Farm For Sale in River John, NS

We are downsizing and so it is time to sell our unique amazing resilient offgrid homestead. We have a one of a kind environmentally sustainable property with stunning sunsets, ready for the next family. We are caretakers (aka owners) of a piece of paradise with million dollar views of the Cobequid mountains. The property has been a farm for generations. This property can support a small village which had been our intention as we attempted to create an intentional community. We have owned the land for more 20 years and it could be deemed organic right away as we have never applied any non-organic type of inputs. Very isolated, few and good neighbours, minimal dirt road traffic. Perfect opportunity for market garden or simply a hobby farm, and for those seeking a safe & secure space to live out the coming planetary challenges.

For those concerned with surviving and thriving in the future, the homestead offers renewable energy systems, abundance of great quality water, non-certified organic soils & gardens, food forests, plenty of wood to be harvested, various outbuildings for storage, livestock, gardening equipment. The property is located on a hill thus not subject to flooding. Good wind to help with spring & summer bugs & heat. We have removed potential hazards if grass or forest fires should occur. Homestead has survived 3 hurricanes with only minimal damage (loss of rooftop woodstove cover, outhouse blew over)

The following is included:

Home: A 1000 sq. ft. bungalow that was originally a mini home where previous owner doubled it in size, white vinyl siding, insulation, steel roof, at least 30 years old

• Total acreage approx. 50 acres in 2 parcels (house is a separate PID): 35 acres of field mowed annually for hay used for deep mulch on the garden & animal bedding, 5 acres 'old' growth

• Dirt road frontage on 2 sides, 8 km from River John/hwy 6/Sunrise trail (gas station, convenience store, library, post office, pharmacy, beer/booze store, seasonal coffee shop), 15 minutes to Tatamagouche (local hospital, grocery store, restaurants), 40 minutes to Truro (major center for all your needs), 45 to New Glasgow, 1 hr 15 to airport, 1 hr 45 min to Halifax

• Water: 85 foot drilled well, excellent water well never runs dry, several natural springs & surface wells on property, seasonal creeks, water tested 2023 – results can be provided to serious buyers

• Septic system: predates our purchase of the property, at least 30 years of age, never had a problem with it, buyer purchases as is

• Heat: Woodstove heat situated in centre of main open concept living area, lifetime supply of wood to harvest, passive solar heating from a large greenhouse attached to the house walkin via sliding doors off of main room, new 2023 heatpump installed in main living area

• Cooking: Propane cooking with 2 large tanks situated on side of house, contract with Superior Propane, fill once a year usually in the Fall

• Open concept living space with 4 quadrants: 24’ x 24’ - kitchen, dining room, living room & den area

• Maple hardwood floor throughout installed in 2004, treated with linseed oil not toxic varnish, new 2004 dark grey & off white linoleum tiles in kitchen, included new subfloor installation with insulation

• Multipurpose room: 13’ x 15.5’, not fully finished – only drywall & mudding complete on 2 walls, currently used for washing machine, 2 freezers - large & small, battery & solar equipment, storage, access to attic via ladder where there is additional storage space (unheated but dry), could be used as a larger guest bedroom but would need to relocate solar set up or build separate room for solar set up

• Attic: cellulose insulation in 2019

• Nominal crawl space under house, access via bathroom

• 4 piece bathroom: renovated 2006, replaced original tub & sink, new toilet 2024, 10 yr old energy efficient Cascade hot water heater (new when solar setup installed), 10 year old pressure tank

• Master bedroom: 16.5’ x 13.5’, with built in wardrobe, north side

• Guest bedroom: 11’ x 8’, south side

• All windows double pane

• Small tool & storage room: 8.5 x 6, south side

• Loop driveway, lots of room for parking cars & other equipment

• Nominal crawl space under house, access via bathroom

• Can come with appliances: 20 year old but fully functioning and all former energy star rated: 2 fridges one in kitchen and other in mudroom for seasonal use, one large & one small freezer, Premier propane cook stove & oven (parts replaced 2023 & 2024), 10 yr old small capacity front loading washing machine

• Solar power set up: 2.1 kw (9 x Kyocera KD235 watt solar modules), Outback FW500 7.2 KW power system cw Mate and Outback FM 60 MPPT controller, 48 volt system with 8 x Surrette S-460 6 volt batteries which have been replaced once already in the past few years (can be expanded with another 8 batteries to capture all the energy), still connected to the grid but does not feed into it (if you wanted to do this you need to get additional piece of equipment and the batteries have to be stored in a separate building as per current regulations), most of our hot water comes from ongrid heating (we flip on the hot water breaker when we need hot water for shower/bath) as well as excess energy warms water with 1 element in hot water heater connected to solar power setup, have all the manuals for equipment, install & maintenance undertaken by Nova Sun Power – the expert in the province

• Wind turbine set up: Model Whisper 100 from Southwest Windpower (requires redoing of the concrete anchors with earth shifting around original anchors), includes a spare turbine & other parts & manual

• Several self-reinforcing permaculture systems, fields are a perfect candidate for regenerative agriculture (e.g. beef farming), 1/2 acre fenced garden (live willow fencing) with a dozen raised garden beds, established 2016 asparagus beds (harvest sold to CSA annually until 2021), everbearing strawberry bed (needs replenishment stock), established grape vines (wine varieties & concord), rhubarb, arctic/hardy kiwi, high bush blueberry, haskap, sour cherry tree orchard, wild plum, pears, walnut, butternut, hazelnut hollow trees planted 2021, lots of apple trees of different varieties throughout the property, gardens around house have many perennial flowers, herbs & greens

• Live willow fencing around garden, and some conventional barbed wire fencing to create a security perimeter around parts of home, viewing platform in trees close to house

• Pond to stock fish

• Internet: Seaside internet with no issues with them, two persons can videostream in the evenings without delays, thus home based businesses will have no problem; cell service is also good

• Land has not had any industrial ag uses for more than 20 years so it can be certified organic easily & quickly

• Farmers markets nearby: River John, Tatamagouche, Pugwash, Truro, New Glasgow

• Local bee farmer places bee hives annually on our land and we receive 24 pounds of raw honey in return

Outbuildings (owner built structures are built to withstand hurricanes):

• Renovated small barn, contents include everything you need to garden

• Metal storage shed

• 2 gutted school buses: i) one not suitable to being renovated into a skoolie and taken on the road, instead used for storage and greenhouse, possible future housing or livestock barn, ii) second one is gutted and ready for renovations to make it into a tiny home value $3000, comes semi-furnished (sofa bed, table, chairs, dressers)

• 2 x 40 ft shipping containers: i) one fully renovated as offgrid living studio apartment with composting toilet, shower stall (for use with an on demand propane hot water heater – not included in sale), pump foot sink, woodstove, furnished – value $20,000; ii) HC, bay window installed and ready for further renovations to make it into a tiny home, value $6000

• 3 chicken coops: 1 small for seasonal growing out heritage meat birds, 1 newer build, if you want you can have our chickens, there are 11 – 10 hens & one rooster, a barnyard mix with introduced heritage meat birds, new naturally hatched baby chicks every year

• Metal smoker shed, originally built as a food dehydrator

• Will include various gardening and farming implements, e.g. planting pots, tomato cages, some hand tools, electric wood splitter, electrick weed whacker, harrow, sickle mower, etc...

• Salvaged building materials for infrastructure projects

$249,000 (Price is firm)

ADDITIONAL NOTES:

Low ball offers will be ignored as with simply asking if still available – if the ad is still posted it is still available. We have been told our price is very reasonable for everything you get.

Can provide more photos for serious inquiries only via wetransfer (no account needed).

The sale is on an ‘as is’ basis with price reflecting this.

A move in date can be negotiated but we are targeting May/June 2024.

GST may be applicable and is the responsibility of the buyer, willing to negotiate

No owner financing available.

Cash or pre-approved buyers only.

Serious buyers only. Once this is established a zoom call will be arranged and or a property tour.

The property is available as of September 1st, possibly can be available as of August 1st.

Contact:

[email protected] - we suggest after initial email a zoom chat is organized to answer questions