Abbotsford, Chilliwack or Mission? A Guide to the Fraser Valley

Looking east for more space, a yard or a quieter pace? Abbotsford, Chilliwack and Mission are the three largest cities in the Fraser Valley Regional District, and each has a different feel. Here is how they compare on size, commuting, the outdoors and the things to check before you buy.

The short version

At a glance

• Abbotsford. 153,524 people on 375 km² of land in the 2021 Census. That made it BC's fifth-largest municipality and the largest outside Metro Vancouver.
• Chilliwack. 93,203 people on 261 km².
• Mission. 41,519 people on 227 km².

Abbotsford

The City describes Abbotsford as the economic and cultural hub of the Fraser Valley. It ranges from the Historic Downtown and City Centre to Clearbrook, the UDistrict around the university, the village of Clayburn, and newer, developing areas such as McKee and Eagle Mountain. Much of the land around them, including Matsqui Prairie and Sumas Prairie, is farmland.

• Parks. Mill Lake Park has a lakeside boardwalk, and Sumas Mountain Regional Park is a 1,471-hectare park with trails, including one to Chadsey Lake.
• Getting around. Highway 1 runs through the city, Highway 11 crosses the Fraser to Mission and runs south to the US border, and Abbotsford International Airport has daily flights.
• Schools and learning. The Abbotsford School District has 46 schools, and the University of the Fraser Valley's main campus is here.
• Farmland. About 72% of Abbotsford's land is in the Agricultural Land Reserve.

Chilliwack

Chilliwack, toward the east end of the valley, pairs a growing city with easy access to lakes and mountains. The City's neighbourhood areas include Downtown, Sardis, Vedder, Promontory and Fairfield Island, with Chilliwack Mountain, Greendale and Yarrow to the west, and Rosedale, the Eastern Hillsides and Ryder Lake to the east. Garrison Crossing was built on the site of the former Canadian Forces Base Chilliwack.

• Outdoors. Cultus Lake Provincial Park is 11 km southwest of the city, with swimming, boating and camping, and the dikes along the Vedder River carry popular walking trails.
• Schools and learning. The Chilliwack School District has 30 schools, and the University of the Fraser Valley has a campus at Canada Education Park.
• Rural living. Homes in Yarrow have their own septic systems rather than city sewer, and the City has guidance for private well owners.

Mission

Mission sits on the north bank of the Fraser, across the river from Abbotsford, with the Lougheed Highway running west toward Maple Ridge. The City's plans cover the Downtown and waterfront, Cedar Valley, Stave Heights, the Hatzic area and the Silverdale planning area.

• The train. The West Coast Express starts at Mission City station. On weekdays, five trains leave for Waterfront Station in downtown Vancouver between 5:25 and 7:25 a.m., about 75 minutes each way, and five return in the late afternoon and evening.
• Outdoors. Fraser River Heritage Park is Mission's largest park, Hayward Lake has a 16 km loop of lakeside trails, and Rolley Lake Provincial Park has a sandy beach and campsites.
• Schools and learning. The Mission School District has 19 schools in its directory, and the University of the Fraser Valley has a campus at Heritage Park Centre.

Getting around the valley

• Highway 1 widening. The Province is adding HOV lanes from Langley east. The section from 216th to 264th Street is due to finish in 2026, 264th Street to Mt. Lehman Road in 2029, and Mt. Lehman Road to Highway 11 in 2031. The stretch through Sumas Prairie is still being planned.
• Fraser Valley Express. BC Transit's route 66 runs seven days a week from downtown Chilliwack through Abbotsford to Carvolth Exchange in Langley and on to Lougheed Town Centre SkyTrain station in Burnaby.
• West Coast Express. Weekday commuter rail from Mission through Maple Ridge, Pitt Meadows and the Tri-Cities to downtown Vancouver.

Before you buy in the Fraser Valley

• Flood risk. In November 2021, the Nooksack River overflowed into Sumas Prairie, more than 1,100 properties in Abbotsford were evacuated, and Highway 1 closed. In December 2025, the area flooded again and 485 properties were under evacuation order. Check the Province's Flood Study Explorer, ask the city for its floodplain information (Chilliwack publishes a floodplain map), and ask about past flooding or seepage. Not every area has been mapped, so a property without mapping can still be at risk.
• Farmland rules. On land in the Agricultural Land Reserve, there is generally one home per parcel, the main home can have up to 500 m² of floor area, and local rules can be stricter.
• Wells and septic. Many rural homes in the region use private septic systems, and some rely on wells. The Fraser Valley Regional District suggests having a septic system inspected by a Registered Onsite Wastewater Practitioner before you buy.
• Speculation and vacancy tax. Abbotsford, Chilliwack and Mission are all taxable areas (reserve and treaty lands are not), so owners there have to file a declaration each year, even when the home is their principal residence and no tax is owed.

Questions buyers often ask me

Which is bigger, Abbotsford or Chilliwack?

Abbotsford. The 2021 Census counted 153,524 people in Abbotsford and 93,203 in Chilliwack. Mission had 41,519.

Can I commute from Mission to downtown Vancouver by train?

Yes. The West Coast Express runs five trains on weekday mornings from Mission City to Waterfront Station, about 75 minutes each way, and five back in the afternoon and evening.

Is there a bus from Chilliwack or Abbotsford to SkyTrain?

Yes. BC Transit's Fraser Valley Express, route 66, runs from downtown Chilliwack through Abbotsford and Langley's Carvolth Exchange to Lougheed Town Centre SkyTrain station.

Is Abbotsford in a flood zone?

Parts of it are. Sumas Prairie flooded in 2021 and again in December 2025. Check the flood maps and the city's floodplain information, and ask about the property's history before you buy.

Do I have to declare the speculation and vacancy tax in the Fraser Valley?

In Abbotsford, Chilliwack and Mission, yes. They are taxable areas, so owners declare every year by March 31, even if they live in the home and owe nothing. Other Fraser Valley communities, such as Hope, Kent (Agassiz) and Harrison Hot Springs, are not taxable areas.

Browse homes for sale in Abbotsford, Chilliwack and Mission, and if you are weighing places a little closer in, read Maple Ridge or Pitt Meadows?

Population figures are from the 2021 Census. Highway and transit details are from the Province, BC Transit and TransLink at the time of writing. To check flood maps, see the Province's Flood Study Explorer.