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17 acres on Okanagan Ave near Fulton Secondary School and a few minutes to Okanagan Lake. Only 2 acres can be developed. According to a recent ""Wetlands and Aquatic Habitat Assessment"" report most of the property is designated wetland, except for a 2 acre portion fronting Okanagan Ave. which, under the OCP will support a rezone to MUS (Multi-unit small) or MUM (Multi-unit Medium), 3-4 storeys in height. Vernon Creek borders the rear of the property. The whole site is vacant and in its natural state. Currently zoned AGRS - Agriculture & Rural: Small Block (Non-ALR). OCP designation is ""Suburban Neighborhood"". Possibly a great TH site. Services from neighboring subdivision (Canary Drive) to be confirmed. Permitted encumbrance is Under Surface Rights (Crown, 1979), otherwise clean title. New zoning may also allow supportive housing. Recent environmental engineer report available.
Highlights
- The property is about 17 acres in total. Per the listing, only about 2 acres fronting Okanagan Avenue can be developed.
- Currently zoned AGRS (Agriculture & Rural: Small Block, Non-ALR), with City future land use shown as Neighbourhood: Suburban.
- Per the listing, the Okanagan Avenue frontage is expected to support a rezone to MUS or MUM, 3 to 4 storeys.
- Clarence Fulton Secondary School is about 420 m away, and Okanagan Lake is about 2.2 km straight-line.
Things to check
- The property is in the City's flood hazard permit area. Ask what this means for future development and for insurance.
- Per the listing, most of the site is designated wetland. Ask for the Wetlands and Aquatic Habitat Assessment and the recent environmental engineer report.
- Per the listing, services are still to be confirmed from the neighbouring Canary Drive subdivision. Ask how and when they will reach the frontage.
- Ask how the Under Surface Rights (Crown, 1979) noted on title could affect the use of the land.
Sean Phillips’s notes from the listing and public information. Not part of the MLS® listing. Please confirm anything important.
Good to know: B.C.’s 20% foreign buyers’ tax doesn’t apply in Vernon, because Vernon is in the Regional District of North Okanagan. Moving from Vancouver or the Fraser Valley to Vernon →
Overall neighbourhood score 8.2 / 10; walk & bike score 4.7 / 10, from how close the nearest school, park or trail, rec centre and town centre are. Scores and distances are Sean Phillips’s own straight-line measures from this home to public B.C. map data. They are not part of the MLS® listing; driving distances are longer, so please check anything that matters to you.
- Grocery storeBuy Low Foods · 1.4 km18 min each way15 m uphill on the way there · 6% tree shade
- CoffeeTim Hortons · 1.4 km19 min there, 18 min home15 m uphill on the way there · 6% tree shade
- Elementary schoolMission Hill Elementary School · 2.6 kmSchool walk check: Footpaths, sidewalks or quiet streets for about 64% of the walk · no main-road crossings37 min there, 34 min home80 m uphill on the way there · 22% tree shade
- Park or playgroundGrahame Park · 0.3 km5 min each wayMostly flat · 0% tree shade
- Beach / lake accessLakeshore Beach · 3.4 km42 min there, 43 min home40 m uphill coming home · 13% tree shade
- DowntownDowntown Vernon · 4.5 km57 min there, 54 min home70 m uphill on the way there · 20% tree shade
- Rail trailOkanagan Rail Trail · 6.0 km1 hr 21 min there, 1 hr 18 min home195 m uphill on the way there · 5% tree shade
- HospitalVernon Jubilee Hospital · 3.7 km48 min there, 45 min home75 m uphill on the way there · 24% tree shade
- GolfVernon Golf Club · 5.2 km1 hr 7 min there, 1 hr 5 min home95 m uphill on the way there · 38% tree shade
- Grocery storeBuy Low Foods · 1.4 km8 min each way15 m uphill on the way there · 6% tree shade
- CoffeeTim Hortons · 1.5 km8 min there, 7 min home15 m uphill on the way there · 5% tree shade
- Elementary schoolOkanagan Landing Elementary School · 3.5 km16 min there, 15 min home35 m uphill on the way there · 7% tree shade
- Park or playgroundGrahame Park · 0.3 km4 min each wayMostly flat · 0% tree shade
- Beach / lake accessLakeshore Beach · 3.4 km15 min there, 16 min home35 m uphill coming home · 5% tree shade
- DowntownDowntown Vernon · 4.8 km23 min there, 19 min home55 m uphill on the way there · 6% tree shade
- Rail trailOkanagan Rail Trail · 7.7 km36 min there, 32 min home115 m uphill on the way there · 12% tree shade
- HospitalVernon Jubilee Hospital · 3.7 km21 min there, 15 min home75 m uphill on the way there · 26% tree shade
- GolfVernon Golf Club · 5.7 km27 min there, 23 min home75 m uphill on the way there · 6% tree shade
- Grocery storeBuy Low Foods · 1.4 km6 min each way15 m uphill on the way there · 6% tree shade
- CoffeeTim Hortons · 1.5 km6 min each way15 m uphill on the way there · 5% tree shade
- Elementary schoolMission Hill Elementary School · 3.0 km12 min there, 10 min home80 m uphill on the way there · 19% tree shade
- Park or playgroundGrahame Park · 0.3 km3 min each wayMostly flat · 0% tree shade
- Beach / lake accessLakeshore Beach · 3.4 km11 min each way35 m uphill coming home · 5% tree shade
- DowntownDowntown Vernon · 4.5 km15 min there, 14 min home75 m uphill on the way there · 20% tree shade
- Rail trailOkanagan Rail Trail · 7.5 km23 min there, 22 min home135 m uphill on the way there · 21% tree shade
- HospitalVernon Jubilee Hospital · 3.7 km13 min there, 12 min home75 m uphill on the way there · 24% tree shade
- GolfVernon Golf Club · 5.4 km17 min each way90 m uphill on the way there · 19% tree shade
Sean Phillips’s own estimate, not part of the MLS® listing. Real routes on public map paths and roads, with the hills counted both ways, to the quickest-to-reach place of each kind. Times are averages for a relaxed pace; please check anything that matters to you. Map data © OpenStreetMap contributors. How HillSmart ratings work →
- Price
- $1,533,000
- MLS® number
- 10403942
- Property type
- Lot / land
- Ownership
- Freehold
- Lot size
- 17.11 acres
- Annual taxes
- $8,600
- Community
- South Vernon, Vernon
- View
- Mountain view, Valley view, View (panoramic)
- Waterfront
- Waterfront on creek
- Lot features
- Level lot
- Water
- Municipal water
- Utilities
- Water, Sewer, Natural Gas, Electricity, Cable
- Fencing
- Not fenced
From the City of Vernon’s public maps, checked October 26, 2026. Not part of the MLS® listing. Please confirm anything important with the City.
A nearby fire hall matters for home insurance and emergencies; firefighters are often first on scene for medical calls too.
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Listing information is provided by Royal LePage Downtown Realty through the REALTOR.ca DDF®. It is deemed reliable but not guaranteed accurate and should be independently verified. Last updated 2026-10-20.