1448 Otter Lake Cross Road
Spallumcheen, BC V0E1B5
$4,950,000
Property Details
Property & Lot
- Sub-type
- Other
- Stories
- 1
- Lot size
- 160 acres
Ownership & Fees
- Property type
- Other
- Ownership
- Freehold
- Annual property tax
- $4,961.82
Interior
- Heating
- Baseboard heaters
- Cooling / A/C
- See Remarks
- Fireplace
- None
Exterior & Lot
- View
- Mountain view
- Lot features
- Level lot, Private setting
Building
- Water source
- Well
- Sewer
- Septic tank
- Utilities
- Water, Electricity
- Parcel ID (PID)
- 004-399-650
Parking
- Features
- RV
Room Dimensions
| Room | Level | Dimensions |
|---|---|---|
| Full bathroom | Main level | — |
| Full bathroom | Main level | — |
| Kitchen | Main level | 10' x 14' |
| Workshop | Main level | 40' x 48' |
| Bedroom | Main level | 9' x 9' |
| Other | Main level | 28' x 65' |
| Bedroom | Main level | 9' x 9' |
| Other | Main level | 29' x 48' |
| Living room | Main level | 11' x 12' |
| Other | Main level | 30' x 60' |
| Primary Bedroom | Main level | 14' x 14' |
Listing Information
- MLS®
- 10397991
- Listed
- August 17, 2026
- Time on market
- On the market for 14 days
- Data last synced
- September 1, 2026
Listing provided by: Stonehaus Realty Corp. · Data source: CREA DDF.
Description
An exceptional opportunity to acquire 160 acres of flat, highly usable agricultural land in the heart of Armstrong. This versatile property offers endless potential for a wide range of farming operations including hay production, greenhouses, cattle, or a dairy enterprise. The land is well-equipped with three wells, three hay sheds, and a substantial 48’ x 40’ shop featuring 200-amp service and two bay doors, ideal for equipment storage and year-round operations. A mature treed wind barrier enhances functionality and provides natural protection across the property. Strategically located on Otter Lake Cross Road, this property benefits from Armstrong’s strong agricultural community, known for its fertile soils, supportive farming network, and proximity to larger centres like Vernon and Salmon Arm. The area offers a balanced rural lifestyle with access to essential amenities, schools, and recreation, making it attractive for both established operators and those looking to expand. Seller is open to leasing back all or a portion of the land, providing flexibility and potential immediate income for investors. A rare offering with scale, infrastructure, and long-term upside in one of the Okanagan’s most desirable farming regions. There is a 3 bed 2 bath mobile home on the property as well for living accommodation. (id:63159)
Values & Trends
This listing
$3,683/sqft
Building average
—
No other active listings in this building
Armstrong/ Spall. average
$814/sqft
16 active listing(s)
Per-stall/locker dollar values aren't itemized in our data source — shown as included/not indicated only, not a fabricated estimate. $/sqft averages are computed live from other active listings, not a third-party model.
Location Insights
Weather
Nearest station: Vernon
16°C
—
Humidity 68%
Wind ESE 16 km/h
Tonight
11°
Tuesday
27°
Tuesday night
14°
Wednesday
24°
Wednesday night
13°
Thursday
19°
Source: Environment and Climate Change Canada.
Population
5,307
(2021 Census)
+3.9% since 2016
Density: 20.8/km²
Dwellings: 2,099
Median household income: $84,000
After-tax: $76,500
Immigrant population: 7.6%
Top countries of origin (% of total population)
- United States of America1.3% · 70
- Germany1.2% · 65
- United Kingdom1.1% · 60
- Netherlands1% · 55
- South Africa, Republic of0.4% · 20
- Russian Federation0.2% · 10
- Philippines0.2% · 10
Source: Statistics Canada, 2021 Census of Population.
Nearby Schools
| School | Type | Distance |
|---|---|---|
| Pleasant Valley Secondary | Secondary | 2.7 km |
| Len Wood Middle School | Middle | 3.1 km |
| Armstrong Elementary | Elementary | 3.5 km |
| Highland Park Elementary | Elementary | 4.3 km |
| North Okanagan Junior Academy(Independent) | Elementary/Middle | 4.5 km |
| Vernon Christian School(Independent) | K-12 | 11.7 km |
| B X Elementary | Elementary | 14.0 km |
| Pleasant Valley Christian Academy(Independent) | Elementary/Middle | 15.4 km |
Schools shown by distance from this property. This does not indicate school catchment or enrollment eligibility — contact the school district to confirm catchment boundaries.
Nearby Transit
No TransLink stops within an ~10-minute walk.
School district: Okanagan-Shuswap (SD83)
Similar Listings Nearby
No similar listings found nearby right now.
Mortgage & Ownership Cost Calculator
Minimum required: 20.0% ($990,000) — 5% under $500K, 10% up to $1.5M, 20% at/above $1.5M.
Financial Ledger
Rates based on Bank of Canada benchmark data.
Financial Summary
Cash Needed at Closing
Minimum down payment: 5% on the first $500,000, 10% on the portion up to $1.5M, 20% at/above $1.5M. Stress test: OSFI's minimum qualifying rate, the greater of contract rate + 2% or 5.25% — this is what lenders require you to qualify at, not what you'll actually pay. Closing costs are a typical-range estimate, not a quote — actual legal fees vary. Verify all figures with a mortgage broker and lawyer before relying on them.