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Fort McMurray · Vacant Land · under $175,000. Alerts only send when there are new or meaningfully updated matching homes.
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COMMERCIAL DEVELOPMENT OPPORTUNITY | BUILD-TO-SUIT AVAILABLE! Welcome to 7310 Bulyea Avenue, a 5,625 sq. ft. C1-zoned commercial lot ideally located in the growing community of Waterways. Whether you're an entrepreneur, investor, or business owner looking to establish a presence in Fort McMurray, this affordable commercial parcel offers exceptional potential with a variety of permitted and discretionary uses under its current zoning. Situated just steps from the Clearwater River and surrounded by a mix of residential and commercial development, this property provides excellent visibility, accessibility, and future growth potential. The seller is willing to consider build-to-suit opportunities, allowing purchasers to customize a building and site layout tailored to their business needs. Whether you're envisioning office space, retail, professional services, personal services, or another commercial venture, this property offers the flexibility to bring your vision to life without the challenges of finding an existing building that fits your requirements. Waterways continues to evolve as one of Fort McMurray's most unique communities, benefiting from ongoing redevelopment, proximity to downtown, and easy access to Highway 63. Commercial land opportunities at this price point are becoming increasingly difficult to find, making this an attractive option for businesses seeking ownership rather than leasing, as well as investors looking to secure land in a developing area with long-term upside. Take advantage of this rare opportunity to own affordable commercial land and position your business for future success in Fort McMurray. (id:65958)
10-item due-diligence checklist. We can pre-flight most of these for you on a CMA call.
Comparable sales
Ask for 3–5 recent solds within ~1 km and the same beds/baths so the list price has context.
Property condition
Roof age, furnace age, hot-water tank age, electrical panel size, windows. Cosmetic vs structural.
Zoning
Confirm zoning matches your intent (single-family vs duplex vs secondary suite vs commercial).
Suite legality / potential
If suited or being marketed as suited: confirm permits, separate entrance, ceiling height, egress windows.
Monthly carrying cost
Mortgage + property tax + insurance + condo fee (if any) + utilities. Compare to your max budget.
Property taxes
Confirm the annual tax amount on the current assessment — and whether a reassessment is pending.
Insurance estimate
Get a same-day quote. Older homes, knob-and-tube wiring, polybutylene plumbing, flood plains all change the number.
Commute
Drive it (or transit it) at the actual time of day you'd commute. Map ETA lies during peak hours.
Deposit and financing conditions
Deposit size, financing condition window, condition removal date, possession date — all negotiable.
Inspection considerations
Budget for a home inspector ($500–700) and any specialty inspections (sewer scope, mould, asbestos for pre-1990 builds).
Pick a down payment and tap any underlined number to edit. Total updates live. Confirm with a mortgage broker before writing an offer.
Monthly carrying costs (shared)
Approximation only. CMHC default insurance is included when down payment is under 20%. Property tax and condo fees come from MLS when listed and may not reflect the current billing year. Accelerated bi-weekly frequency reduces total interest paid vs. monthly — confirm with a broker. Suite rental income depends on permits, market rent, and vacancy. Always validate with a mortgage broker before writing an offer.
We'll reply by text within a few hours. Comparable sales, condition flags, things worth checking — sent before you book a showing.
Listing brokerage
Listing brokerage on file
Listing data via CREA DDF®. Information is deemed reliable but not guaranteed accurate by CREA. Last updated Jun 23, 2026.
Location of this listing. Distances are straight-line.
Full neighbourhood intelligence (schools, halal, mosques, transit) is still building for this address.