What to Know About Buying Acreage or Rural Properties in the North Okanagan

There’s something undeniably appealing about rural living—wide open spaces, privacy, fresh air, and stunning views. Whether you're dreaming of a hobby farm, a quiet retreat, or just more room to breathe, the North Okanagan has no shortage of beautiful acreages and country properties to explore.

But buying outside city limits comes with some unique considerations that are important to understand before making your move. Here's what you need to know if you're thinking about buying rural property in Vernon or the surrounding areas.

1. Wells, Septic Systems, and Services

Unlike homes in town, many rural properties rely on private wells for water and septic systems for wastewater.

What to look for:

• Ask for detailed records on the well’s depth, flow rate, and water quality.

• Have the septic system inspected to ensure it’s in good working condition.

• Understand where the system is located—especially if you're planning additions or landscaping.

Also, check what utilities are available. Some rural areas may not have natural gas, municipal garbage pickup, or high-speed internet (though that is improving in many places).

2. Zoning and Land Use Restrictions

Just because you see a beautiful barn doesn’t mean you can start raising animals—or run a business from your property.

Do your homework:

• Check the zoning bylaws for your property through the Regional District of North Okanagan (RDNO).

• If you’re thinking of adding a secondary suite, workshop, or commercial space, make sure it’s allowed.

• Be aware of ALR (Agricultural Land Reserve) regulations if the land is in the ALR—they come with specific rules around use and development.

3. Access and Road Maintenance

Some rural homes are accessed via private roads, driveways, or unpaved roads.

Ask about:

• Who maintains the road—Is it private or maintained by the city or district?

• What the road is like in winter (especially important in the Okanagan where snow can accumulate quickly)

• Whether there's year-round, all-weather access—important for financing and resale

4. Financing a Rural Property

Buying rural often means a few extra steps when it comes to your mortgage:

• Some lenders have stricter criteria for acreages, especially if there's more than one residence, outbuildings, or a farm component.

• You may need a larger down payment or additional inspections (e.g. water potability or septic tests).

• Work with a mortgage broker or lender familiar with rural properties.

5. Lifestyle Considerations

Before making the leap, think about what rural life really means for your day-to-day:

• Are you okay with a longer commute or fewer amenities nearby?

• Are you ready to handle things like snow clearing, well maintenance, and larger property upkeep?

• Do you want livestock, a large garden, or simply privacy? Your goals will shape the type of property you need.

For many, the trade-offs are well worth it—but it’s important to be realistic and informed.

Final Thoughts

Buying rural property in the North Okanagan is an exciting opportunity—but it’s not quite the same as buying in town. With a bit of due diligence and the right team supporting you, you can find the perfect property to suit your lifestyle and goals.

Thinking about a move to the country? I’d love to help you find the right piece of paradise.