Buying and selling development, commercial, industrial and rural land across Ottawa and Eastern Ontario.
Land Real Estate in Ottawa
Ottawa land and development broker
Development land for sale in Ottawa and Eastern Ontario
Land is valued on what can be built on it. My Ottawa Agent helps landowners, farmers, estates and developers sell and buy development land, commercial and industrial lots, residential subdivision sites and rural acreage across Ottawa and Eastern Ontario.
We start with the fundamentals buyers will underwrite: zoning and Official Plan designation, servicing, access, floodplain and conservation constraints, site size and shape, and the realistic development yield. Then we match it with the builders, developers and end users who can make the most of it, with marketing that goes well beyond the MLS.
Local to your community. Beyond the city, we work with clients in Arnprior, Carleton Place, Perth, Smiths Falls, Kemptville, Rockland, Embrun, Hawkesbury, Brockville and the towns in between, with the same marketing reach and experience.
From infill and intensification sites inside the city to industrial lots in Carp, subdivision land in the east and large rural parcels in the Ottawa Valley, we know the buyers and the market.
21 years
dedicated commercial real estate experience
Builders + developers
matched with the right land and sites
Zoning first
site analysis before pricing and marketing
Ottawa + 19 towns
serving communities across Eastern Ontario and the Ottawa Valley
Explore land real estate
Ottawa land by type
Building, investing or selling: start with the guide that fits.
Development land
Residential, mixed-use and commercial development sites.
Industrial land
Serviced and rural industrial land.
Rural and acreage land
Rural, agricultural and acreage properties around Ottawa.
Selling development land
How we help landowners prepare, evaluate and sell.
Development Tracker
New projects and approvals across Ottawa.
Live MLS® listings
Land listings in Ottawa
Updated automatically from MLS®. Many of the best opportunities trade in the pre-market, so tell us what you need.
How we market your property
How we market land for sale
Land buyers are a specialized group. We reach them directly instead of waiting for them to find a sign on the property. We help you prepare a clear development analysis of the site, so prospective buyers can see the opportunity analytically: zoning, servicing, potential yield and comparable land values.
Conventional inbound advertising
The essentials every listing should have, done properly: professional visuals, a detailed feature sheet and broad online exposure.
- A site and development analysis prepared with you
- Professional photography and drone aerial photography
- Aerial site overlays showing boundaries and surroundings
- MLS® and REALTOR.ca
- LoopNet and Spacelist commercial platforms
- Royal LePage Commercial network
- Featured on myottawaagent.com
- Our 6,000+ subscriber newsletter
Proactive marketing beyond the listing
A listing on its own waits for buyers to find it. We go further to put your property in front of the people most likely to act.
- Pre-market positioning, so serious buyers can act before the property goes public
- Matching your property with the buyers, tenants and investors we are working with
- Promotion to our 6,000+ subscriber commercial real estate newsletter
- Promotion in business and investor networks and social media groups
- Custom marketing campaigns, available when a property calls for them
Independent appraisals
When expectations differ, an independent appraisal helps
Our site analysis shows land the way buyers and lenders will look at it. Sometimes a landowner's expectations are different, and that's understandable. Our goal is to help you, not to argue about value.
When expectations and our analysis don't line up, we recommend an independent appraisal by an accredited appraiser. An appraisal gives you an unbiased, third-party opinion of value, and it gives everyone involved the same set of facts to work from before the property goes to market.
It is especially valuable when more than one person makes the decision. For companies, non-profits and organizations with an executive team and a board of directors, we highly recommend it as the best way to build consensus among the decision makers.
When we recommend an appraisal
- Your price expectations differ from our analysis
- There is more than one owner, partner or family member involved
- A board, executive team or committee must approve the sale
- Non-profits, charities and organizations that need an independent valuation on record
- Estates and any situation where an unbiased, defensible value protects everyone
FIND BUYERS FOR YOUR PROPERTY
Selling Land
in Ottawa
Selling land well takes a sound strategy. We determine the highest and best use, prepare a clear package covering zoning, servicing, surveys and concept options where useful, and market your land to builders, developers and investors through MLS, our newsletter and targeted outreach to the most likely buyers.
UNDERSTANDING THE STEPS FOR SELLING VACANT LAND
A Focused Strategy
Tailored to Your Goals
We know the factors that drive land value in Ottawa and the surrounding region, from zoning and density to servicing and market demand. Every land listing gets a focused strategy tailored to the site and to the buyers most likely to pay the most for it.
FIND THE RIGHT PARCEL OF LAND
Buying Land
in Ottawa
Selecting the right land takes careful due diligence: zoning and official plan designation, servicing, access, environmental and floodplain constraints, and what can realistically be built. We help builders, developers, investors and owner-occupiers find land that fits their plans and avoid costly surprises.
OPPORTUNITIES WITH LAND REAL ESTATE
Benefits of Investing
in Vacant Land
When done right, buying land can create significant value. Land in the path of growth tends to appreciate, and sites with the right zoning already in place can move quickly to development. We help you identify opportunities, understand the approvals path and estimate the value of what can be built.
Forecasting for buyers
Forecast the potential before you buy land
For land buyers, we model what a site could become and what it will take to get there, so you can compare sites and forecast the return on your development more accurately.
Upside analysis
What could it become?
- Development yield under current zoning
- Potential from rezoning or severance
- Phasing and absorption of lots or units
- End values for the finished product
Improvement and capital costs
What will it take?
- Servicing, access and site works
- Planning approvals, studies and timelines
- Development charges and fees
- Carrying costs while approvals proceed
Side-by-side comparisons
We model each option on the same basis so you can compare them fairly and choose the one that best fits your goals.
- Residual land value
- Return on cost and profit margin
- Timeline and risk by option
DEVELOPMENT LAND AND BUILDING SITES
Development Land for Sale in Ottawa and Eastern Ontario
We sell development land, commercial land, industrial land and rural acreage across Ottawa, the Ottawa Valley and Eastern Ontario, including sites in Carp, Kemptville, Calabogie and Carleton Place. Contact us to see current land listings or to talk about selling your property.
Why work with Mitch Gauzas
Why landowners and developers work with My Ottawa Agent
Land sales take patience, research and the right buyer list. We bring all three.
21 years in commercial real estate
Mitch brings 21 years of dedicated commercial real estate experience. That experience helps sellers prepare their properties, price them appropriately and structure deals that close.
Negotiating deals that close
Land deals often need creative structure: conditional periods for planning, staged closings, vendor take-back financing and clear terms on deposits. We negotiate terms that protect sellers and work for buyers.
Royal LePage Commercial
Mitch is a Commercial Sales Representative with Royal LePage Integrity Realty and a member of the Royal LePage Commercial division, giving your property national brand reach to find buyers in other markets.
How we help clients succeed
Our land sales and acquisition process
Analyze the site
Zoning, Official Plan, servicing, access, floodplain and other constraints.
Position and price
Pricing based on development potential, comparable land sales and buyer demand.
Target the buyers
MLS, LoopNet and Spacelist, our 6,000+ subscriber newsletter, and matching with the builders and developers we work with.
Negotiate and structure
Conditions, deposits, closing dates and vendor financing structured to get the deal done.
Close with confidence
We manage due diligence and conditions through to closing.
Areas we serve
Land for sale across Ottawa and Eastern Ontario
You don't have to be in Ottawa to work with us. We serve owners, tenants and investors in communities across Eastern Ontario and the Ottawa Valley, and know the local markets for development land, industrial lots and rural acreage in each one.
Ottawa neighbourhoods
Infill, development and industrial land in Kanata, Orléans, Barrhaven, Nepean and Stittsville and the rural edge of the city.
Ottawa Valley and Lanark County
Development sites, serviced lots and acreage in Arnprior, Carleton Place, Almonte, Perth, Smiths Falls, Renfrew, Pembroke and Calabogie, marketed directly to builders and developers.
Prescott-Russell and Glengarry
Development sites, serviced lots and acreage in Rockland, Embrun, Russell, Casselman, Hawkesbury and Alexandria, marketed directly to builders and developers.
Rideau and St. Lawrence
Development sites, serviced lots and acreage in Kemptville, Merrickville, Brockville, Prescott and Cardinal, marketed directly to builders and developers.
Land Real Estate in Ottawa FAQs
What is the difference between zoning and an official plan designation?
The official plan sets the long-term vision for how land can be used. The zoning by-law sets the specific permitted uses, density and building rules today. Both matter when buying land.
How is development land priced?
Development land is usually valued by what can be built on it, often per buildable unit or per acre, adjusted for zoning status, servicing, approvals and recent comparable land sales.
Should I get approvals before selling my land?
Approvals can increase value, but they take time and money. We help you weigh selling now against investing in zoning or site plan approval first.
Do you provide land services outside Ottawa?
Yes. Along with the city of Ottawa, we serve Arnprior, Carleton Place, Almonte, Perth, Smiths Falls, Renfrew, Pembroke, Kemptville, Merrickville, Brockville, Prescott, Rockland, Embrun, Russell, Casselman, Hawkesbury and Alexandria and other communities in Eastern Ontario and the Ottawa Valley. Every property gets the same inbound and outbound marketing, including our 6,000+ subscriber newsletter. Custom campaigns can be added when a property calls for them.
Should I get an appraisal before selling my land?
We recommend an independent appraisal when your expectations don’t line up with our site analysis, and whenever more than one person makes the decision. For companies, non-profits and organizations with an executive team and board of directors, an appraisal provides an unbiased, third-party value that helps build consensus among the decision makers. Our goal is to help, not to argue about value.
Can you help me compare development sites?
Yes. We model each site’s development potential against servicing, approval and carrying costs, then compare residual land value, return on cost and timeline, so you can choose the best opportunity and forecast performance more accurately.
Do you sell rural and agricultural land?
Yes. We sell rural, agricultural and recreational land across Ottawa, the Ottawa Valley and Eastern Ontario, as well as development, commercial and industrial land.
Can you help me find land to build on?
Yes. We help builders, developers and businesses find serviced lots, development sites and industrial land, from active listings and new opportunities, plus direct outreach to owners when needed.
Mitch Gauzas, REALTOR®
