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Buying farmland is not a matter of comparing acreage and asking price. Two parcels in the same area can look similar from the road yet offer very different productive capacity, access, operating costs, legal obligations, and resale potential. The most expensive mistakes often begin when a buyer decides the property is right before the evidence is in. Good farmland due diligence tests the initial impression against the land’s actual capability. A lower-priced parcel may require drainage work, fencing, water development, building repairs, or access improvements. A more expensive property may offer better value because more of its acres are usable, its infrastructure supports the intended operation, and fewer legal or physical issues need to be corrected. Buyers are not simply purchasing acres. They are purchasing what those acres can reliably support. Begin With a Clear Plan for the Land A parcel suited to grain production may not meet the needs of a cattle operation. Land purchased for grazing should be assessed differently from a property intended for expansion, rental income, recreation, or a long-term investment. Before reviewing listings, define: What the land must produce or support The machinery and vehicle access required The need for water, fencing, buildings, or utilities The expected ownership period The amount available for immediate improvements The financial or operating return expected from the property This gives the buyer a standard against which each parcel can be judged. Without one, acreage, appearance, and price can receive more attention than operational fit. A useful farmland buying checklist begins with a simple test: does the property support the plan, or will the buyer have to reshape the plan around the property? 1. Measure Productive Acres, Not Just Titled Acres The legal acreage is important, but it does not tell buyers how much land can be used consistently. Wet areas, saline patches, bush, steep slopes, irregular field boundaries, drainage channels, and difficult access can reduce the workable area. That difference affects production, equipment efficiency, input costs, and value. Consider two hypothetical parcels: Parcel A contains 160 titled acres but only 125 workable acres. Parcel B contains 145 titled acres and 140 workable acres. If the prices are similar, Parcel B may provide more operational value despite being smaller on paper. The buyer should compare price per productive acre, not only price per titled acre. Soil quality also varies within a parcel. Texture, drainage, salinity, erosion, slope, moisture retention, and organic matter can influence crop options and management needs. The Alberta Soil Information Viewer provides soil landscape data for approximately 26 million hectares of Alberta’s agricultural region. The province notes that this regional tool is not a substitute for site-specific evaluation because soils can vary considerably within a landscape. Buyers should request or investigate: Historical crop rotations and yields Soil test results Fertilizer and amendment records Areas regularly left uncultivated Drainage, erosion, or salinity concerns Weed, pest, and crop-disease history The central question is not how good the soil looks during one visit. It is how consistently the land performs and what it costs to maintain that performance. 2. Confirm the Water Supply and the Right to Use It Water can affect crop production, livestock capacity, household use, and future improvements. A creek, well, spring, or dugout does not automatically confirm that enough water is available for the intended operation. Buyers need to assess the source, reliability, infrastructure, quality, and legal authority connected to its use. Review: Well flow and water-quality records Dugout capacity and condition Seasonal reliability Pumps, pipelines, troughs, and water systems Livestock access Existing licences or registrations Restrictions on volume or use Approval requirements for future plans This is a clear example of why farmland due diligence must extend beyond the property showing. Under Alberta’s Water Act, certain registrations for traditional agricultural water use are attached to the land and pass to a new owner when the property is sold. The province must still be notified of the transfer. Buyers should confirm the status and terms of any registration rather than assuming the visible water source includes unrestricted rights. A water issue is not always a reason to reject a property. It must be measurable. Buyers need to know the cost of correcting it and the effect it may have on the planned use. 3. Read the Title as an Operating Document A land title identifies the owner, but it can also reveal interests that affect access, financing, development, or day-to-day use. Alberta title searches can identify mortgages, caveats, easements, builders’ liens, and other registered interests. Buyers and their legal counsel should review: The registered owner and legal description Mortgages and financial encumbrances Caveats Utility rights of way Easements Restrictive covenants Surface leases Rights of first refusal Registered leases or other agreements A utility right of way can grant a company or municipality continuing use of part of the parcel. Once registered, that right generally remains until a release is registered. A caveat signals that another party claims an interest in the land. It does not automatically prevent a sale, but the claim must be examined before the buyer removes conditions. The practical question is not simply, “Is the title clear?” It is, “Do any registered interests interfere with the way I plan to use, finance, or improve this land?” Legal review should be completed by the buyer’s lawyer. Alberta Land Titles also recommends legal help because title documents and ownership changes carry legal consequences. 4. Confirm Legal and Physical Access A parcel may be productive and well priced but still be difficult to operate if access is unclear. Buyers should confirm legal access from a public road or through a registered agreement. A road or trail used informally for years is not the same as a documented right of access. Physical access also deserves close attention: Can large machinery enter safely? Are approaches wide and stable? Do culverts or bridges have practical limits? Does the road remain usable during wet weather? Who handles snow removal and maintenance? Are there seasonal weight restrictions? Can all fields

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Summer is over and I don’t even know how it happened. Do you remember, as a kid, when summers lasted an eternity?  When every glorious day was a small lifetime and there were so many things you could do?  When you couldn’t wait to be grown up?  Yeah, adulting isn’t that fun. LOL!  Don’t get me wrong, I kinda like being the boss of me and deciding what I have to do today.  My kids appreciate that bossiness a little less. Hahaha! Time just goes faster and faster, no matter how much I wish it would slow down, no matter how many times I tell myself that next week will be quieter…. Summer, as for many, is a very busy time of year for me. As president of our local ag society, I was at the rodeo grounds a lot.  Our dedicated little crew managed to pull off a very successful pro rodeo the end of June (Guy Weadick Rodeo – results) and then a great 4 days of WPCA chuckwagon racing in July with Battle of the Foothills.  Not least of all our events, our summer kicks off with Little Britches Rodeo on May long weekend and we had a fantastic turnout for that!  A huge thank you to all the people who came out and bought tickets, sponsored one of our events, or volunteered their precious time.  We are a not-for-profit charitable organization and none of these things would be possible without the amazing people in and around our community. We did manage to pull off both those events in 2021, as well, but things looked a little different after COVID and this year felt a whole lot more like it used to.  The atmosphere was vibrant, and we are excited to do it again in 2023! The road to the Canadian Finals Rodeo is a long way from done, yet, but an update in CPRA Rodeo Canada Standings has some close races for first in saddle bronc, barrels and ladies breakaway roping.  To top it all off, a quick review of the standings will show there are local contenders in almost every event. Yahoo! The  World Professional Chuckwagon Association has just wrapped up their year at the end of August with Layne MacGillivray coming away the victor for the season.  He became tour champion with a record breaking 1500 points and was 90 points ahead of his nearest rival.  To say myself and my committee are excited for Layne and his family is an understatement! Not to be outdone, Kris Molle won the Winner’s Zone Championship Playoffs with a track record time of 1:21:59, earning a nice little cheque to put in the bank for his family. A little closer to home, our aggregate champion at the  Battle of the Foothills in July was Rae Croteau Jr. with 4 nights of clean, fast racing.  Congratulations to all who headed down the road this summer with a trailer full of horses and tanks full of fuel.  It’s such hard work, but so rewarding when all your efforts make goals into reality. I briefly mentioned it above, but all these events are run on volunteer power.  If you love rodeo, chuckwagons or just the western lifestyle, and you’d like to give back to your community, please check in with your local Ag Society.  We’d always love to host more events, but without enough bodies, it gets very tiring.  The old adage, many hands make light work, is still true today.  New people have a fresh perspective on things, and that can be good for new and old ideas, too. For a list of Ag Society’s in Alberta check out our governing body Alberta Association of Agricultural Societies. See you soon! Tanya Froh #WPCA #CPRA #RODEO #CHUCKWAGONS #AAAS

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As a highly urbanized nation, Canada is home to rich biodiversity. With rapid development, comes environmental responsibility through conservation.  Canada’s beauty lies in its diverse landscapes – metropolitan areas to charming coastal towns, grasslands, and prairies to soaring mountains. No wonder travelers flock to the country year after year, some intending to migrate permanently.  With pressing environmental concerns amidst technology and modernization, nature and land conservation is one of many possible responses. This article attempts to discuss the purpose of conservancy. What is Nature and Land Conservation?  Conservation, in a broad sense, refers to the maintenance and preservation of a resource. It can be in art, architecture, and most of all, nature. Nature and land conservation is a conscious movement to restore, maintain and protect wildlife, habitats, and the biodiversity of a specific location in a province or region.  The Nature Conservancy of Canada (NCC), founded in 1962, is a private, non-profit organization. Since then, they have protected 15 million hectares of land and wetlands made possible through partners, some private donors, and the Government of Canada. Their dedication to the environment is notable in the country.  Today, the works of not only the NCC but similar non-profit organizations in and out of Canada continue to become a global movement. Brief Conservation History in Canada  To respect and regard nature was inherent to Canada’s earliest inhabitants. Rather than ordain a set of rules, simply put, it was once a way of life.    The first recorded conservation project was in the 19th century. The emergence of the “first conservation movement” not only safeguarded forests, but also wildlife. Thus, the establishment of national parks, one being the Banff National Park in 1885 located in Alberta’s Rocky Mountains. Primarily intended for tourism, this move would positively impact the country many decades later.  Other commissions cropped up in the years that followed with little influence. These commissions re-emerged in the 1960s to 1970s as a strong response to issues of radically changing global views and landscapes. Their effects still permeate today.  Impacts of Nature and Land Conservation  With technology and information available in the palm of our hands, there is much to be had in promoting nature and land conservation. True that there have been significant changes and contributions; it is a slow, tedious process after all. However, the long-term impacts on a region eventually link to the greater global environmental condition.  On the Environment  As the second largest country in the world, Canada’s terrain is lush, scenic, and at times harsh due to its proximity to the polar region. To give you an idea of its geological and biological importance, take a look at some of these details: Populated by approximately 39 million people, Canada is also home to at least 80,000 species of plants, wildlife and marine life. About 300 species and subspecies are not found anywhere else in the world, endemic to regions such as British Columbia, Quebec, Yukon and Alberta. A large portion of the world’s forests is found in Canada. The boreal biome or taiga is at risk from climate change and deforestation. Forests such as these account for the absorption of a collective billion metric tons of carbon dioxide emission a year. Part of The Great Plains, the Prairie Provinces – Manitoba, Alberta, and  Saskatchewan  — deem some of the most fertile agricultural lands. Abundant in vegetation and mineral resources such as petroleum and natural gas – these, too, are finite. Lynxes and gray wolves, to name a few, thrive in the prairies and grasslands. Grazing animals of great herds like buffalos and pronghorns roam the area. While the human population in this territory is relatively sparse, mammals of this number require unobstructed stretches of land to freely move about. While safeguards and nature management are in place, there is more that can be done. Conservation is essential that a small beetle is as protected as a towering pine tree. For Landowners While land and wetland acquisition may seem like a change in proprietorship, existing landowners can participate through joint ventures with NGOs. For instance, landowners have donated land to similar organizations for stewardship. There are also those who reside and operate within proximity of already protected zones and partner with the likes of the NCC.   An example here in Alberta is the 700 hectares of grassland, wetland and parkland forest of a working cattle ranch owned by the Shoderee Ranch acquired by Nature Conservancy of Canada. In doing so, this land connects and completes the gap all the way to the Waterton Lakes National Park. Another example is a 643-hectare property in Willow Creek, west of Claresholm. With their conservation partnership with the NCC, their land combines the preserved backcountry of the Porcupine Hills. As most areas in Alberta are private farming and cattle ranches, landowners can continue their livelihoods provided that they limit new developments deemed harmful to the habitat and its species.  Conservation agreements such as these benefit the landowner and the natural environment. As a landowner, it ensures that their land will remain intact. At the same time, this establishes protection for the natural resources and wildlife – which are endemic, at-risk, sensitive species – within the territory. Life in the prairies, and similar lands, can continue to thrive and coexist peacefully.  For the Community  Once, it was believed that conservation was relegated only to the movers and shakers of society – scientists, biologists, intellectuals – backed up by wealthy investors and stakeholders. To a degree, it still holds true to this day. When you have a cause you believe in, small, steady contributions can affect the larger picture.  Nature and land conservation is strategic in making nature preservation a civic, community participation. Not ready to donate or partner your land just yet? Engage in conversations with like-minded individuals. Research on conservancy and related topics. Perhaps volunteer in an NGO nearest to you.  Each of us has a growing environmental responsibility to preserve natural heritage. Together, let us explore, learn and share

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If the past year has shown us anything, it’s that commercial real estate can be an excellent investment. The tail end of the pandemic created opportunities for savvy investors to buy low and sell high, and as the world starts to reopen, there are sure to be more deals to be had. If you’re thinking of getting into the commercial real estate game, here are a few tips to help you snag a good deal. What Is Commercial Real Estate? Commercial real estate is a term used for any property that is utilized solely for business purposes. This can include office buildings, retail space, warehouses, and more. Commercial real estate is a vital part of the economy and provides businesses with the space they need to operate. Tips When Looking For Your Own Commercial Real Estate Define Your Business Needs Knowing what you need is the first and most crucial step when looking for commercial real estate. You need to know the size of the space you need, what type of business it will be used for, and any special features your business requires.  Location Location is the most important factor in any real estate purchase, especially for commercial properties. There is plenty of commercial real estate in Calgary, so you must know your options. You will want to choose a place that is good for business growth, meaning you should consider things like foot traffic, visibility, and proximity to other businesses. The property should be convenient and accessible to your customers and clients, preferably in a city or a town center where many people visit. Just remember that these prime spots also cost more, so find one that you can afford. If possible, also choose an area with less competition unless you’re already an established local brand. Size Make sure the property you pick is the right size for your enterprise. If your business is still a startup, a smaller establishment will do, but if you own a long-standing corporation, then you may need a huge building or a warehouse. Remember– the wider and bigger the area, the more expensive the property will be. So, estimate the amount of space your business operations require. You don’t want to overspend on a large space if you don’t need it. And you also don’t want a cramped property that’s too small to accommodate your employees and customers. You must also factor in any extra space you may need for storage or future expansion.  Amenities Make a list of the amenities you want your commercial real estate in Calgary to have. You can opt for an old building that you can renovate and redecorate according to your preferences. Or you can buy a vacant lot and have a construction team build the establishment you envision. Everything depends on your budget and the nature and scale of your enterprise. If you want a company building, determine how many offices and conference rooms you need. If you’re into the restaurant business, consider whether there is a kitchen and enough space for customer seating. If you want to build a hotel, account for all the rooms and recreation spots. For every structure, don’t forget to include hallways, reception areas, storage, restrooms, and parking space. Also, check if the area has necessary water and electric utilities. With these factors in mind, you’ll be well on your way to finding the perfect piece of commercial real estate in Calgary for your business. These will help you narrow your search and find properties that are a good fit. Research the Market and Understand What You’re Looking For Before you start looking at Calgary’s commercial real estate, it’s essential to look into the market and understand what type of property would match your business needs. There are many different types of commercial properties, and each has its own set of benefits and drawbacks. It is important to know your options so you can compare them and find the best one that suits your purpose and budget. You must also pay attention to aspects like clean land titles, zoning regulations, traffic patterns, and the overall condition of the properties for sale. You wouldn’t want a property that will give you headaches in the future. Work With a Qualified Broker Find a reliable land broker in Calgary to handle your commercial real estate purchase. A qualified broker can help you navigate the complex world of commercial real estate and find the perfect property for your business. They have extensive knowledge of the market and will be able to help you find the right property at the right price. The best part of hiring a land broker is that they can assist you with negotiations and paperwork, so you can get the best deal possible without the hassle. They can help you navigate the often complicated process of real estate purchasing and make sure everything goes smoothly. To add to that, they can also connect you with other professionals like land inspectors and land lawyers who are necessary to ensure that there are no hitches with the transaction and the property itself. Get Your Finances and Payments in Order The price of the property is one of the most important considerations when purchasing commercial real estate in Calgary. There are many additional costs like property taxes and insurance, so be sure to factor in all expenses when coming up with a price range. Stick to your budget and only buy what you can afford. Don’t overspend on the property just because you think it will appreciate in the future. Furthermore, you must also have the required amount on hand. Don’t start making deals and participating in property biddings when you don’t have enough money in your bank account. If you’re still soliciting funds, keep in mind that commercial loans can be difficult to obtain, so it’s important to get pre-approved before you start looking around. Be Ready for Property Risks You must know the following risks associated with commercial real estate

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Here's an interesting fact: the tradition of leasing public lands for grazing dates back over a century, even before the province of Alberta itself was founded. To this day, a segment of publicly owned land continues to be leased out for grazing, and the terms of those leases are set through a process managed by the Government of Alberta and the stakeholders involved. The rates and fees associated with these leases are determined through a framework that balances the interests of all involved, including those of the lessee, the Crown, and Albertans who depend on our public lands for their livelihoods. But what's been happening lately with grazing rent, license, and permit fees, why is there a need for change, and how will this affect you if you're considering purchasing grazing land for sale in Alberta? We'll take a closer look at that in this post. The Need for Modernization in Grazing Rent, License & Permits In recent years, there's been a growing chorus of voices calling for a reexamination of the framework that sets rates and fees for grazing on public land in Alberta. These voices come from many different quarters: lessees, the Crown, and even members of the general public. The reason for this is simple: the current system is outdated and in need of modernization. Considering that the framework was last updated in 1994, this is hardly surprising. A lot has changed in the intervening years, and the system needs to be updated to reflect that. Some of the specific concerns that have been raised include: The framework does not take into account the changes in costs of cattle operation The process for setting rates is not responsive to market conditions, resulting in inefficient use of public land The use of outdated zones and formulas is not reflective of current grazing practices In light of these concerns, the Government of Alberta has embarked on a review of the grazing rent, license, and permit framework. The overarching purpose of this, as dictated in the Public Lands Modernization (Grazing Leases and Obsolete Provisions) Amendment Act, is to support range sustainability, while also ensuring that the system is fair, transparent, and efficient. New Grazing Rates in Alberta In a nutshell, these are the grazing dispositions affected by Alberta's new rates: Grazing leases Grazing license Grazing permits It will not, however, affect dispositions such as forest reserve grazing permits, head tax permits, and provincial grazing reserves. The Alberta government has created 2 grazing rental rate zones, based on ecoregions, to help farmers in the province. They are divided by the North Saskatchewan River, with Zone I being to the south and Zone II being to the north. The new rates (and phased in rates for 2022) for each zone are as follows: Zones Old minimum rate/AUM New minimum rate/AUM 2021 phased-in rate/AUM 2022 phased-in rate/AUM Zone I (Southern and Central Alberta) $2.31 - $2.79/AUM $2.30/AUM $2.95/AUM $3.25/AUM Zone II (Northern Alberta) $1.39/AUM $1.30/AUM $1.74/AUM $1.94/AUM These rates will be put into effect for the duration of a 5-year period, during which time the government will undertake a review of the grazing rent, license, and permit framework. Any changes during that period will be made through regulation. What's an Animal Unit Month (AUM)? An animal unit month (AUM) is a measure of forage consumption. One AUM is the amount of forage required to sustain one cow (or the equivalent) for one month. To give you some idea of what that looks like, in practice, a cow and her calf would consume approximately 1.5 AUMs/month. What Does This Mean for You if You’re Thinking of Buying Grazing Land for Sale in Alberta? If you're thinking of purchasing grazing land in Alberta or are currently leasing one, it's important to be aware of the new rates that are currently being phased in. These rates will likely have an impact on the value of grazing land, as well as the cost of operating a cattle operation.  Bear in mind that these rates are only for the duration of a five-year period, after which they may be revised. So, if you're buying grazing land with the intent of holding it long-term, it's important to keep an eye on future changes.  This is a complex issue and one that we will continue to follow closely as the review process unfolds. In the meantime, if you have any questions about grazing land for sale in Alberta, please don't hesitate to contact the Hansen Land team. We would be more than happy to help you out.

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Shawn Hansen of Hansen Land Brokers Inc. in High River, Alberta, has been named to the Realtors® Land Institute’s APEX 2020 Top 20 National Producer as part of the RLI APEX Production Awards Program. Shawn was one of a few participants honored at RLI’s 2021 Virtual National Land Conference’s special awards ceremony on Wednesday, March 17, during the RLI’s 2021 Virtual National Land Conference. The Realtors® Land Institute’s CEO Aubrie Kobernus and the co-founder of The Land Report, Eric O’Keefe announced the winners at the annual program event. In addition to the award, Shwan Hansen was also recognized as part of the RLI APEX 2020 Top Producers Club.  “We were very pleased to be recognized internationally, and feel honored to be a part of such a prestigious group of land professionals,” said Shawn Hansen upon receiving the award.  The highly prestigious RLI APEX Awards Program, which is sponsored by The Land Report, aims to recognize the excellence and the performance of RLI members internationally and award them with land real estate production awards for the accomplishments and contributions they have made in selling high end land based assets. To be considered for the reward program, each applicant needs to be an active member of RLI and have a minimum of $4 million dollars of qualifying dollar volume in closed land sales in 2020. “We are proud of Shawn Hansen and all of our members that were recognized as part of our award programs for their accomplishments in 2020. They truly are the cream of the crop when it comes to land real estate professionals, ” Kobernus said about the winners.    About The APEX Awards Program The APEX Awards Program is in its fourth year in operation and it has much to celebrate. It currently takes pride in the 140 members that have a cumulative total of $3.5 Billion dollars in qualifying transaction volume. The winners in the 2020 APEX Top 20 Award category were ranked among the leading participants based on the qualifying production volume of $49 million. Professionals in the land and real estate industry are encouraged to join RLI and apply to participate in the APEX Awards Program. Learn more about the APEX Awards Program at rliland.com   About Hansen Land Brokers Shawn Hansen leads the specialized team at Hansen Land Brokers Inc, an esteemed land brokerage firm that is devoted to the sale and purchasing of agricultural, development, and investment land in Alberta. Hansen Land Brokers has the marketing expertise and in-depth land knowledge based on decades of experience to offer professional and exceptional guidance in the sale or purchase of all types of land.  Winning this highly coveted award is no small feat, and it is a testament to the firm’s expertise, success, and ingenuity. Hansen Land Brokers is inspired to do more and will honor this award by remaining committed to their vision and driving force, which is to empower lives by offering professional, trustworthy, and reliable land brokerage services. “Helping Ranchers & Farmers Buy and Sell Land-based Assets for Almost 30 Years.” To learn more about Hansen Land Brokers, visit https://hansenland.ca/ 

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Little Britches Rodeo is a GO!!!!!  This Saturday, June 12, Hansen Land Brokers is excited to announce that the Little Britches tradition will be continuing! While this is not High River Ag Society’s first rodeo, it could be the first rodeo for some of these little cowpokes. It is important to go ahead with some semblance of normalcy to allow young mutton busters, barrel racers, pole benders, goat tiers, steer riders, and team ropers to brandish their skills! While COVID restrictions apply and certain events will be off the program for this weekend (pig scramble and wild pony racing), we are happy to be sponsoring this long-celebrated community event and supporting our up-and-coming cowboys and cowgirls.  As of the date of this article’s publication (June 8, 2021), no spectators will be allowed to attend, however with the provincial update announcement expected for Thursday, June 10th, we are hopeful and crossing fingers that the crowd will still be able to come on out and cheer for their favourite young rodeo stars.   We are Alberta proud to see that the show can go on while meeting all of the safety requirements for COVID protocols. The rodeo will be run in age-group cohorts. The High River Ag Society has planned it out carefully to have an estimated start time for each age group to arrive, to minimize people on the grounds. One of our all-time favourite events is to see the little guys and gals braving to ride those big ole sheep for the first time. We love to watch them hold on for dear life as those sheep give them a nice ride down the arena, letting them hold on the longest or farthest. It would be great to have grandparents, family members, friends and neighbours be able to show up and cheer on each of their little athletes in their events. We’re hoping for great news on the next provincial update, however, that goes we are wishing each entry participant a safe ride and good weather. If you want to learn more about the Little Britches Rodeo, please be sure to check out the website for evolving details! More Information Click Here

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