Foothills County stretches across roughly 3,600 square kilometres of rural land just south of Calgary, taking in everything from the open ranchland around High River to the forested ridges near Millarville and Priddis. It’s one of the most sought-after acreage markets in southern Alberta — close enough to the city for an easy commute, but with the space, privacy, and mountain views that make rural living worth it.
I help buyers find the right fit across all of it: hobby farms, equestrian estates, family acreages, and everything in between.
— Cindy
The Hamlets and Communities of Foothills County
Foothills County isn’t one market — it’s several distinct pockets, each with its own character, price point, and commute time. Here’s a general lay of the land:
Okotoks-area acreages The most convenient option for buyers who want acreage living without giving up easy access to amenities and a quick commute. Properties here tend to carry a premium for that convenience.
Priddis & Millarville Located in the northern part of the county, closer to Calgary, with rolling terrain, mature treed lots, and some of the most dramatic mountain views in the region. This corridor has a strong equestrian culture and is well known for the Millarville Farmers’ Market and the Millarville Racetrack/Rodeo grounds. Properties here are often at the premium end of the market.
De Winton Sits along the eastern edge of the county, bordering Rocky View County. Generally flatter terrain with larger open parcels, and tends to be more affordable than the western areas while still offering a reasonable commute to Calgary.
Heritage Pointe An established country-residential community with executive and estate homes set among parkland, close to the Heritage Pointe Golf Club.
High River area Southern Alberta’s deep ranching heritage runs through this part of the county. Properties here often offer more land for the price compared to areas closer to Calgary, with a strong small-town and western community feel.
Turner Valley & Black Diamond Mountain access and proximity to Sheep River Provincial Park’s trail network make this corridor appealing for trail riders and outdoor enthusiasts. Mountain views and a strong sense of community character.
Longview & the western county For buyers prioritizing land size and scenery over proximity to Calgary, the western reaches of the county offer larger parcels, often at more moderate price points than the Priddis/Millarville corridor.
What “Acreage Living” Actually Costs in Foothills County
Pricing varies enormously by location, size, and what’s already built on the property. As a general, current-market guide (verify with me for an up-to-date read on a specific area or property type):
- Smaller acreages (2–5 acres) near Okotoks: roughly $700,000–$900,000+, depending on the home and finishing
- Mid-size acreages with a comfortable home and some outbuildings: commonly in the $700,000–$1.5 million range across most of the county
- Premium estates with extensive land, custom homes, and full equestrian facilities, particularly in Priddis, Millarville, and along the Highwood River corridor: often $1.5 million and up, with some properties exceeding $2 million
- Vacant land parcels: generally $300,000–$900,000+ depending on size, zoning, and proximity to services
Commute times from most of Foothills County to Calgary range from roughly 30 to 60 minutes, depending on exactly where the property sits. Areas near Okotoks and De Winton tend to offer the shortest commutes; western areas like Black Diamond, Turner Valley, and Longview add additional drive time but typically offer more land and scenery for the price.
Market conditions shift — these figures are a general guide as of this writing, not a valuation. I’m happy to run current comparables for any specific area or property type you’re considering.
Subdivision Types — Why This Matters Before You Buy
Foothills County’s Land Use Bylaw recognizes a few distinct types of rural residential subdivision, and understanding which type a property falls under tells you a lot about what to expect:
- Country Residential — the traditional acreage lot. These are typically created by removing an existing homestead from a larger farming operation, or by further subdividing existing Country Residential land. This is the most common category for the kind of acreage most buyers picture.
- Cluster Residential — lots designed to reduce overall development footprint by grouping homesites closer together, usually alongside a larger remnant parcel that can’t be further subdivided. You get acreage living with a slightly tighter footprint.
- Hamlet Residential — village-style development, more compact and community-oriented, found in the county’s designated hamlets.
- First Parcel Out — a specific subdivision type allowing a single lot (generally 2 to just under 21 acres) to be carved from a previously un-subdivided quarter section, designed around existing structures, wells, and septic fields already in place.
Why this matters as a buyer: the subdivision type can affect everything from your neighbours’ land use (are you next to an active farm operation?) to future development potential on your own parcel. Worth asking about directly when you’re evaluating a specific property.
Zoning Basics
Most acreages in Foothills County fall into one of two broad zoning categories:
- Country Residential (CR) — residential use with some agricultural allowances (like keeping a reasonable number of horses or other livestock), subject to lot size and animal unit limits.
- Agricultural District — larger parcels (generally minimum 8 hectares / ~20 acres) intended primarily for farming use. This zoning carries different financing implications — see our Acreage Buyer’s Guide for details on how lenders treat agricultural-zoned land.
A few general rules that apply across most residential and country residential zoning in the county:
- Maximum lot coverage is generally capped at 60% of the lot area for all buildings combined.
- Building height is generally limited to about 12 metres (39 ft) for principal buildings and 10.7 metres (35 ft) for accessory buildings.
- Setbacks vary depending on location — front yard setbacks alone can range from about 15 metres up to 70 metres depending on proximity to roads and highways.
- For parcels under 80 acres, typically one single-family dwelling plus one secondary suite or temporary dwelling is allowed; parcels 80 acres or larger may permit up to two dwellings.
These are general figures — exact requirements depend on the specific zoning district and location of a property. Always confirm directly with Foothills County before making assumptions about what’s permitted.
Lifestyle — What Living Here Is Actually Like
Beyond the zoning and the numbers, here’s what tends to draw people to Foothills County acreage living:
- Schools — the Foothills School Division operates a strong network of public schools throughout the region, and there are well-respected options like Strathcona-Tweedsmuir School (IB curriculum) and Edison Private School for families looking at alternatives.
- Community character — places like Millarville (known for its long-running farmers’ market and rodeo) and High River (deep ranching heritage and a walkable historic downtown) offer a genuine small-town feel that’s hard to find closer to Calgary.
- Recreation — Sheep River Provincial Park’s trail network, Kananaskis Country access, and several golf courses (including Heritage Pointe and Priddis Greens) are all within easy reach.
- Connectivity — Highway 2, Highway 2A, Deerfoot Trail, and Stoney Trail all provide direct routes into Calgary, which is part of why this area has stayed so popular with commuters who want rural space without sacrificing access to the city.
Common Questions
Is Foothills County the same as the Town of Okotoks or High River? No — Foothills County is the surrounding rural municipality. Okotoks and High River are towns located within (or adjacent to) the county, each with their own municipal governance, while the unincorporated rural areas, hamlets (like Priddis, Millarville, and De Winton), and acreages fall under Foothills County’s jurisdiction and bylaws.
Can I subdivide a larger property I’m considering? Possibly, but it depends heavily on the existing zoning, parcel size, and the county’s subdivision policies. This is a conversation to have with the county’s planning department and your realtor before assuming it’s an option.
Are all Foothills County acreages on well water and septic? The large majority are, since most rural areas aren’t connected to municipal services. Some newer developments may have alternative servicing arrangements — always confirm for a specific property.
Which area has the best value? It depends what you’re optimizing for. De Winton tends to offer strong value with a shorter Calgary commute; areas near Nanton, Stavely, or the western county often offer more land for the price than the Okotoks/Priddis corridor, with a longer drive into the city.
Looking for the Right Acreage in Foothills County?
Whether you’re drawn to the mountain views near Priddis, the ranching heritage around High River, or the value and commute balance of De Winton, I can help you find — and properly evaluate — the right property for your goals.
Disclaimer
Pricing, market conditions, and zoning details are provided for general informational purposes and can change. Always verify current zoning, subdivision potential, and market value directly with Foothills County and a qualified professional before making property decisions.
