Written by Gurjit Ghai, REALTOR®
Rexara Realty Inc.·Published: October 4, 2026·Buying Farmland
An Okanagan orchard is a different purchase from a vineyard or a row-crop farm, and the value drivers are specific: the tree fruit variety and age, the water licence and allocation, the frost and growing-degree exposure, the soil, and the replant history. Orchard land in the Okanagan is some of BC's most productive and most expensive farmland, and the water that irrigates it is often the single most important asset.
An aging orchard with trees past their productive life can require a significant replant investment, and a replant plan — what varieties, on what rootstock, over what timeline — is a real cost a buyer needs to understand. The water licence's priority date and allocation volume directly affect what the orchard can produce in a dry year, and a parcel with senior water rights is worth more than one with a junior licence.
I help clients evaluate an orchard on the trees, the water, the replant needs, and the frost exposure, not just the price. Read our Buying a Farm and Water Rights guides for the framework, and treat the water licence and the tree condition as the two most important due-diligence items before you commit.
Important: This answer is general professional guidance for educational purposes and is not legal, tax, financial or regulatory advice. ALR rules, water licensing, zoning and farm-classification requirements can change and depend on your specific property. Always verify with the relevant BC authorities and qualified professionals before making decisions.
Gurjit Ghai, REALTOR®
Personal Real Estate Corporation
Brokerage: Rexara Realty Inc.
Gurjit Ghai is a BC real estate professional specializing in agricultural land, ALR properties, and farm operations across British Columbia. He helps buyers and sellers navigate water rights, soil capability, farm classification, and the unique due diligence that farmland transactions require.