realtor's description

Fraser River Ranch stands among British Columbia's premier commercial cattle operations, encompassing 7,963.70 plus/minus acres of highly productive hay land, meadows, pasture, and timberland northwest of Williams Lake. Purpose-built to sustain a 1,000-pair cow-calf enterprise, the ranch features 608 irrigated acres, an approximately 90,000-acre Crown grazing range authorized for 3,149 AUMs, 18 water licenses, and two Crown land leases. Extensive improvements, including multiple residences, a major calving barn, hay storage, shops, corrals, and livestock-handling facilities, provide the scale, efficiency, and functionality expected of a first-class ranching operation.

property details

type: Land, Agriculture
living area: 346,898,772 sq ft
lot: 7,964 sq ft
parking: 0
days on market: 88
MLS®: C8080812

the market here

listed now: 123 days; median for 32 homes for sale; this one 88 days

Homes in Williams Lake. Sale prices register 1 to 3 months after a sale closes.

property tax by year

year	assessed	est. tax
2026	$314,000	$2,944

Estimate: the BC Assessment value times Williams Lake's residential tax rate for that year (Province of BC, local government statistics). Leaves out the home owner grant, parcel taxes and utility charges; the city's tax notice is the real figure.

monthly cost

$99,991/mo

Mortgage $99,991

20% down at 4.34% fixed (Ratehub.ca), 25 years.

estimated payment

$99,991/ monthly

loan $18,360,000

25-year amortization

down payment20% · $4,590,00020%+ down: no mortgage insuranceinterest rate4.34%Rates from Ratehub.ca (best 5-year fixed and variable), checked Oct 26, 2026. Semi-annual compounding; your lender's rate may differ.amortizationpayment frequency

total interest: $11,637,285
property transfer tax: $1,065,500; BC general rate
cash to close: $5,655,500; down + PTT
total paid: $29,997,285

first-time buyernewly built

Estimates only. Rates change daily and lenders qualify at the stress-test rate. Talk to a mortgage broker before you offer. Transfer tax: 1% to $200k, 2% to $2M, 3% to $3M, 5% above. First-time buyers pay nothing on the first $500k for homes up to $835k (phasing out by $860k); newly built homes are exempt up to $1.1M (phasing out by $1.15M). Both need Canadian citizenship or permanent residence and other conditions; the 20% foreign buyer tax applies in Metro Vancouver, the Fraser Valley, the Capital Region, Central Okanagan and Nanaimo.

location

Williams LakeGoogle Maps ↗

location

Williams LakeGoogle Maps ↗

good to know

Agricultural Land Reserve
This address is inside the Agricultural Land Reserve. ALR land is set aside for farming; building, subdividing and non-farm uses follow Agricultural Land Commission rules.
Source: Agricultural Land Commission, ALR boundary
Wildfire
2 wildfires of 10 hectares or more burned within 5 km since 2006: 2017 (13.2k ha), 2017 (278 ha). Some insurers price for wildfire, and FireSmart BC has a free home assessment guide.
Source: BC Wildfire Service, WUI risk class and fire perimeters

From public government maps, matched to the listing's map pin. Maps can be out of date or miss a lot line; confirm with the municipality.

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335 Salmon Road