Immel Mc Millan, Abbotsford - August 2026 Real Estate Report

Immel McMillan, Abbotsford: Here's What Your Home Is Actually Worth Right Now

If you live in Immel McMillan and you're still going off your last BC Assessment notice, you might be working with a number that's already out of date. Here's the straight story on what's happening with prices in our neighbourhood - and what it means for your wallet.

The Vibe: Houses vs. Condos

We're in a market that's taking a breather. Values aren't collapsing, but they're not climbing either. Here's how the two main property types stack up right now:

Houses in Immel McMillan

• Average HonestDoor Price: $975,697 - down 0.55% from last period
• Average assessed value: $978,328
• Predicted market value: $981,070
• 3-month moving average: $990,359 - values are trending below that benchmark
• Recent average sale price: $895,000
• Price per square foot: $638
• Estimated monthly rent: $4,131
• Rental yield: 4.73%
• Properties sold in 2026: 16 total transactions in the neighbourhood
• Growth rank: 22 out of 22 in Abbotsford - bottom of the leaderboard right now
• Price rank: 14 out of 22 - below average compared to other Abbotsford neighbourhoods

That growth rank stings a little, we won't sugarcoat it. Houses here have seen values shift by -1.71% recently, and the predicted value is sitting below the 3-month average. The silver lining? We're still talking about homes in the high $900s to just over $1M. That's real money, and the rental income story - $4,131 a month with a 4.73% yield - is solid for anyone thinking about holding rather than selling.

Compare us to the neighbours: Historic Downtown is sitting at $1,117,731, Whatcom at $1,254,229, and Hazelwood at $1,058,882. All three are pricier than us - and all three are also declining faster. So while we're at the bottom of the growth leaderboard, the neighbourhoods above us in price are losing ground quicker. That's worth knowing.

Condos in Immel McMillan

• Average HonestDoor Price: $495,943 - down 1.50% from last period
• Predicted market value: $503,485
• 3-month moving average: $502,169 - values are actually trending above this, a small positive sign
• Recent average sale price: $350,000
• Price per square foot: $395
• Estimated monthly rent: $2,422
• Rental yield: 3.90%
• Airbnb estimate: $119 per night
• Growth rank: 12 out of 22 - below average but solidly in the middle of the pack
• Price rank: 7 out of 10 - below average in price among Abbotsford condo neighbourhoods

Condos here are a different story from houses. Yes, the HonestDoor Price is down 1.50%, but the predicted value is actually creeping above the 3-month moving average - a small but real sign of stability. Our condo sale prices are also beating Historic Downtown's recent sold prices ($350,000 vs. $289,400 there). That's a quiet win for us. The rental yield at 3.90% is moderate but consistent, and the Airbnb rank of 9 in Abbotsford means short-term rental demand here is decent.

The Secret Sauce: Why Your HonestDoor Price Matters More Than Your Assessment Right Now

Here's the thing about your BC Assessment: it's a snapshot taken months ago, using data that's even older than that. It doesn't know what happened on your street last week. The HonestDoor Price is updated in real time, pulling in actual recent sales and current market signals.

Right now in Immel McMillan, the average assessed value for houses is $978,328. The HonestDoor Price is $975,697 - about 0.27% lower. That gap might seem small, but in a market that's been moving downward recently, relying on the assessment could mean you're pricing your home based on yesterday's news. If you're a buyer, that same gap could mean you're overpaying if you anchor to the assessment number.

With 2,762 properties assessed in this neighbourhood, there's a lot of real estate here. The HonestDoor Price gives every one of those owners a live read on where things actually stand - not where they stood six months ago.

The "So What?" - Thinking About Selling This Summer?

If you're a homeowner in Immel McMillan weighing a summer sale, here's the honest take:

• House values are under mild pressure - down 1.71% recently and sitting below the 3-month average. Waiting for a rebound isn't a guaranteed strategy right now.
• Condo values are showing a small uptick above their moving average - if you own a condo and have been on the fence, the window looks slightly better than it did a few months ago.
• We ranked 4th in Abbotsford for total transactions - 16 sales in 2026 so far. Buyers are still active here. The market isn't frozen.
• Nearby neighbourhoods are all more expensive and declining faster. That makes Immel McMillan a relative value play for buyers - which is actually good news for sellers trying to attract interest.
• Check your HonestDoor Price before you set a listing price. The gap between assessed value and real-world value is small right now, but in a softening market, every dollar of accurate pricing counts.

Bottom line: this isn't a panic moment, but it's not a "wait and see" moment either. The data says price it right, price it now, and use a live number - not a government document from last January - to make that call.

This information is all based on our opinions based on the information available to us. Everyone's situation may be different and you should reach out to us for more personalized information.