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Acreage · Hobby Farms · North Okanagan

I sell land
I've walked

Water, septic, access and zoning decide whether a rural property works. I check all four before you ever write an offer.

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What I check first

Four things decide
whether rural land works

Water

Licensed or not, shared or sole, drilled or surface. I pull the water licence and the well log before we walk the place.

Septic

Age, type and permit history — and what a replacement actually costs on that soil, which is rarely what people assume.

Access

Who ploughs the road in February, whether the right-of-way is registered on title, and what happens when a neighbour sells.

Zoning

ALR status, what you're allowed to build, and whether that second dwelling on the listing photos is legal or just standing there.

Client photograph
sits here

Third generation Spallumcheen

Rural know-how,
and a fence-line first

I grew up on forty acres off Pleasant Valley Road and I've spent fourteen years selling rural property between Falkland and Cherryville.

Before real estate I ran irrigation and fencing for farms across the valley, which is why I tend to walk a property line before I look at the kitchen. I'll tell you plainly what I see — including when a place isn't worth your money.

Most of my business comes from people I've already sold to, or their neighbours. I'm not a licensed home inspector and I recommend one on every purchase.

Years selling
rural property

60+

Acreages and hobby
farms closed

3rd

Generation in
Spallumcheen

Currently available

Featured acreage

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New listing

$879,000

4180 Salmon River Road, Falkland

Two titles, a year-round creek and roughly 1,200 feet of river frontage. Barn, two outbuildings and hay on the flat.

3Beds

2Baths

1,940Sq ft

22.4Acres

MLS® 10318442 · Listed by Northline Realty

Hobby farm

$1,249,000

1755 Grandview Bench Road, Spallumcheen

In the ALR with licensed irrigation off the creek. Fenced and cross-fenced into five paddocks, plus a 40 × 60 shop.

4Beds

3Baths

2,860Sq ft

9.8Acres

MLS® 10319107 · Listed by Northline Realty

Off grid

Windmill in a field with mountains behind

$645,000

6420 Creighton Valley Road, Lumby

A cabin on forty treed acres with a drilled well at 12 gpm. Solar with generator backup and a cleared building site above the draw.

2Beds

1Bath

1,180Sq ft

40Acres

MLS® 10317885 · Listed by Northline Realty

River view

Grass field beside a lake under blue sky

$1,095,000

290 Mabel Lake Road, Enderby

South-facing bench looking over the Shuswap River. Municipal water, a legal suite above the garage and gentle usable ground throughout.

5Beds

3Baths

3,210Sq ft

11.2Acres

MLS® 10319663 · Listed by Northline Realty

Where I work

Local roots,
rural focus

Six communities between the Salmon River and the Monashees. I've sold in all of them, and I can tell you which ones hold snow until April.

Know before you buy

The rural guide

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Zoning

What ALR status actually stops you doing

Agricultural Land Reserve doesn't mean you have to farm it. It does mean the second house, the subdivision and the shop you were planning may need approval you won't get.

Read the article

Septic

Reading a septic file before you write the offer

Every system filed since 2005 has a record. What's in it — and what's conspicuously missing — tells you more than any walkthrough will.

Read the article

Water

Wells, licences and the difference that matters

A good well and a licensed water source are not the same thing. One keeps the taps running; the other decides whether you can irrigate.

Read the article

From clients

What people say

“She walked the whole back forty with us in the rain and told us the creek crossing wouldn't pass. Cost her a sale that day. We bought through her four months later.”

D. & R. Clements · Lumby

“We'd put offers on two acreages before we met Marla and missed the water licence issue on both. She caught it on the first place she showed us.”

J. Okabe · Enderby

“Sold our hobby farm in nineteen days at full ask. She knew which of her own past buyers would want it before it ever went up.”

M. Friesen · Spallumcheen

Get in touch

Let's go walk it

Tell me roughly what you're after and I'll send back three or four places worth your Saturday — including any that aren't listed yet.

Office: Northline Realty
2904 Pleasant Valley Road
Armstrong, BC V0E 1B0
Direct: 250 555 0184
Email: marla@northlinerealty.ca

Thanks — that's come through.

I'll come back to you within a day, usually sooner. If it's urgent, ring the direct line.

Demo site · built by Sidekick Solutions

I sell landI've walked

Four things decidewhether rural land works

Water

Septic

Access

Zoning

Rural know-how,and a fence-line first

Featured acreage

Local roots,rural focus

The rural guide

What ALR status actually stops you doing

Reading a septic file before you write the offer

Wells, licences and the difference that matters

What people say

Let's go walk it

I sell land
I've walked

Four things decide
whether rural land works

Rural know-how,
and a fence-line first

Local roots,
rural focus