8535 McPherson Street

Mission · MLS® R3176856

646

2,976 sq ft · 6,627 sq ft lot · House · Single Family · built 2006 · 8 days on market

listed by Vee Rangah, LPT Realty

realtor's description

Welcome to this freshly painted basement-entry home, offering bright, spacious and comfortable living on a beautifully maintained lot over 6,500 sq. ft. The huge open-concept kitchen is ideal for gathering, featuring stainless steel appliances, a large island, generous pantry and a spacious eating nook with room for the whole family. Vaulted ceilings, 9-foot ceilings throughout the main living area and large windows enhance the open feel and welcome natural light. Convenient upstairs laundry makes daily routines easier. The basement includes an additional bedroom/den with a closet and window, along with a legal 2-bedroom suite for added flexibility. Step onto the covered upper deck and enjoy outdoor dining or entertaining, even on rainy days. The large, well-kept yard offers plenty of space to relax, garden or play. A 1-year-old hot water tank adds to the home's appeal. With generous gathering spaces, thoughtful practical features and room for extended family, this home brings comfort and versatility together.

property details

type: House, Single Family
bedrooms: 6
bathrooms: 4
living area: 2,976 sq ft
lot: 6,627 sq ft
parking: 6
year built: 2006
property tax: $5,223 / yr
days on market: 8
MLS®: R3176856

features

Washer
Refrigerator
Central Vacuum
Dishwasher
Stove
Dryer

the market here

listed now: 83 days; median for 331 houses for sale; this one 8 days

Houses in Mission. Sale prices register 1 to 3 months after a sale closes.

monthly cost

$5,523/mo

Mortgage $5,087 · Tax $435

20% down at 4.44% fixed (Ratehub.ca), 25 years; tax from the listing.

estimated payment

$5,087/ monthly

loan $924,720

25-year amortization

down payment20% · $231,18020%+ down: no mortgage insuranceinterest rate4.44%Rates from Ratehub.ca (best 5-year fixed and variable), checked Oct 28, 2026. Semi-annual compounding; your lender's rate may differ.amortizationpayment frequency

total interest: $601,463
property transfer tax: $21,118; BC general rate
cash to close: $252,298; down + PTT
total paid: $1,526,183

first-time buyernewly builtforeign national

Estimates only. Rates change daily and lenders qualify at the stress-test rate. Talk to a mortgage broker before you offer. Transfer tax: 1% to $200k, 2% to $2M, 3% to $3M, 5% above. First-time buyers pay nothing on the first $500k for homes up to $835k (phasing out by $860k); newly built homes are exempt up to $1.1M (phasing out by $1.15M). Both need Canadian citizenship or permanent residence and other conditions; the 20% foreign buyer tax applies in Metro Vancouver, the Fraser Valley, the Capital Region, Central Okanagan and Nanaimo.

if you rented it out

suite rent: $1,640/mo
your cost after the suite: $4,189/mo; vs $5,698 without it

Suite rent / moDown payment %Rate %

Costs: mortgage $5,087 · tax $435 · insurance ~$175 · vacancy 3% · upkeep 5%.

Suite rent is today's market rent for a 2-bedroom in Abbotsford - Mission: CMHC's average there ($1,623) raised by what new tenants pay against everyone in the Abbotsford-Mission area, then down 4.3% with Abbotsford–Mission's asking rents, 2025 Q4 → 2026 Q2. (CMHC Rental Market Survey, October 2025; CMHC Rental Market Report 2025, table 6.0 (rents on units that turned over to a new tenant); trend: Statistics Canada.) Houses usually rent for more than apartments. 25-year mortgage; rental purchases need at least 20% down.

BC rules for landlords

Short-term rentals are limited to the host's principal residence in most communities. gov.bc.ca
Rent increases are capped once a year at the province's set amount. gov.bc.ca
The speculation and vacancy tax applies in many areas to homes not lived in or rented out. gov.bc.ca
Selling within two years of buying can trigger the BC home flipping tax. gov.bc.ca

location

MissionGoogle Maps ↗

schools

Catchment schools, Mission School District 75

Elementary Albert McMahon Elementaryhomes in this catchment
600 m away · 32865 Cherry Ave, Mission · 604-826-0274
Middle Hatzic Middlehomes in this catchment
4.8 km away · 8465 Draper St, Mission · 604-826-2481
Secondary Mission Senior Secondaryhomes in this catchment
2.6 km away · 7466 Welton St, Mission · 604-826-1414

From the Mission School District 75's published catchment maps. A catchment gives priority, not a guaranteed seat, and French immersion and choice programs work differently. The district confirms catchment: check with its school locator.

Keep private notes and ratings on homes you're considering. (email only) and they follow you to every device.