40 acres on a lake for sale in Big Lake, ON
$219,000 · Big Lake, Manitoulin District, Ontario · 84 km from Elliot Lake
Advertised on Kijiji as “96 Larry's Lane Big Lake, Ontario”
$219,000Asking price
40Acres
$5,475/acPrice per acre
LakefrontWater
below 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 below market: more than 25% below that estimate.
- Who can buy in Ontario, 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 30, 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 Referral Service - 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 Ontario Land Surveyors: find a survey company - Well. Bare land rarely has a tested well. A licensed well contractor knows typical depths and yields nearby and what drilling costs.
Licensed well 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.
QuARTS: qualified on-site sewage designers and installers (BCIN) - 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.
FSRA mortgage agent and broker search · RIBO insurance broker search
On Ontario waterfront, a 66-ft shore road allowance along the water may still belong to the municipality. Ask the lawyer whether it has been closed and bought.
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 Manitoulin District
| Listing | Price | Acres | Per acre | Water | Value |
|---|---|---|---|---|---|
| 30 acres Assiginack |
$60,000 | 30 | $2,000/ac | below market | |
| 25 acres Manitowaning |
$60,000 | 25 | $2,400/ac | below market | |
| 50 acres on a lake Evansville |
$289,000 | 50 | $5,780/ac | Lakefront | below market |
| 25 acres Evansville |
$189,999 | 25 | $7,600/ac | below market | |
| 25 acres Gordon/Barrie Island |
$210,000 | 25 | $8,434/ac | below market | |
| 25 acres Silver Water, Manitoulin Island |
$215,000 | 25 | $8,600/ac | near market | |
| 27 acres Tehkummah |
$275,000 | 27 | $10,125/ac | near market | |
| 42 acres Mindemoya |
$899,000 | 42 | $21,405/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.