By Rory Hale – REALTOR®, CIR Realty, Rural Properties & Acreages near Calgary
Week 2 of 10
When the Bow runs high with spring break-up, the Ghost lies glassy on a July evening, or the Red Deer braids bronze under fall colours, buyers feel it the moment they turn off the highway. Approach matters out here—shelterbelts, a well-kept lane, windbreaks, and a glimpse of water all set the tone before they ever see the house.
A pond, creek, or river are gold to buyers. In Alberta farms with these features near or on the property sell. They increase value, but can also increase risk. Flood plains and winter run of can cause issues for basements, water wells, roads, and pastures a like. Knowing the highs and lows of water open the property is valuable information to a buyer.
A quick bit of context: ranching grew along these river corridors for a reason—reliable water, shelter, and access. That same triad still drives today’s acreage market from Cochrane through Water Valley to Sundre. Your land has a history and is in a special place, I recognize that and see the value in it.
Seller priorities, handled up front
1) Pricing without urban-style comps. I weight the land first: pasture vs. treed mix, any hayable ground, well yield and water quality, year-round access, proximity to rivers and creeks or crownland and available services (power, gas, internet/Starlink). Then I blend sold data with a rural “cost-to-recreate” lens so you’re not discounting what truly matters.
2) Reaching qualified buyers. MLS is a base layer; the real work is targeted ag/ranch/recreational audiences, long-format walk-throughs, and drone footage that shows approach, shelterbelts, and riparian character. Pre-screening ensures only serious showings reach your gate.
3) Paperwork that keeps deals together. Before Day 1, we assemble the well log and recent tests, septic permits/maintenance notes, RPR with compliance, confirm access/easements and zoning/AG uses, and flag if GST may apply.
What buyers ask (and how we answer)
Water security: yield, potability, history, age, storage/treatment.
Winter access: ploughing reality, drifts, and turning radius for trailers.
Spring Water Run off: Is there risk of flooding or road wash out.
We paint the day-in-the-life: coffee steam over a quiet river morning, chores with good pressure at the hydrant, and a safe, ploughed lane on a January night.
Myth: “MLS alone sells rural.” Reality: It rarely does; corridor-specific marketing brings the right buyers to your driveway.
Thinking of selling? Book a low-pressure Seller Prep Call and I’ll share a free one-page Well & Septic Checklist plus a pricing snapshot for your area.
Rory Hale, CIR Realty | 403-585-6552 | rhale@cirrealty.ca | roryhale.com
