Immel Mc Millan, Abbotsford - October 2026 Real Estate Report
Immel McMillan, Abbotsford: Your Neighbour Just Got a Raise. Did You?
If you own a home in Immel McMillan and you haven't checked your HonestDoor Price lately, you might be leaving money on the table. The city's assessment is already old news. Here's what's actually happening on your street right now.
The Vibe: What's Moving (and What's Not)
Let's be straight with each other. The overall neighbourhood growth is essentially flat - down 0.03% year over year. The market is taking a breather. But flat doesn't mean boring, and it definitely doesn't mean you should ignore what your property is worth today.
We saw 25 property transactions recorded in 2026 across Immel McMillan, and 2,762 properties were assessed this year. That's a lot of neighbours getting a number that may not reflect what a buyer would actually pay them today.
Houses: The Real Story
If you've been watching the "For Sale" signs in Immel McMillan, here's what's actually happening with houses right now.
- Average HonestDoor Price: $984,342
- Predicted Market Value: $989,875 - trending up from the 3-month average of $982,214
- Recent price change: up 1.45%
- Average sale price: $680,000
- Price per square foot: $352
- Estimated monthly rent: $4,134 to $4,152
- Rental yield: 4.71%
- Properties sold recently: 4
Here's the stat that should make every house owner in Immel McMillan pay attention. On the neighbourhood growth leaderboard, our houses rank 2 out of 22 neighbourhoods in Abbotsford. That puts us near the very top for growth momentum, even while the broader market is quiet. On price, we rank 18 out of 22 - which means we're one of the more affordable options in the city. That combination - strong growth rank, accessible price point - is exactly what buyers are hunting for right now.
Compare that to our neighbours. Historic Downtown houses are sitting at $1,100,320 and growing slower. Whatcom is at $1,237,209 and also growing slower. Hazelwood comes in at $1,046,623 - again, slower growth. We're the relative bargain with the better momentum. That's a story worth telling a buyer.
Condos: Holding Steady With a Solid Rank
The condo picture in Immel McMillan is a bit more nuanced, but still worth a close look.
- Average HonestDoor Price: $497,500 - up 0.63% from the previous period
- Predicted Market Value: $494,405
- 3-month moving average: $497,944
- Recent price change: -0.31%
- Average sale price: $350,000
- Price per square foot: $395
- Estimated monthly rent: $2,382 to $2,389
- Rental yield: 3.92%
- Airbnb estimate: $118 per night
Condo values here are nudging slightly downward against the 3-month trend, but our growth rank still sits at 4 out of 22 neighbourhoods in Abbotsford. That's a top-tier position. On price, we rank 5 out of 10 comparable condo markets - right in the middle of the pack, above average. For context, we're priced above nearby Whatcom condos at $460,082 but just below Historic Downtown at $506,018. We're not the cheapest option, but we're holding our own with better growth momentum than most.
The Secret Sauce: Why Your HonestDoor Price Matters More Than Your Tax Assessment
Here's the thing about your BC Assessment notice. It's a snapshot from July 1st of the previous year. By the time it lands in your mailbox, it's already months out of date. The market doesn't wait for paperwork.
The HonestDoor Price is updated in real time using actual sales data, current market signals, and what buyers are genuinely paying right now. For houses in Immel McMillan, the average HonestDoor Price of $984,342 is already 0.61% higher than the average assessed value. That gap is real money. On a property near the average, that's roughly $6,000 the assessment isn't capturing.
If you're making any decision - selling, refinancing, even just understanding your net worth - use the number that reflects today, not last summer.
The "So What?" - Thinking About Selling This Summer?
Here's the honest take for anyone in Immel McMillan considering a summer sale.
For house sellers, the timing argument is real. You're in a neighbourhood that ranks near the top of Abbotsford for growth momentum, your predicted value is trending upward, and you're priced more accessibly than almost every comparable neighbourhood nearby. Buyers who got priced out of Whatcom or Historic Downtown are looking at Immel McMillan. That's your audience. A rental yield of 4.71% also makes your home attractive to investors, not just families - which widens your buyer pool.
For condo sellers, the picture is a little more measured. Values have dipped slightly against the recent trend, and only 1 condo sold in the most recent period. That's a thin market. It doesn't mean don't sell - it means price it right from day one. An overpriced condo in a quiet market sits. A well-priced one moves. Check your HonestDoor Price, not your gut feeling from 2023.
Bottom line - Immel McMillan is not a neighbourhood in trouble. It's a neighbourhood that's holding value, punching above its weight on growth rankings, and offering buyers a more affordable entry point than most of Abbotsford. If you're selling, that's your pitch. Own it.
immel mc millan | abbotsford | october 2026This 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.