3.5 acres for sale in Sanford, MB
$499,999 · Sanford, the Winnipeg area, Manitoba · 31 km from Fort Garry South
Advertised on Kijiji as “4023 ROAD 45NW Road Sanford, Manitoba”
$499,999Asking price
3.5Acres
$143,678/acPrice per acre
Water mentionedWater
above marketAcreScout value check
- AcreScout's value model estimates a price per acre for this lot from the listings of similar size nearest to it and rates it above market: more than a third above that estimate.
- Who can buy in Manitoba, and whether non-residents or non-Canadians pay more or need approval.
- In AcreScout, the ad is read for problems it mentions (no road access, boat-only access, wetland, flooding, zoning limits, leasehold or shared ownership), with the sentence behind each note.
- Listed July 11, 2026.
- Internet: 50/10 Mbps or faster available within about 1 km (ISED National Broadband Data).
- Estimate the land transfer tax at this price.
See this listing on the map with its value score, the problems the ad mentions and the all-in cost for your buyer profile.
Open in AcreScout
Listing on Kijiji
Pin: the listing's own map point, not verified. Google satellite view
Next steps
- Lawyer or notary. A real estate lawyer (a notary in Quebec) searches the title for liens, easements and rights-of-way and handles the transfer. Rural land carries more of these than a house in town.
Law Society of Manitoba lawyer lookup - Survey. Rural boundaries are often old or unmarked. A land surveyor shows where the lines really are, whether the access road crosses a neighbour's land, and how many acres you are buying.
Association of Manitoba Land Surveyors - Well. Bare land rarely has a tested well. A licensed well contractor knows typical depths and yields nearby and what drilling costs.
Licensed well drilling contractors - Septic. Without town sewer you need a septic system, and the soil has to suit one. Have a designer or installer look before you buy: poor soil can make a lot costly or impossible to build on.
Certified onsite wastewater installers - Financing and insurance. Most home lenders finance a house plus about 5 acres and want a bigger down payment on bare land. A licensed mortgage broker knows which lenders take land (credit unions and, for farm land, Farm Credit Canada). Arrange insurance before you take possession.
Manitoba Financial Services Agency (mortgage brokers) · Insurance Council of Manitoba licensee search
Official directories and regulators' searches, not recommendations; nobody pays us to be listed. Links checked October 1, 2026. Can I buy land here? covers ownership limits and taxes for your situation.
Similar-sized land in the Winnipeg area
| Listing | Price | Acres | Per acre | Water | Value |
|---|---|---|---|---|---|
| 4 acres Springfield RM |
$299,900 | 4 | $74,975/ac | below market | |
| 4 acres Springfield RM |
$299,900 | 4 | $74,975/ac | below market | |
| 4 acres Springfield RM |
$299,900 | 4 | $74,975/ac | below market | |
| 4 acres Springfield |
$349,900 | 4 | $87,475/ac | near market | |
| 4 acres Springfield |
$375,000 | 4 | $93,750/ac | near market | |
| 4 acres Springfield |
$375,999 | 4 | $94,000/ac | near market | |
| 3 acres Springfield |
$409,900 | 3 | $136,633/ac | above market | |
| 4 acres Springfield |
$1,350,000 | 4 | $337,500/ac | above market |
Each listing's value check compares it with the listings of similar size nearest to it, so one lot can rate above market at a lower price per acre than another elsewhere in the region.