Mortgage Broker for Foothills County, Alberta — Acreages, Rural Properties & More
Shawn Selanders | RECA-Licensed Mortgage Broker | 25+ Years Experience | Based in Foothills County | Updated February 2026
I live in Foothills County. I've worked here for 25+ years. And I specialize in the types of properties that banks struggle with.
Acreages. Rural properties. Homes on well and septic. Agricultural land. Hobby farms. Estate lots. If you own property — or want to buy property — anywhere in Foothills County (formerly known as the MD of Foothills or Municipal District of Foothills No. 31), you need a broker who knows how rural financing actually works.
Banks have rigid rules about rural properties. Many won't lend on acreages over 10 acres, some won't touch well and septic, and appraisal requirements are completely different from town. I know which lenders say yes — and how to package your file so they do.
Your Local Foothills County Mortgage Broker
I've lived in Foothills County since 2004 — 21 years in Okotoks, now based in High River. I know De Winton from Heritage Pointe. I know Millarville from Priddis. I know Cayley from Blackie. And I know exactly which lenders finance each type of Foothills County property.
When you call me, you're talking to someone who drives these roads, knows these communities, and has done mortgages in every corner of this county for over two decades.
My service is free to you. I compare 40+ lenders. The lender pays my fee.
What's on This Page
1. About Foothills County
Foothills County (officially renamed from the Municipal District of Foothills No. 31 on January 1, 2019 — though many locals still call it the MD of Foothills) is a rural municipality covering approximately 3,600 square kilometres of southern Alberta, immediately south of Calgary.
It surrounds the towns of Okotoks, High River, and Diamond Valley (Black Diamond/Turner Valley), and includes the Village of Longview and the hamlets of De Winton, Heritage Pointe, Millarville, Priddis, Priddis Greens, Cayley, Blackie, Aldersyde, Hartell, and Naptha.
With a population of approximately 25,800 and growing, Foothills County offers rural living with easy access to Calgary — most areas are 15–45 minutes from the city. Highway 2 and Highway 22 (the Cowboy Trail) run north-south through the county.
Property Prices in Foothills County (February 2026 — Approximate):
- Hamlet homes (Cayley, Blackie, Aldersyde): $300,000–$500,000
- Country residential (2–10 acres): $600,000–$1,200,000
- Larger acreages (10–40 acres): $800,000–$2,000,000
- Premium/equestrian estates: $1,500,000–$5,000,000+
- De Winton/Heritage Pointe: $700,000–$2,500,000+ (closest to Calgary, high demand)
Prices vary widely based on location, acreage size, improvements, and proximity to Calgary. Contact me for current information.
2. The Rural Mortgage Challenge — Why Banks Say No
Getting a mortgage for a Foothills County property is not the same as buying a house in Calgary or Okotoks. Banks have rigid criteria for rural properties, and many buyers run into roadblocks they didn't expect.
Common Problems I Solve Every Week:
- Acreage size limits: Many A-lenders only value the first 10 acres plus the house and garage. I know which lenders value 40, 80, even 160 acres — so you don't need a massive extra down payment.
- Well and septic: Some lenders won't finance properties on well/septic at all. Others require a water potability test and septic inspection. I know exactly what each lender needs and which ones are flexible.
- Outbuildings: Barns, shops, riding arenas — most lenders exclude these from their valuation. I have lenders who include one outbuilding in the appraised value, which means a lower down payment for you.
- Agricultural zoning: If your property is zoned agricultural rather than country residential, many lenders won't touch it. Hobby farms blur the line. I know which lenders are comfortable with ag-zoned properties.
- Appraisal gaps: Rural appraisals often come in below the purchase price because comparable sales are scarce and spread out. I work with appraisers who know Foothills County and understand rural valuations.
- Higher down payment surprises: Buyers expecting 5% down are sometimes told they need 20%+ because the lender caps at 10 acres. I find options that reduce or eliminate this gap.
This is exactly why acreage buyers need a broker. Your bank offers one set of rules. I compare 40+ lenders — including those that specialize in rural properties. One credit check. Dozens of options. No cost to you.
3. Property Types I Finance in Foothills County
🏡 Country Residential Acreages
2–40 acre properties with a home. The most common type in Foothills County. Down payment as low as 5% on properties under $500K with the right lender.
🐴 Equestrian Properties
Arenas, barns, paddocks, fenced pasture. These need a lender who values the outbuildings and understands equestrian use vs. agricultural operation.
🌾 Hobby Farms & Agricultural
40–160+ acres. AG zoning can restrict lender options, but I have lenders who finance up to 160 acres with one outbuilding included in the value.
🏘️ Hamlet Homes
Homes in Cayley, Blackie, Aldersyde, and other hamlets. Often more affordable, but some lenders treat them as rural even though they're on municipal services.
🏔️ Estate & Luxury Properties
Heritage Pointe, Priddis Greens, and premium acreages. Properties over $1M require 20% minimum down payment. I find the best jumbo rates.
🔧 Properties on Well & Septic
Need a water potability test (within 60 days) and septic inspection. I'll tell you exactly what's needed before you make an offer so there are no surprises.
4. Communities I Serve in Foothills County
Foothills County is massive — 3,600 sq km. I've done mortgages in all of these communities:
Plus all rural areas between and around Okotoks, High River, Diamond Valley, and south toward Nanton. If it's in Foothills County, I can help.
5. Who I Help
Acreage buyers — first-time or experienced. I'll tell you what the lender needs before you write an offer: water test, septic report, survey, and exactly how much down payment based on your specific property. Get pre-approved →
Self-employed rural residents — ranchers, contractors, tradespeople, home-based business owners. Foothills County has a high proportion of self-employed residents. I specialize in stated income and BFS programs. Self-employed guide →
Renewal and refinance clients — if you already own an acreage in Foothills County, don't just sign your bank's renewal letter. I can shop your rate across 40+ lenders and potentially save you thousands. Renewal guide →
Debt consolidation — rural properties often have significant equity. If you're carrying high-interest consumer debt, using your acreage equity to consolidate can save hundreds per month. Debt consolidation guide →
Reverse mortgages (55+) — long-time acreage owners often have substantial equity built up over decades. Access it without selling or making monthly payments. Reverse mortgage guide →
6. How It Works
Step 1: Tell Me About the Property
Call or text. Tell me what you're looking at — acreage size, location, well/septic or municipal services, any outbuildings. I'll immediately know which lenders are an option and what down payment to expect.
Step 2: I Run Your File
Credit check, income verification, debt ratios. I match your financial profile to the right lender for the type of rural property you're buying. Not all lenders treat acreages the same — the right match matters.
Step 3: I Tell You Exactly What's Needed
Water potability test? Septic inspection? RPR? Survey? Appraisal requirements? I'll give you the complete checklist before you write your offer — so there are no surprises and no wasted money.
Step 4: I Handle Everything to Closing
Lender submissions, appraisal coordination (rural appraisals need a specialist), condition management, lawyer handoff. I manage the file from start to keys.
Cost to you: $0. The lender pays my fee. Every time.
7. Foothills County Mortgage FAQs
Q: How much down payment do I need for an acreage in Foothills County?
A: It depends on the property. Under 10 acres with a home on municipal or well/septic services: as low as 5% on the first $500K and 10% above that (with the right lender and CMHC insurance). Over 10 acres: some lenders require 20% because they only value 10 acres in their appraisal. Over $1M: minimum 20%. I'll calculate your exact requirement based on the specific property.
Q: Can I get a mortgage on a property with well and septic?
A: Yes — but not all lenders will do it. You'll need a water potability test (within 60 days of closing, confirming the water is safe to drink) and a septic inspection confirming the system is compliant. Some lenders accept title insurance in lieu of these reports. I'll tell you exactly what's needed for your specific property and lender.
Q: My property is over 40 acres. Can I still get a mortgage?
A: Yes. Most mainstream lenders cap at 10 acres for valuation, but I have access to lenders who finance up to 160 acres and include one outbuilding in the value. This significantly reduces the gap between the purchase price and the appraised lending value — meaning a smaller down payment for you.
Q: What's the difference between country residential and agricultural zoning for mortgage purposes?
A: Country residential (typically 2–40 acres, lifestyle-focused) is easier to finance — most lenders treat it similarly to urban residential. Agricultural zoning (40+ acres, farming-permitted) can restrict your lender options because banks don't want to foreclose on farmland. If the property has AG zoning but you're using it as a residence (hobby farm, horses, etc.), I can usually find a lender who's comfortable — but it takes a broker who knows the landscape.
Q: Do I need a rural property specialist appraiser?
A: It helps. Urban appraisers don't always know how to value acreages — comparable sales are spread out, outbuildings add complexity, and land value per acre drops after the first few acres. I work with appraisers who know Foothills County properties and can present the value properly.
Q: I'm self-employed on an acreage. Is it harder to qualify?
A: Self-employed + rural property = two things banks struggle with. But I deal with both every week. I have lenders who offer stated income programs for self-employed borrowers AND finance acreages. It's about matching the right file to the right lender. See the self-employed guide →
Q: What's the difference between the MD of Foothills and Foothills County?
A: Same place. The Municipal District of Foothills No. 31 officially changed its name to Foothills County on January 1, 2019. Many long-time residents still call it the MD of Foothills — either way, it's the same municipality, same council, same rules.
8. Talk to Shawn — Free, No Obligation
Before you write an offer on a Foothills County property, call me. 15 minutes is all it takes to know what you qualify for, how much down payment you'll need, and what the lender will require for your specific property type. Free. No obligation. No surprises.
Your Foothills County Mortgage Broker — Based Right Here
Rural property financing done right. I know the lenders, the properties, and the community.
Call/Text: 403-703-6847
Email: ShawnSelanders@gmail.com
Office: 614 High View Park NW, High River, AB T1V 1E5
Hours: Monday to Friday: 9:00 – 7:00 | Saturday & Sunday: 12:00 – 5:00
Also serving the towns within and around Foothills County:
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Shawn Selanders — RECA-licensed mortgage broker
Your Local Mortgage Professionals — Independent Mortgage Professional
Serving Foothills County (MD of Foothills), Okotoks, High River, Diamond Valley, Calgary, and all of Alberta since 1999
This page is for informational purposes only and does not constitute financial advice. Mortgage approval is subject to lender criteria and conditions. Rural property financing may require additional documentation including water potability tests and septic inspections. Market data is approximate and subject to change. O.A.C. E.&O.E.