Alberta Real Estate Market Brief — Jan 15, 2026 (Land: key questions)
Quick actions
Land is where surprises hide: access, servicing, zoning, and site constraints. Today’s brief is a fast set of “must-answer” questions so you don’t buy a dream lot with a nightmare path to build.
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Fast answers (land: key questions)
What’s the #1 question before you fall in love with a lot?
Can you legally build what you want (zoning/land use), and can you practically access and service it?
What’s the fastest deal-killer?
No legal access/easement, or servicing costs that blow up your budget (power, water, sewer/septic, gas).
What’s the most common “hidden cost”?
Site work: grading, drainage, soil issues, and driveway/approach approvals.
Today’s theme: Land value = permitted use + real buildability (not just acreage and views).
Land buying checklist (ask these first)
- Zoning / land use: what’s allowed (home type, outbuildings, secondary suite, business use).
- Access: legal road access, easements/rights-of-way, approach/driveway permits.
- Utilities: power, gas, water, sewer/septic feasibility + rough costs.
- Restrictions: caveats, architectural controls, HOA/condo-style restrictions, environmental reserve.
- Topography & drainage: slope, wetlands, flood risk, seasonal water issues.
- Soil / geotech: bearing capacity, septic suitability, contamination flags (where relevant).
- Survey: boundaries, encroachments, building pocket, setbacks.
- Financing: land loans differ—down payments and terms can be stricter than a house.
Pro tip: before removing conditions, get written confirmation on access/servicing feasibility from the right authority/utility.
Seller play (land that sells)
- Make it easy to trust: provide survey/plot plan, access details, and utility info.
- Reduce ambiguity: clarify zoning, restrictions, and what buyers can actually build.
- Show the “building pocket”: highlight best placement and any site prep already done.
- Price to comparable land: adjust for servicing, access, and constraints—not just size.
Edmonton + Calgary context
“Land” near major centres can mean very different rules and timelines depending on municipality. The winning move is confirming the path to permits and services early—then writing an offer with conditions that match the real risks.
What to do next
Buyer move
- Confirm zoning/allowed use and legal access before you get emotionally attached.
- Estimate servicing + site work costs early; they often decide the “real” price.
- Use conditions that protect you (due diligence, financing, approvals) and set realistic timelines.
Seller move
- Pre-answer buyer objections: access, utilities, restrictions, and survey clarity.
- Make the listing “underwriteable” so serious buyers move faster.
- Price to actual comparable land considering constraints and servicing.
Quick links
MLS®/market note: General information only (not legal/financial advice). For a precise plan, request a strategy call.
FAQ (land: key questions)
What is “legal access” and why does it matter?
How do I estimate utility/servicing costs?
Is land financing different from a house?
What conditions should I consider in an offer?
About the author
Abraham (Ibrahim) AlGendy — REALTOR® and former corporate commercial lawyer. Edmonton-based, serving clients across Alberta with a calm, evidence-led approach. Learn more: /about.
