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The Agricultural Land Reserver (alr), Food Security - And Similar Topics


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#341 TimM

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Posted 30 November 2023 - 10:04 AM

here is another one, almost 5 acres of land and property taxes are under $10k.  $9802 actually

 

https://www.bcassess...TAwMDBITlc2QQ==



#342 Mike K.

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Posted 30 November 2023 - 11:22 AM

I guess its hard to get satire on a website, but lets take a look at this house, not mine, but its a 6 bedroom, 7 bath house, ~6000 sq ft on 2.2 acres of land.  Plenty of houses like that around Central Saanich, I just chose one at random

 

https://www.bcassess...TAwMDBITlhBWg==

 

Property tax rates are here:  https://www.centrals.../tax-rates-2023

 

=$2,247,000 x $4.26571 = $9585 w/ no homeowner grant

 

Over to you show me where people pay people pay $40,000 in property tax for 2-5 acres of land.  Examples please

 

That's not farmland, though.


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#343 lanforod

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Posted 30 November 2023 - 11:24 AM

That's not farmland, though.

 

That 2nd one actually is: https://rentbuyreale...7159_wallace_dr

 

A1/ALR zoned.

 

So the mill rate on that place should be 10.x, not 4.x.


Edited by lanforod, 30 November 2023 - 11:25 AM.


#344 Mike K.

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Posted 30 November 2023 - 11:24 AM

here is another one, almost 5 acres of land and property taxes are under $10k.  $9802 actually

 

https://www.bcassess...TAwMDBITlc2QQ==

 

That's ALR.


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#345 Mike K.

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Posted 30 November 2023 - 11:25 AM

That 2nd one actually is: https://rentbuyreale...7159_wallace_dr

 

A1/ALR zoned.

 

Yes, ALR. Cheap taxes.


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#346 lanforod

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Posted 30 November 2023 - 11:26 AM

Only if actually used for farming :).


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#347 Mike K.

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Posted 30 November 2023 - 11:47 AM

It's a Ryan Windsor farm!!

 

(and maybe they grow some lavender). Very important for our food security.

 

central-saanich.jpg


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#348 Szeven

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Posted 30 November 2023 - 01:56 PM

TimM is right. 14k on a 4m house with 7acres ALR in Saanich.

Edit: Without farm tax status I mean

Edited by Szeven, 30 November 2023 - 01:59 PM.


#349 lanforod

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Posted 30 November 2023 - 02:08 PM

No. There is a limit on acreage size for the principal residence exemption from capital gains (1.24 acres).

For the farm, you'd actually pay a lot less in capital gains likely, if your primary residence is included on the property. There's an exemption for farms, there is also the exemption for personal residence (the portion of the farm that can be allocated to personal residence exemption is also 1.24 acres) that is fully exempt from capital gains.

You'd want an accountant to actually work out what you'd owe.



#350 Mike K.

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Posted 30 November 2023 - 02:08 PM

TimM is right. 14k on a 4m house with 7acres ALR in Saanich.

Edit: Without farm tax status I mean

 

Yes, but still in the ALR.

 

The value is greatly suppressed.


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#351 Szeven

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Posted 30 November 2023 - 02:17 PM

Yes, but still in the ALR.

The value is greatly suppressed.


Only if you have farm tax status

#352 Szeven

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Posted 30 November 2023 - 02:19 PM

We seem to be talking past each other. I think maybe you mean if you had 7 acres in Saanich and we're free to zone it for small lot residential, or low rise multi family, then upon zoning change it would be worth more and the taxes would be 40k?

#353 Mike K.

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Posted 30 November 2023 - 03:07 PM

Yes, if it was outside of the ALR, a seven acre parcel would be worth a considerable sum. Any land outside of the ALR that is currently farmland is very, very valuable for its subdivision potential.


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#354 TimM

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Posted 30 November 2023 - 03:29 PM

None of the properties I listed qualify/registered for farm tax rate status.  The first house was not in the ALR, the 2nd house was

 

Lets see these 2-5 acre properties on the peninsula where property taxes are $40k as per Mike's claim.



#355 lanforod

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Posted 30 November 2023 - 03:37 PM

None of the properties I listed qualify/registered for farm tax rate status.  The first house was not in the ALR, the 2nd house was

 

Lets see these 2-5 acre properties on the peninsula where property taxes are $40k as per Mike's claim.

 

The other side of your argument doesn't apply anyways, so what's your point? You don't get full exemption on capital gains for primary residence on acreages over 1.24 acres.



#356 TimM

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Posted 30 November 2023 - 03:39 PM

The other side of your argument doesn't apply anyways, so what's your point? You don't get full exemption on capital gains for primary residence on acreages over 1.24 acres.

yes you do



#357 lanforod

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Posted 30 November 2023 - 03:44 PM

yes you do

No you don't. See the actual code.

 

https://www.canada.c...ence.html#toc14

 

section 2.33 - 2.35.



#358 TimM

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Posted 30 November 2023 - 03:52 PM

not always:

 

https://www.canada.c...ty-qualify.html

 

In my case minimum lot size is 2+ acres

 

anyway, looking forward to seeking these 2-5 acre lots with houses where people pay 40k in property taxes


Edited by TimM, 30 November 2023 - 03:54 PM.


#359 Mike K.

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Posted 30 November 2023 - 03:54 PM

None of the properties I listed qualify/registered for farm tax rate status.  The first house was not in the ALR, the 2nd house was

 

Lets see these 2-5 acre properties on the peninsula where property taxes are $40k as per Mike's claim.

 

As I said, the first house was not farmland. The second house was in the ALR.

 

You said you lived in a farmland home outside of the ALR, 2-5 acres, with $8-9K in property tax. Why not show us your tax details?

 

It's a bit of a trick question that I posed, in that you are unlikely to find many 2-5 acre farmland acreages outside of the ALR due to carrying cost. You'll find some just below 2 acres, though, and there are larger parcels that will qualify for farm status but outside of the ALR (I think that's a thing).


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#360 TimM

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Posted 30 November 2023 - 04:07 PM

As I said, the first house was not farmland. The second house was in the ALR.

 

You said you lived in a farmland home outside of the ALR, 2-5 acres, with $8-9K in property tax. Why not show us your tax details?

 

It's a bit of a trick question that I posed, in that you are unlikely to find many 2-5 acre farmland acreages outside of the ALR due to carrying cost. You'll find some just below 2 acres, though, and there are larger parcels that will qualify for farm status but outside of the ALR (I think that's a thing).

Do you understand how property taxes work on ALR land?  Something tells me you don't.  Do you automatically think you get reduced property taxes just because your house/land is in the ALR?


Edited by TimM, 30 November 2023 - 04:12 PM.


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