Top 7 Things to Check Before Buying Rural Land in Foothills County

Avoid Costly Mistakes & Make a Smart Investment in Alberta Acreages

Foothills County offers some of Alberta's most desirable rural properties, with stunning mountain views, excellent proximity to Calgary, and diverse agricultural opportunities. However, buying rural land in this sought-after region requires careful due diligence to avoid costly surprises. Below are the seven critical areas every buyer must thoroughly investigate before purchasing rural land in Foothills County.

1. Land Use Bylaw Compliance and Development Requirements

Understanding Foothills County's Land Use Bylaw is absolutely essential before making any purchase. The county has specific regulations that govern what you can and cannot do with your property.

Key Development Restrictions to Verify:

• Maximum Lot Coverage: No building or group of buildings, including accessory buildings, can cover more than 60% of the lot area.
• Dwelling Unit Density: Parcels under 80 acres allow one single-family dwelling plus one secondary suite/temporary dwelling; parcels 80 acres or larger may allow up to two dwellings.
• Minimum Yard Setbacks: Front yard setbacks range from 15m to 70m depending on proximity to roads and highways, with rear yard setbacks typically requiring at least 7.5m.
• Maximum Structure Heights: Principal buildings limited to 12m, accessory buildings capped at 10.67m.

Essential Questions to Ask:

• What is the current zoning designation of the property?
• Are your intended uses permitted or discretionary under current bylaws?
• What Development Permit requirements apply to your plans?
• Are there any non-conforming uses that could affect future development?

2. Water Rights and Well Infrastructure

Water access is crucial for any rural property, and in Foothills County this typically means wells that require careful evaluation.

• Verify the well was drilled by a licensed Alberta contractor with proper Water Act Approval.
• Request recent water testing results for quality and safety.
• Confirm what water rights transfer with the property – including surface, groundwater, or irrigation rights.

Cost Tip: Installing a new well can cost $15,000–$40,000+, so understanding existing infrastructure is critical.

3. Septic System Requirements and Soil Analysis

Private septic systems are mandatory for rural properties, and soil conditions directly impact viability and costs.

• Soil testing ensures the land can support a compliant septic system.
• Existing systems must meet Alberta's Private Sewage Standards and setback requirements.
• Professional inspections require certified private sewage experts.

Budget Tip: Septic systems range from $15,000–$55,000+ depending on soil and design.

4. Access Roads and Legal Easements

Legal access is fundamental. Some parcels require easements across neighboring land. Always confirm:

• Guaranteed legal access to the property.
• Road conditions and year-round accessibility.
• Who maintains access roads and covers costs.

5. Utilities and Infrastructure Costs

Rural properties often lack basic utilities, making infrastructure planning essential:

• Distance to the nearest electrical grid and connection costs.
• Availability of natural gas or reliance on propane.
• Internet and cellular service reliability.
• Waste management services or private disposal options.

6. Environmental Restrictions and Overlay Districts

Certain Foothills County areas have environmental overlays that can restrict development:

• Flood hazard districts may require extra permits or insurance.
• Wetlands and endangered habitats may limit land use.
• Conservation easements can restrict tree cutting or land clearing.

7. Property Surveys and Title Issues

Accurate boundaries and clear title are essential before closing:

• Obtain a recent property survey marking exact boundaries and easements.
• Conduct a title search for liens, taxes, or disputes.
• Verify mineral rights transfer and property tax details.

Making Your Foothills County Purchase Decision

Foothills County's desirable location and growth pressures make thorough due diligence even more important. Properties that check all seven boxes represent strong investments, while those with major issues may require negotiation or caution.

Final Steps:

• Engage local professionals who know Foothills County regulations.
• Budget realistically for utilities, septic, and wells.
• Understand approval timelines and seasonal limitations.
• Consider future growth and long-term land use potential.

Bottom Line: Rural land in Foothills County offers incredible lifestyle and investment opportunities—when purchased with proper due diligence.

Types of Land and Property Classifications

Real Estate (Alberta Definition)

Under Alberta's Real Estate Act, real estate includes real property, leasehold property, or a mobile home on land intended for residential use. The key requirement is having a registered land title with the Alberta government.

Real Property

A combination of tangible and intangible rights—the physical land and improvements, plus the legal rights that arise from ownership.

Rural Real Estate

Commercial property located outside municipal boundaries, primarily used for growing crops or raising livestock. Real estate agents must hold a specific Rural Real Estate licence to trade these properties.

Bare Land

Undeveloped land without buildings or structures. Often used for future development or agricultural purposes.

Bare Land Condominium

A type of condominium plan where units are individual parcels of land with defined boundaries, typically including townhouse developments with shared common property.