Everything You Need to Know Before You Buy Rural Property

Buying an acreage near Calgary or anywhere in Alberta? Before you sign on the dotted line, you need to understand zoning—because it controls what you can (and can’t) do on your land. Making assumptions about zoning is one of the biggest—and costliest—mistakes acreage buyers make.

🏠 What is Zoning?

Zoning is how municipalities regulate land use. It determines if your property is residential, agricultural, commercial, or another category, and it sets rules about what activities and structures are allowed.

🏡 Residential vs Agricultural Zoning

✔️ Residential zoning often has stricter limits on animals, outbuildings, and home businesses.

✔️ Agricultural zoning usually allows for more animals, larger shops, and sometimes flexibility for certain commercial uses like horse boarding or small farms.

⚠️ Common Restrictions to Watch For

Even in agricultural zones, you might face:

✔️ Limits on the number or type of animals (horses, goats, chickens)

✔️ Restrictions on shop sizes, secondary suites, or guest houses

✔️ Rules on whether you can subdivide or add a second dwelling

✔️ Requirements for setbacks from property lines, roads, or water bodies

🗺️ Check the Zoning Before You Buy

Zoning can vary even within the same rural community or county. Always:

✅ Contact the county or municipal office for the most up-to-date zoning details

✅ Ask about permitted uses, discretionary uses, and recent bylaw changes

✅ Confirm whether past uses on the property align with current zoning—grandfathered uses don’t always transfer to new owners

🏡 Why Zoning Matters

Misunderstanding zoning can leave you with property you can’t use the way you planned—or cost you thousands in bylaw fines, rezoning applications, or changes you didn’t budget for.

📩 Want My Acreage Zoning Guide?

DM me “ZONING” and I’ll send you my Acreage Zoning Guide, packed with Alberta-specific tips to help you buy rural property with confidence.

Related reading:

• Equestrian Property Must-Haves in Southern Alberta

• What It’s Really Like to Live in an Acreage Outside Calgary

Hidden Expenses Acreage Buyers Need to Budget For

Acreage life offers peace, space, and privacy—but it comes with unique maintenance costs many city buyers don’t anticipate. Before you buy rural property in Alberta, here’s what you need to know so you’re not caught off guard.

🛠️ Driveway Upkeep

Long gravel or dirt driveways can wash out or develop ruts after rain or snow. Regular grading, adding gravel, or repairs can cost several hundred dollars each year—or more if you hire a contractor.

🚜 Septic System Maintenance

Septic systems need pumping every 2–5 years ($300–$600 each time), and unexpected repairs or replacements can cost thousands. Neglecting maintenance can cause expensive and messy problems.

💧 Wells & Water Treatment

Annual well testing ensures your water is safe. Filters, water softeners, or treatment systems often need maintenance or replacement. Major well repairs or drilling a new well can run into five figures.

❄️ Snow Removal

City snowplows don’t clear private rural lanes. Long driveways may require a snowblower, tractor, or professional snow clearing service—which can add significant winter costs.

🌳 Trees & Fences

Acreages with mature trees require trimming or removal of dead or dangerous limbs. Fence repairs, especially on large properties, can cost thousands if sections need replacement.

📑 Other Costs to Consider

✔️ Pest control for mice, wasps, or wildlife

✔️ Increased heating costs for larger or draftier rural homes

✔️ Insurance premiums may be higher for rural properties due to distance from emergency services

📩 Want My Rural Living Cost Guide?

DM me “RURAL” and I’ll send you my Rural Living Cost Guide, packed with detailed budgeting tips so you can enjoy acreage life without financial surprises.

Related reading:

• What It’s Really Like to Live in an Acreage Outside Calgary

• Zoning 101 for Acreage Buyers in Alberta

What You Need to Know Before Buying Land for an Off-Grid Home

The dream of living off-grid—self-sufficient, surrounded by nature, and free from utility bills—is alive and well in Alberta. But is it realistic near Calgary? The answer: yes, but it takes planning, patience, and a clear understanding of what’s involved.

Here’s what you need to know before taking the leap.

🔋 Power: How Will You Keep the Lights On?

Off-grid power systems in Alberta typically include solar panels, wind turbines, or generators. Most homes rely on a combination to stay powered year-round.

✅ Invest in high-quality batteries for energy storage

✅ Plan for backup systems during long cloudy periods or low-wind days

💧 Water & Septic: Essentials for Daily Living

Water options include drilled wells, cisterns (tanks you fill with hauled water), or rainwater collection (best used for gardens).

Septic systems or composting toilets handle waste—but require permits, installation, and regular maintenance.

🔥 Heating: Keep Warm in Alberta Winters

Heating is non-negotiable for Alberta’s climate. Most off-grid homes rely on wood stoves, propane heaters, or high-efficiency wood boilers.

✅ Budget for ongoing fuel costs

✅ Know how to store wood safely

✅ Consider zoning rules that may affect solid fuel heating systems

📡 Internet & Connectivity: Staying in Touch

Modern off-grid living doesn’t have to mean disconnecting from the world.

Options like Starlink satellite internet or rural LTE providers can keep you working, streaming, and connected.

📜 Zoning & Permits: The Legal Side of Off-Grid Living

Before buying land, always check:

✔️ Municipal zoning bylaws—some areas don’t allow off-grid builds

✔️ Minimum building standards and permit requirements

✔️ Restrictions on alternative septic or greywater systems

🏡 Is Off-Grid Living Near Calgary Right for You?

Off-grid living offers freedom and sustainability—but it requires:

✅ Significant upfront investment

✅ Daily commitment to maintaining your systems

✅ A willingness to adapt to challenges

For those ready to embrace the lifestyle, Alberta’s foothills offer stunning opportunities for off-grid homesteads.

📩 Want My Free Off-Grid Living Checklist?

DM me “OFF-GRID” and I’ll send you my Off-Grid Living Checklist, packed with essentials to plan your sustainable dream home near Calgary.

Related reading:

• Equestrian Property Must-Haves in Southern Alberta

• Can You Get High-Speed Internet on an Acreage?

If you're buying an acreage near Calgary, chances are the home isn’t connected to city sewer. Instead, it likely relies on a private septic system—and understanding how it works is crucial to protecting your investment.

One of the most important parts of that system? The septic field, also known as a leach field.

💧 What Is a Septic Field?

A septic field is a buried area of gravel and soil where wastewater from your septic tank is slowly filtered and absorbed into the ground. After solids settle in the tank, liquid effluent flows into the field and disperses underground.

If the field is functioning properly, you’ll barely know it’s there.

If it fails? You could be looking at $20,000–$40,000 in repair or replacement costs.

⚠️ Signs of Septic Field Issues

• Pooling water or soggy ground near the field

• Foul odours around the yard or drains

• Toilets backing up or draining slowly

• Lush, green grass over the field (often a sign of oversaturation)

🛠️ How to Maintain Your Septic Field

Good maintenance = long life. Here’s how to keep it working properly:

1. Pump your tank regularly

Get the tank pumped every 3–5 years, depending on household size.

2. Don’t park, pave, or build over it

Driving on it compresses the soil and damages pipes. Garages, patios, and sheds are also a big no.

3. Avoid harsh chemicals and grease

Bleach, drain cleaners, and heavy detergents disrupt the natural bacteria that break down waste.

4. Don’t overload it with water

Fix leaky faucets and stagger laundry days. Too much water can overwhelm the field.

5. Divert rainwater away

Ensure your gutters and downspouts don’t send water straight into the septic field.

📝 Buying a Rural Property? Always Get a Septic Inspection

A general home inspection won’t include your septic system.

Hire a licensed septic inspector to check:

• Tank condition and depth

• Septic field drainage

• Signs of previous backups or failures

• Permit records or upgrades

Final Thoughts

Buying an acreage comes with incredible lifestyle benefits—but it also means taking care of systems city homeowners never have to think about.

A properly maintained septic field can last 20–30 years or more.

But ignoring it? That’s a risk no buyer should take.

📩 Want to be confident when buying rural?

DM me “SEPTIC” and I’ll send you my Acreage Septic System Checklist—a must-have if you're house hunting near Calgary.

If you’re looking at acreages in Calgary or surrounding areas, one of the first things you’ll need to understand is the property’s water source. Most acreages aren’t connected to city water—so it’s usually either a well or a cistern.

So… what’s the difference? And which one is better?

1. Wells: Independent, But Not Always Reliable

Wells draw water from underground aquifers, which means you aren’t dependent on truck delivery or refill schedules.

Pros:

• Unlimited use (within natural supply)

• No delivery fees

• Can be high quality with good flow rate

Cons:

• Must test for flow rate and quality (hardness, bacteria, etc.)

• Can run dry or need repairs

• Sometimes requires shocking or treatment systems

2. Cisterns: Predictable and Controlled, But Paid

A cistern is a large holding tank, typically installed in a basement or underground, that is filled by water truck delivery on a regular basis.

Pros:

• You control what water goes in

• Ideal where well quality or yield is poor

• Simple filtration systems

Cons:

• Ongoing cost of water deliveries

• May run out if not topped up

• Some rural insurance providers have stricter policies

3. What’s Better for Acreage Living Near Calgary?

It really depends on the location and the system’s condition. In areas with strong aquifers (like parts of Bearspaw or Springbank), wells are often preferred. In others—like certain spots in Rocky View County—cisterns are more reliable due to poor water tables.

As a general rule:

• A well is great if the flow rate is strong and water quality is proven.

• A cistern is better if you value control, predictability, and don’t mind deliveries.

Final Thought: Always Inspect and Ask Questions

Before buying, always:

• Ask for water test results and flow rate (for wells)

• Review cistern size, age, and maintenance logs

• Talk to neighbors about their water experience in the area

Want to avoid surprises?

💧 DM me “WATER” and I’ll send you my Acreage Water Checklist—perfect for buyers in Calgary and rural Alberta.

There’s something magical about owning land near Calgary—room to breathe, stunning views, and that peaceful, rural lifestyle. But if you’re planning to buy an acreage, there are a few key things to consider first. As a REALTOR® specializing in Calgary and surrounding rural properties, here are the top 5 things I tell every acreage buyer:

1. Understand the Water Source

Most acreages near Calgary are not on city water. You'll typically encounter either:

• Wells (test flow rate and water quality)

• Cisterns (require regular filling)

Before you buy, always request recent well reports or cistern maintenance history. Water issues can be costly and frustrating.

2. Know What You're Dealing With in Septic Systems

Acreages use private septic systems, which require maintenance and occasional replacement. A failed septic system can cost $20,000+ to replace, so always include a septic inspection as part of your purchase conditions.

3. Double-Check the Zoning

Just because it looks like country doesn’t mean you can do anything. Some acreages are zoned for agriculture, others for country residential—and each comes with its own restrictions. Want horses, chickens, or to build a shop? Zoning matters.

4. Ask About Internet Access

Many rural buyers assume they’ll have fast internet—but not all areas are serviced equally. Some acreages have fibre internet, others are stuck with unreliable satellite or LTE. If working from home is important, verify the provider before writing an offer.

5. Expect More Ongoing Maintenance

Living on land means more independence—but also more responsibility. Snow clearing, road grading, fence repairs, weed control, and dealing with wildlife are all part of the acreage lifestyle. If you’re prepared, it’s worth it—but it’s not hands-off.

Final Thoughts

Buying an acreage near Calgary is an amazing opportunity—but only if you go in informed. Want a free acreage buyer checklist that covers all the must-ask questions? Reach out today or DM me the word “ACREAGE” and I’ll send it to you.

Is acreage living in Alberta your dream—or a reality check in disguise?

Thinking of leaving the city for space, serenity, and sunsets? You're not alone. More and more homebuyers are exploring the idea of living on an acreage near Calgary—and for good reason. The appeal of wide-open space, privacy, and a slower pace is real.

But before you pack up for the foothills or rural Alberta, it’s important to understand what acreage living really involves. As a Calgary-based REALTOR® with 15 years of experience—and a rural upbringing—I help buyers make this transition with confidence and clarity.

Let’s break down the real pros and cons of acreage life so you can decide if it’s truly the lifestyle for you.

✅ Why People Love Living on an Acreage Near Calgary

There’s a reason acreage living is on the rise, especially as remote work becomes more common and families seek more room to grow.

Here’s what makes it so attractive:

• Space to breathe: Say goodbye to shared fences and city noise. Enjoy larger lots and true privacy.

• Stunning natural views: From foothills to open skies, you’ll enjoy scenic backdrops year-round.

• Freedom to create: Outbuildings, gardens, horses, chickens, shops—you name it. With fewer restrictions, the land is yours to shape.

• Peace and quiet: No constant traffic or noise pollution. Just you, your space, and the great outdoors.

• Connection to nature: Daily walks, stargazing, and wildlife sightings become part of everyday life.

⚠️ What to Expect When Buying an Acreage in Alberta

Acreage living also comes with a learning curve and unique responsibilities that city dwellers don’t usually face. Here's what you need to know:

💧 Water & Septic Systems

Unlike city homes, acreages typically rely on private wells and septic systems. These require maintenance, occasional inspections, and a basic understanding of how they work. If something goes wrong—it’s your responsibility to fix it.

❄️ Snow Removal

That long gravel driveway may look charming in summer—but come winter, you become the snowplow. Expect to invest in equipment, hire a contractor, or plan time for clearing snow yourself.

🚗 Commuting & Services

Living outside Calgary means longer drives for groceries, school, and work. Emergency services, deliveries, and even garbage pickup may be delayed or handled differently. Make sure your daily routine is compatible with a more rural setup.

📶 Internet & Utilities

Some rural areas still experience slow or spotty internet and cell service. That said, satellite and rural broadband options are improving—just confirm serviceability before buying.

🧰 More Self-Reliance

There’s no condo board or landlord to handle things. From fixing fences to troubleshooting your well pump, acreage life rewards independence and a can-do attitude.

🧡 The Hidden Perk: A Stronger Sense of Community

Despite all the space, acreage communities often have a surprising upside: tight-knit, supportive neighbors. People wave. They help each other. It’s less anonymous than the city, and more personal.

🤔 Is Living on an Acreage Near Calgary Right for You?

If you’re dreaming of more freedom, more space, and a quieter way of life—acreage living in Alberta might be exactly what you need.

But it’s not for everyone. It takes planning, awareness, and the right support to make it work—especially if you're also selling a home in the city or managing a complex transition.

That’s where I come in.

As a local expert with deep rural knowledge and a track record of guiding clients through buy/sell transitions, I can help you make a confident move—without surprises.

📋 Free Download: Acreage Buyer Checklist

Ready to explore acreage properties near Calgary?
📩 Download my free Acreage Buyer Checklist for everything you need to know before you start shopping.

Whether you’re looking in Foothills County, Rocky View, Cochrane, Okotoks, or Chestermere, I’ll help you find a property that fits your lifestyle—without the guesswork.

👉 DM me “ACREAGE” on Instagram and I’ll send it your way!

🔍 Frequently Asked Questions

What are the downsides of living on an acreage near Calgary?

You’re responsible for your own water, septic systems, snow removal, and property maintenance. Commute times are longer, and internet may not be as reliable. It's a more independent lifestyle.

Is acreage living worth it in Alberta?

If you value privacy, outdoor space, and the freedom to create your own lifestyle, acreage living can be incredibly rewarding. Just be prepared for a different pace and more hands-on responsibility.

📞 Want to Talk About Acreage Life?

Let’s connect. I’d love to hear about your dream lifestyle and help you figure out if an acreage is truly the right move.
📲 Book a consultation, follow me on Instagram @KristenEdmunds.RealEstate, or shoot me a DM with “ACREAGE” to get started.

Dreaming of wide-open spaces, a little extra privacy, and the beauty of rural life? Buying an acreage is a unique and rewarding experience, especially in the beautiful Calgary area. But before you make that investment, here are five essential things to keep in mind to ensure the acreage you’re buying is the perfect fit for you.

1. Access to Utilities & Essential Services

Acreage living is quite different from city life, especially when it comes to utilities and essential services. Unlike urban properties, acreages often rely on private systems for things like water and sewage. It’s essential to understand:

• Water Supply: Many acreages depend on wells, cisterns, or water coops. Make sure to inspect the water quality and understand maintenance needs.

• Sewage and Waste: Acreages usually have septic systems instead of municipal sewage. Understanding how these systems work and the maintenance they require can save you time and unexpected costs.

• Garbage Services: Check if garbage and recycling services are available, or if you’ll need to arrange for private waste management.

2. Property Maintenance Requirements

Acreages come with vast outdoor spaces, which often means more work to keep the property looking its best. When considering acreage living, think about:

• Landscaping: Who will handle tasks like mowing, pruning, and managing weeds? Larger properties might require more equipment or help.

• Snow Removal: Driveways on acreages can be long and sometimes steep, which makes snow removal essential in winter months.

• General Maintenance: Fencing, tree care, and land upkeep are ongoing responsibilities. Make sure the maintenance fits within your lifestyle and budget.

3. Zoning & Land Use Regulations

Zoning rules for rural properties can impact your plans. Whether you’re interested in farming, building additional structures, or raising animals, zoning regulations play a big role.

• Check Zoning Types: Zoning can range from agricultural to residential. Each type comes with specific restrictions on what you can and cannot do.

• Future Plans: If you’re planning any future additions or modifications, make sure to verify these with the local planning authority to avoid surprises down the road.

4. Nearby Development and Future Plans

One of the biggest attractions of buying an acreage is privacy and space, but be aware of future developments that may impact the area.

• Infrastructure Changes: Nearby road expansions, commercial buildings, or housing developments can affect property value and the rural atmosphere.

• Community Growth: Research future projects by checking with municipal planning departments. Staying informed about potential changes can help you make the best long-term decision.

5. Access and Commute Times

Acreages are often located away from city centers and may involve longer commute times. It’s important to factor in:

• Commute to Work or School: Calculate travel times to ensure the location fits your daily routine and lifestyle needs.

• Accessibility: Consider proximity to main roads, winter road conditions, and ease of accessing services like grocery stores, hospitals, and schools.

Final Thoughts: Ready to Find Your Perfect Acreage?

Buying an acreage is about more than just finding a home; it’s about creating a lifestyle that fits your unique needs and goals. With the right planning and preparation, owning an acreage can be one of the most rewarding real estate decisions you make.

If you’re interested in exploring acreage options around Calgary or have questions about making the transition to rural life, don’t hesitate to reach out! I’m here to guide you through every step and ensure your dream property becomes a reality.