Immel Mc Millan, Abbotsford - September 2026 Real Estate Report

Immel McMillan, Abbotsford: Your Neighbour Just Got a Reality Check on Their Home Value

If you own a home in Immel McMillan and you're still relying on your BC Assessment notice, you're working with old information. Here's what's actually happening on the ground right now.

The Vibe: What the Numbers Are Really Saying

Let's be straight with each other. Our neighbourhood is holding its own, but it's not on fire. With 2,762 properties assessed this year and 22 sales recorded in 2026, Immel McMillan is a steady, established pocket of Abbotsford - not a speculative hotspot, and not a place people are fleeing. That's actually a decent place to be.

Year-over-year growth dipped 0.03%. That's not a crash. That's the market taking a breather. The neighbours in Historic Downtown, Whatcom, and Hazelwood are all seeing the same thing - or worse. So we're not alone here.

Houses: The Honest Picture

• Average HonestDoor Price: $989,875
• Predicted market value right now: $975,697
• 3-month moving average: $984,975 - and values are drifting below that
• Recent price change: -0.55%
• Average sale price: $314,000
• Price per square foot: $361
• Estimated monthly rent: $4,113
• Rental yield: 4.74%
• Growth rank: 15 out of 22 neighbourhoods in Abbotsford
• Price rank: 18 out of 22 - one of the more affordable options in the city

On the leaderboard, houses in Immel McMillan sit in the bottom half for growth - rank 15 of 22. That's below average, no sugarcoating it. But here's the flip side: being ranked 18 out of 22 for price means buyers get more for their money here than in most of Abbotsford. For renters and landlords, a 4.74% yield is a moderate but real return. That's not nothing.

One house sold this month. Low volume means each sale carries more weight in setting the tone. If you're watching the market, watch closely - a single sale can move the needle here.

Condos: A Softer Story

• Average HonestDoor Price: $494,405 - down 0.31% from last period
• Predicted market value: $495,943
• 3-month moving average: $501,907 - values are sliding below this too
• Recent price change: -1.50%
• Average sale price: $350,000
• Price per square foot: $395
• Estimated monthly rent: $2,382
• Rental yield: 3.91%
• Growth rank: 15 out of 22 in Abbotsford
• Price rank: 7 out of 10 for condos - below average in price

Condos are the softer story right now. A -1.50% recent price change is more noticeable than the house side, and the predicted value has slipped below the 3-month moving average. One condo sold this month. Compare that to nearby Historic Downtown condos sitting around $496,095 - we're essentially neck and neck there. Whatcom condos at $468,816 are actually cheaper, which is worth knowing if you're shopping around.

The 3.91% rental yield on condos is moderate. It covers costs for most investors but doesn't leave a huge cushion. The Airbnb potential of $118 per night ranks 9th in Abbotsford - not the top of the city, but a real option for owners who want flexibility.

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 from July 1st of last year. The market has moved since then - and in Immel McMillan, it has moved in both directions depending on property type. Your assessment is not your selling price. It's not even close to a real-time number.

The HonestDoor Price for houses sits at $989,875 - that's 1.18% higher than the average assessed value in Abbotsford. That gap is real money. For a house in our neighbourhood, that difference could mean tens of thousands of dollars in how you price, negotiate, or even refinance. The HonestDoor Price updates in real time. Your assessment does not. That's the whole point.

For condo owners, the HonestDoor Price of $494,405 gives you a live read on where the market actually is - not where it was 12 months ago when your assessment was calculated. With values currently dipping below the 3-month average, knowing your real number today is more important than ever.

The So What - Thinking About Selling This Summer?

If you're a house owner in Immel McMillan and you're thinking about listing this summer, here's the honest take: the window is open, but it's not wide open. Values are slightly below the 3-month trend, and growth ranks 15th out of 22 neighbourhoods. That means you're not in a position to sit back and wait for the market to do the work for you.

Pricing sharp matters right now. With only 1 house sold this month and an average sale price of $314,000, buyers have options and they know it. Coming in at the right number - not the number your neighbour got two years ago - is the difference between a quick sale and a stale listing.

For condo owners, the -1.50% recent price shift is a signal worth taking seriously. If you've been on the fence, waiting for values to bounce back, the 3-month trend is not pointing that direction yet. A summer sale at today's price may beat a fall sale at a lower one.

Either way - house or condo - check your HonestDoor Price before you call an agent. Walk into that conversation knowing your real number, not last year's government guess.

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.