81 acres for sale in Berry Mills, NB
$3,900,000 · Berry Mills, Westmorland County, New Brunswick · 4 km from Lutes Mountain
Advertised on Kijiji as “Lot 1-5 Route 128 Berry Mills, New Brunswick”
$3,900,000Asking price
81Acres
$48,148/acPrice per acre
above marketAcreScout value check
- 1437% above the median $3,132/ac for the 17 lots of similar size in Westmorland County.
- AcreScout's value model, which compares it with the nearest listings of similar size, rates it above market.
- Who can buy in New Brunswick, 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 April 22, 2026.
- 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 New Brunswick directory - 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 New Brunswick Land Surveyors - Well. Bare land rarely has a tested well. A licensed well contractor knows typical depths and yields nearby and what drilling costs.
Private wells and permits - 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.
Licensed on-site sewage 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.
FCNB mortgage brokers · FCNB insurance licence check
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 Westmorland County
| Listing | Price | Acres | Per acre | Water | Value |
|---|---|---|---|---|---|
| 98 acres Saint-Paul |
$99,900 | 98 | $1,019/ac | near market | |
| 96 acres Wheaton Settlement |
$135,000 | 96 | $1,406/ac | near market | |
| 76 acres Shediac |
$125,000 | 76 | $1,645/ac | below market | |
| 68 acres Port Elgin |
$119,900 | 68 | $1,763/ac | near market | |
| 100 acres Malden |
$275,000 | 100 | $2,750/ac | above market | |
| 91 acres Upper Cape |
$285,000 | 91 | $3,132/ac | above market | |
| 85 acres Lewis Mountain |
$350,000 | 85 | $4,118/ac | above market | |
| 63 acres Little Shemogue |
$819,900 | 63 | $13,014/ac | above market |
19 listings near Lutes Mountain · All 317 listings in Westmorland County · New Brunswick