McKee, Abbotsford - October 2026 Real Estate Report
McKee, Abbotsford Real Talk: Your Home Is Worth More Than the City Thinks
If you have been watching the "For Sale" signs in McKee and wondering what is actually going on with prices, here is the straight answer. The market is taking a breather, but your home is still sitting above what the city has on file - and that gap matters more than most people realize.
The Vibe: What Is Happening in McKee Right Now
Let's break it down by property type, because houses and condos are telling two different stories in our neighbourhood.
Houses in McKee
The average sale price for houses is sitting at $972,600, with price per square foot around $480. Only 3 homes sold recently, which is a thin slice of activity - so do not read too much into any single sale. The bigger number to watch is the predicted market value of $1,181,781, which is nudging slightly below the 3-month moving average of $1,186,953. Values have been essentially flat, with 0.00% recent change.
- Average HonestDoor Price: $1,165,183
- Average Assessed Value: $1,126,916
- HonestDoor Price is 3.40% above the city assessment
- HonestDoor Price change from last period: -1.40%
- Average sale price: $972,600
- Price per square foot: $480
- Estimated monthly rent: $4,673 - rental yield of 4.45%
- Airbnb estimate: $232 per night
- Growth rank: 13 out of 22 neighbourhoods in Abbotsford (below average)
- Price rank: 11 out of 22 (above average)
- Total transaction rank in Abbotsford: 6th
- Properties assessed this year: 1,328
On the neighbourhood leaderboard, McKee houses rank 13th out of 22 for growth - that puts us in the lower half of Abbotsford right now. But we rank 11th for price, which means we are holding value better than most. Think of it as a slower engine in a solid car.
How do we stack up against the neighbours? Whatcom is pricier at $1,237,209 but growing even slower. Clayburn is cheaper at $1,074,312 and growing slightly faster. Immel McMillan is the most affordable of the group at $984,342. McKee sits comfortably in the middle - not the cheapest, not the flashiest, but steady.
Condos in McKee
Condos are a different picture. The HonestDoor Price for condos is $604,277 - and it is actually up 2.42% from the previous period, which is a bright spot. That said, the predicted market value of $589,974 is running below the 3-month moving average of $607,153, and recent values have dipped 3.76%. So there is a short-term softness worth watching.
- Average HonestDoor Price: $604,277
- HonestDoor Price change from last period: +2.42%
- Predicted market value: $589,974
- 3-month moving average: $607,153
- Recent value change: -3.76%
- Estimated monthly rent: $2,904 - rental yield of 3.66%
- Airbnb estimate: $144 per night
- Airbnb rank in Abbotsford: 3rd (strong short-term rental potential)
- Growth rank: 17 out of 22 (below average)
That Airbnb rank of 3rd in all of Abbotsford is worth flagging. If you own a McKee condo and are not thinking about short-term rental income, that number deserves a second look. Nearby Clayburn condos are priced almost identically at $603,526, but Whatcom and Immel McMillan are both cheaper - so McKee condos are holding a price premium in this category.
The Secret Sauce: Why Your HonestDoor Price Is the Number That Actually Matters
Here is the thing about your city assessment. It is a snapshot taken months ago, calculated with a formula that does not know your renovated kitchen or the new park down the street. It is a tax document, not a market price.
The HonestDoor Price is updated in real time using actual sales data. For McKee houses, that means a value of $1,165,183 - which is $38,267 higher than what the city has on file. That is not a rounding error. That is real money sitting in your walls that the assessment is not capturing.
With 1,328 properties assessed in McKee this year, the city is working from a wide average. Your specific home - your lot size, your finishes, your location on the street - is not what drives that number. The HonestDoor Price is the real-world check against a static government figure. If you are making any financial decision based on your assessed value alone, you are working with old information.
The So What: Should You Sell in McKee This Summer?
If you are thinking about listing this summer, here is the honest take.
Houses are holding above assessed value and sitting in the top half of Abbotsford for price. The market is quiet - only 3 recent sales - which means less competition but also fewer buyers actively shopping. A well-priced house in McKee right now is not fighting a crowd. That can work in your favour if you price it right from day one.
Neighbourhood growth is down 0.05% year over year and ranks 13th out of 22. The market is not accelerating. Waiting for a big price jump this season is probably not the play. If you need to move, this summer is a reasonable window - but price it sharp. Buyers are paying attention.
For condo owners, the short-term softness in predicted values (-3.76%) is worth a conversation with your agent before listing. The HonestDoor Price is up 2.42%, which is encouraging, but the 3-month trend is drifting lower. If your timeline is flexible, watching the next 60 days of data makes sense.
Bottom line - McKee is not a neighbourhood in trouble. It is a neighbourhood catching its breath. Check your HonestDoor Price at HonestDoor.com before you make any move. It is free, it is current, and it is a much better starting point than whatever number showed up on your tax notice.
mckee | 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.