Acreage
for Sale
in Mission

Generally one residence per parcel, with a total floor area of 500 square metres or less, plus buildings for farm use. One additional residence is allowed only under specific conditions, and anything larger needs ALC approval. The city's zoning can restrict it further, and local zoning never overrides ALR rules.

BC Assessment's test is farm income, measured against the size of the farm. The minimum is $10,000 a year for a farm operation under 0.8 ha (1.98 acres), $2,500 between 0.8 ha and 4 ha (10 acres), and $2,500 plus 5% of the actual value of the area over 4 ha on larger farms.

Inside the ALR, subdivision is tightly controlled: land can only be subdivided if the regulations permit it or the Agricultural Land Commission approves it. Outside the ALR it depends on the city's zoning, lot size minimums and servicing. Shawn checks both before you rely on a plan to split a parcel.

For the well, ask for the most recent flow test and a water quality test, so you know how much water it gives and whether it is potable; irrigation or livestock water can need a licence under BC's Water Sustainability Act. For the septic, ask for the permit, the system's age and its last inspection: under BC's Sewerage System Regulation only an Authorized Person can design, install, repair or inspect it. Shawn requests these from the listing agent before you write an offer.

Lenders treat land differently from a home. Farm Credit Canada says that for a land loan you typically need a down payment equal to 25% of the purchase price. Get a pre approval that covers land specifically before you shortlist, and Shawn will point you to lenders who finance it.

Right now the smallest acreage in Shawn's feed for Mission is 1.03 acres at 7083 S Wren Street, asking $2,495,000. Parcels under 1 acre are in the listings above under Building Lots.

Some, within limits. BC's ALR Use Regulation permits a home occupation inside a building on the same parcel as a residence, up to 100 m² or a smaller limit the local government sets, and farm retail sales count as a farm use when their conditions are met. Any other non-farm use needs the Agricultural Land Commission's permission, which the owner applies for. Shawn checks the city's zoning before you plan around one.

Call Shawn at 604-307-1626 or email him the listing. He books every visit through the listing agent, bare land included, so you walk the parcel with permission and with what the listing agent can share on access, lot lines, the well and the septic.