Lot 97 Perch Place

Quarter-acre south-facing high-bank oceanfront lot on Mudge Island, with
roughly 97 feet of frontage on Stuart Channel and open southern exposure
across the water.

The lot is level with an excellent building site — and it's a proven one. A
10' x 10' wired utility building sits on a concrete foundation, connected to
BC Hydro: secure dry storage for tools and materials, which counts for a lot
on an island where everything arrives by barge. There's an outhouse, and a
3,000-gallon rainwater cistern fed by roof catchment.

The practical upshot: you can use this lot now. Power, water catchment,
sanitation and dry storage are already here. Build when you're ready.

Power at the lot is not a given on the smaller Gulf Islands. Here it's
already in. Perch Place borders the property on two sides, so access is
straightforward.

Annual property taxes were $1,020 in 2025 — roughly $85 a month to hold
quarter-acre oceanfront while you decide what to build.

Mudge Island is boat access only — no ferry, no bridge. It sits in Stuart
Channel between Vancouver Island and Gabriola, a short crossing from
Cedar-by-the-Sea through Dodd Narrows, or from Gabriola through False
Narrows. About 140 people live here year-round, closer to 200 in summer.
BC Hydro power, telephone, cable and fibre-optic internet all serve the
island — unusual among the smaller islands in this group. Dirt roads connect
the properties. There's a volunteer fire and rescue service (MICS), water
taxi service, and a private marina at Moonshine Cove.

What it isn't: no stores, no ferry terminal, no municipal water or sewer. You bring your own water and septic, and you arrive by boat. For the right buyer, that is the entire point.

Details
PID: 003-131-190 · Legal: Lot 97, Section 28, Mudge Island, Nanaimo District, Plan 23697 · Size: approx. 0.25 acre (1,011 m²) · Waterfront: approx. 29.5 m (97 ft), south facing, high bank · Improvements: 10' x 10' wired cabin on concrete foundation · Services: BC Hydro connected; · Islands Trust / RDN Electoral Area B · 2025 BC Assessment: $267,300 · 2025 taxes: approx. $1,020 · 2007 survey certificate available

Asking $299,000.