 24, 2026
Spot an issue? Report an inaccuracy · How we verify
Sources: BC Government · verified Sep 5, 2026
Spot an issue? Report an inaccuracy · How we verify
Sources: City of Abbotsford community boundaries, City of Abbotsford Official Community Plan, School District 34 (Abbotsford), BC Agricultural Land Commission, OpenStreetMapCC BY 4.0How we verify

I’m Bronson Job, a REALTOR® (PREC) with Momentum Realty Inc., so I earn a commission when I help someone buy or sell. This is general information, not advice on your situation, and I take no payment from any third party named here. How I verify.