The land
Approximately 158.2 workable acres measured field by field, with 154 acres mapped as systematically tiled.
Farm property specialists
The Clayton
Road Farm
5523 Clayton Road, Ottawa
Two hundred and twenty acres. One family’s stewardship. Offered once.
220Total acres
158.2Measured workable acres
1875Original farmhouse
AG + RUDual zoning
I
The property
A farm worth a name.
Great properties are not simply listed. They are introduced.
For decades, one family stewarded these 220 contiguous acres. A farmhouse has stood on Clayton Road since 1875. Barns worked every season. Approximately 158.2 measured workable acres still carry a crop today, with 154 acres shown as systematically tiled on the current provincial mapping. Holdings like this reach the market once in a generation, and every buyer should understand that from the first impression.
The legacy
An 1875 farmstead offered by the family that kept it working for a century and a half.
The opportunity
Dual AG and RU zoning, a complete farmstead with barns, silos and a dedicated machine shop, and scale no active listing credibly matches.
A letter to the estate
Selling a farm is different.
Thank you for the opportunity to present our plan for the sale of 5523 Clayton Road. We reviewed the full appraisal prepared for the estate by GH Valorem Group, and this presentation is built directly on its findings: the land, improvements, zoning and value conclusions.
A 220 acre farm is not sold like a suburban home. The buyer pool is smaller, more sophisticated and motivated by different fundamentals: workable acreage, tile drainage, soil utility, zoning flexibility and the contributory value of the farmstead. Pricing, marketing and negotiation must speak that language.
Our team brings two working lenses and two established networks. Bruce McTavish spent more than thirty years in agriculture, crops 100 acres of his own today and is connected throughout Eastern Ontario’s farming community. Charles leads the group with a construction engineering foundation, a commercial practice in land, development and investments, and relationships with contractors, developers, planners, engineers and other land professionals. We serve clients in English and French, and treat an estate sale with the care, discretion and documentation it requires.
With respect and appreciation,
Charles Khouri
REALTOR®, The Khouri Group
At a glance
One contiguous 220 acre holding.
- Total site area
- 220 acres, one parcel
- Legal description
- CON 3 W PT LOT 23
- Roll number
- 061450010122600
- Zoning
- AG Agricultural, 126 ac + RU Rural, 94 ac
- MPAC code
- 211, farm with residence and farm outbuildings
- Systematic tile drainage
- 154 ac measured on current agMAPS mapping
- Additional tile evidence
- 2022 installation invoice covering approx. 35 to 40 ac
- Non cultivated land
- Approx. 62 ac, including bush, farmstead and margins
- Residence
- Approx. 2,800 sq. ft., 3 bedrooms, 3 full bathrooms
- Services
- Year round road, hydro, private well and septic
- Appraised value
- $3,450,000 as of Dec. 23, 2025
- Khouri Group opinion
- $3,569,000, range $3,430,000 to $3,650,000
The MPAC assessment of $740,000 reflects a January 1, 2016 valuation base and materially understates the current market.
The farmstead
The residence and farm buildings.
The farm can operate on day one. The land carries the value, while the complete farmstead widens the buyer pool.
The farmhouse
A 2,800 square foot single family farmhouse with kitchen, living room, dining area, family room, laundry and a full bathroom on the main level. The second floor holds three bedrooms and two full bathrooms. A 1,400 square foot unfinished basement provides mechanical and storage space.
- Structure
- Wood frame on stone and poured concrete foundation
- Exterior and roof
- Fibre cement siding and metal roof
- Heating
- Forced air furnace, wood stove and baseboards
- Built and renovated
- 1875, moderately renovated in 1991
The outbuildings
- Primary barn
- Approx. 5,400 sq. ft., uninsulated, built 1980
- Second barn
- Approx. 1,357 sq. ft., uninsulated, built 1960
- Silos
- Two open top silos
- Miscellaneous shed
- Approx. 232 sq. ft.
- Machine shop
- Dedicated equipment repair and maintenance building near the dwelling
The improvements are functional and well laid out, with sensible separation between the residence, barn cluster and open land. The home is habitable and functional but dated, allowing a purchaser to occupy it while modernizing over time.
Measured, not assumed
We traced every cultivated field.
The file held two acreage stories. Rather than choose one, we measured each block against current satellite imagery and reconciled the result to the estate’s direct knowledge.
Main east block91.7 ac
North west block40.7 ac
South field blocks25.8 ac
Total cultivated158.2 ac
The field tracing establishes approximately 158.2 cultivated acres. Separately, the current provincial agMAPS layer measures 153.99 acres of systematic tile, carried as 154. A 2022 tile installation invoice covering approximately 35 to 40 acres indicates broader coverage. Buyers verify tile through their own due diligence.
II
The evidence
One opinion, built three ways.
Thirty six transactions. Every number traceable. One defended conclusion.
Verifies the opinion
$3,516,000154 mapped tiled acres, 4 additional workable acres and 62 acres of bush, farmstead and margins, plus the depreciated contributory value of the improvements.
Reproduced, but excluded
$3,401,000The appraisal’s seven adjusted MLS farm sales average roughly 30 kilometres away and do not meet our comparability standard for a 220 acre Cumberland holding.
Adopted approach
$3,569,000The midpoint of the ward’s two true whole farm comparables: Saumure at $15,601 per acre and Rockdale at $16,844 per acre.
11
Farm sales
8
Land market sales
17
Additional registry transfers
36
Total transactions reviewed
Scope and basis
What this analysis is, and is not.
Purpose
A current, evidence based opinion of market value for the Estate of George Dudas Sr., prepared to guide the September 2026 listing and negotiation strategy.
What it is
A comparative market analysis by a licensed real estate registrant, built from the estate appraisal, MLS records, Ontario land registry transfers, current satellite tracing and the provincial agricultural tile drainage layer.
What it is not
It is not a CUSPAP appraisal and is not intended for financing, litigation, expropriation or tax filings. It sits beside the estate’s professional AACI appraisal, not in place of it.
Primary sources include GH Valorem Group Ref. 2026-VOC-103, PropTx MLS records, Teranet GeoWarehouse, FCC, City of Ottawa zoning, MPAC, Google Earth Pro October 2025 imagery, OMAFRA agMAPS measured September 17, 2026, and the estate’s 2022 tile invoice.
+9.3%Canadian farmland growth in 2025
+3.9%Eastern Ontario growth in 2025
$13,500FCC reference per cultivated acre
Farmland extended a three decade upward trend nationally in 2025. Ontario’s market shifted from broad price surges toward selective competition for quality. That favours this property: systematic drainage, contiguous workable acreage, year round access and a complete farmstead. Contiguous 200 plus acre cash crop holdings with a majority of tiled land rarely reach the market.
Source: FCC 2025 Farmland Values Report and 2026 commentary.
Comparable evidence I
Eleven farm sales, read together
The subject’s own east rural corridor, MLS and registry, through September 2026.
| Address / area | Sold | Acres | Sold price | Per acre | List price | S:L | DOM | Source |
|---|---|---|---|---|---|---|---|---|
| 321 Stanley Cres, Russell | Sep 2026 | 26.0 | $1,400,000 | $53,867 | $1,475,000 | 94.9% | 74 | MLS |
| 4532 Rockdale Rd, Navan | Jun 2026 | 228.6 | $3,850,000 | $16,844 | — | — | — | Registry, RP |
| 4431–4439 Frank Kenny Rd | Jun 2026 | 72.9 | $1,550,000 | $21,258 | — | — | — | Registry, RP |
| 3304 Wilhaven Dr, Cumberland | Apr 2026 | 72.6 | $1,800,000 | $24,810 | $2,195,000 | 82.0% | 31 | MLS |
| Huisman Rd / Rockdale Rd | Apr 2026 | 94.5 | $2,601,000 | $27,524 | — | — | — | Registry, AL |
| 335 Hamilton Rd, Russell | Nov 2025 | 99.8 | $4,475,000 | $44,835 | $4,490,000 | 99.7% | 21 | MLS |
| 1622 Becketts Creek Rd | Oct 2025 | 97.2 | $1,500,000 | $15,431 | — | — | — | Registry, AL |
| 1292 St Albert Rd W, Russell | Jul 2025 | 24.6 | $620,000 | $25,234 | $659,000 | 94.1% | 34 | MLS |
| 3948 Drouin Rd, Clarence-Rockland | Jul 2025 | 84.3 | $850,000 | $10,088 | $899,000 | 94.5% | 6 | MLS |
| 531 Route 400, Russell | Jun 2025 | 61.9 | $1,770,000 | $28,576 | $1,885,000 | 93.9% | 35 | MLS |
| 4089 Sarsfield Rd, Cumberland | May 2025 | 35.0 | $850,000 | $24,272 | — | — | — | Registry, AL |
The headline comparable exists. Rockdale is 228.6 acres of farmland alone and the closest scale match, trading at $16,844 per acre.
Pricing discipline is decisive. Accurately priced farms cleared 94% to 100% of list. Wilhaven, priced above the market’s answer, closed at 82%.
Buildings carry real money, and acres dilute it. Four registry sales with buildings averaged $22,121 per acre on 35 to 97 acre parcels.
Our team keeps setting the pace. Hamilton Road closed at 99.7% of list in 21 days through Royal LePage Team Realty.
Comparable evidence II
The land market: eight sales
Bare and land dominant parcels, MLS and registry together.
| Property / area | Closed | Price | Acres | Per acre | Basis |
|---|---|---|---|---|---|
| 4130 Frank Kenny Rd, Navan | Jun 2026 | $1,800,000 | 73.5 | $24,475 | Registry, related |
| 5449 Saumure Rd, Cumberland | May 2026 | $2,900,000 | 185.9 | $15,601 | Registry, related |
| 5245 Dunning Rd, Navan | May 2026 | $1,700,000 | 139.9 | $12,152 | Registry, arm’s length |
| Milton Rd area, Vars | Oct 2025 | $1,520,000 | 146.4 | $10,381 | Registry, arm’s length |
| 0 Devine Rd, Vars | Jul 2025 | $600,000 | 56.9 | $10,545 | MLS, 86%, 235 DOM |
| 0 Old Montreal Rd, Cumberland | Jun 2025 | $1,500,000 | 54.9 | $27,322 | MLS, 88%, 100 DOM |
| Giroux Rd Conc 7, Cumberland | Jun 2025 | $1,764,000 | 100.3 | $17,594 | Registry, arm’s length |
| 0 St Guillaume Rd, Russell | Jan 2025 | $425,000 | 23.7 | $17,970 | MLS, 100%, 2 DOM |
Workable, systematically tiled$15,495 / ac
Workable, tile not documented$10,240 / ac
Bush, farmstead and margins$8,450 / ac
The adopted rates are the appraisal’s adjusted conclusions and are corroborated by the ward’s arm’s length land transfers from $10,381 to $17,594 per acre.
Comparable evidence III
Seventeen more registry transfers
Every farm scale transfer within approximately ten kilometres, tiered by what it is.
| Property / area | Closed | Price | Acres | Per acre | Reading |
|---|---|---|---|---|---|
| 5620 Rockdale & Frank Kenny, Vars | Aug 2026 | $4,290,789 | 94.9 | $45,214 | Village edge development land |
| 6222 Dunning Rd, Navan | Apr 2026 | $1,585,000 | 27.1 | $58,414 | Equestrian track and stables |
| 9859 Russell Rd, Navan | Jun 2026 | $1,350,000 | 32.7 | $41,304 | Improved small holding |
| 2026 Rue des Pins, Limoges | Jul 2026 | $1,900,000 | 54.8 | $34,650 | Improved small holding |
| 3875 Indian Creek Rd, Hammond | Dec 2025 | $820,000 | 26.7 | $30,704 | Improved small holding |
| 8125 Russell Rd, Navan | Dec 2025 | $807,500 | 38.6 | $20,933 | Improved small holding |
| 3560 Drouin Rd, Clarence-Rockland | Nov 2025 | $560,000 | 27.5 | $20,402 | Improved small holding |
| Clayton Rd corridor parcel | Sep 2025 | $600,000 | 55.4 | $10,832 | Land, 1.5 km from subject |
| 1294 Russell Rd, Russell Twp | Mar 2026 | $510,000 | 55.2 | $9,233 | Bush / recreational |
| Hammond parcel | Nov 2025 | $332,000 | 38.0 | $8,744 | Bush / recreational |
| Hammond parcel | Nov 2025 | $588,840 | 76.6 | $7,686 | Bush / recreational |
| 3466 Gendron Rd, Hammond | Dec 2025 | $395,000 | 59.2 | $6,678 | Bush / recreational |
| 3408 Russland Rd, Limoges | Dec 2025 | $350,000 | 54.5 | $6,428 | Bush / recreational |
| Embrun parcel | Apr 2026 | $1,500,000 | 263.5 | $5,692 | Bush / recreational |
| 1878 Calypso Rd, Limoges | Oct 2025 | $153,000 | 32.1 | $4,771 | Bush / recreational |
| 790 Route 200, Russell | Oct 2025 | $235,000 | 58.6 | $4,011 | Bush / recreational |
| 6015 Frank Kenny Rd, Ottawa | Apr 2026 | $725,000 | 207.2 | $3,499 | Bush / recreational |
The sweep shows distinct market tiers. Improved small holdings and site value trade from $20,000 to $58,000 per acre, productive farms from roughly $10,000 to $28,000, and bush or recreational land from $3,500 to $9,200. At $3,569,000 the subject blends to $16,223 per acre, where a 72% workable farm with a complete farmstead belongs.
Teranet GeoWarehouse report generated September 11, 2026. Nominal transfers excluded. Classification reflects price class and aerial review.
Adjustment analysis
How the subject compares, factor by factor
The appraiser’s seven adjusted sales reconcile to a Direct Comparison indication of $3,401,000.
| Factor | Tannery | St Albert | Amell | Drouin | Kenyon | Bank St | Route 400 |
|---|---|---|---|---|---|---|---|
| Location | Similar | Similar | Subject + | Similar | Subject + | Similar | Similar |
| Land size | Subject + | Subject + | Subject + | Subject + | Subject + | Subject + | Subject + |
| Tile drainage | Subject + | Subject + | Subject + | Subject + | Subject + | Comp + | Similar |
| Residence condition | Comp + | Comp + | Similar | Comp + | Similar | Comp + | Comp + |
| Outbuilding condition | Subject + | Subject + | Subject + | Similar | Subject + | Similar | Subject + |
| Outbuilding size | Subject + | Subject + | Subject + | Subject + | Subject + | Subject + | Subject + |
| Zoning | Similar | Similar | Similar | Similar | Similar | Similar | Similar |
The subject’s larger building set and stronger drainage profile are consistent advantages. Several comparables offered better finished residence condition, and that weakness is reflected openly in the concluded value rather than hidden from it.
Land intelligence
The evidence, mapped and measured
Three key exhibits from the complete presentation. Open any image for the full resolution record.
The outcome range
Where competition can take it.
$3.569 million is the defended analytical anchor. The offer date is how we discover the upside.
Each rung is rooted in documented per acre evidence. The estate risks nothing by exposing the property fully. If the market does not reach the anchor, the estate simply declines.
Saumure rate$3.43M
Defended opinion$3.569M
Rockdale rate$3.71M
Competition scenario$4.00M
Tillable build$4.249M
Ward-average arithmetic on 220 acres independently supports $4.21M.
The component build up
Land plus improvements, rebuilt line by line.
| Land component | Acres | Rate | Value |
|---|---|---|---|
| Workable, systematically tile drained | 154 | $15,495 | $2,386,230 |
| Workable beyond the mapping | 4 | $10,240 | $40,960 |
| Bush, farmstead and margins | 62 | $8,450 | $523,900 |
| Total land value | 220 | — | $2,951,090 |
Land
$2,951,090+Improvements
$565,000=Component indication
$3,516,090
$2,951,090+Improvements
$565,000=Component indication
$3,516,090
Replacement cost new for the farmhouse, primary barn, silos and machine shop is approximately $968,000. After $403,000 of accrued depreciation, the improvements contribute $565,000. If all 158 measured workable acres prove tiled, the same build rises to $3,537,110. Either reading remains inside the supported range.
What the ward data reveals
01
The market punishes overpricing. Land listings that chased the market sat 100 and 235 days before closing at 88% and 86% of list. St Guillaume sold at full price in two days.
02
The ward prices above the region. Eleven Cumberland transfers with stated acreage averaged $19,122 per acre. Four transfers with buildings averaged $22,121.
03
The size twins bracket the subject. Rockdale, 228.6 acres of farmland alone, traded at $16,844 per acre. Saumure, 185.9 land dominant acres, traded at $15,601.
04
Demand is current and diverse. Local operators, out of region buyers, institutions and development interests are all active in the ward.
Outcome ladder
| Rate per acre | 220 acre result | Evidence |
|---|---|---|
| $15,601 | $3,432,220 | Saumure Road rate, the land-supported floor |
| $16,223 | $3,569,000 | Khouri Group opinion, the midpoint of the two true comparables |
| $16,844 | $3,705,680 | Rockdale Road rate, the closest size match |
| $18,182 | $4,000,000 | Below the ward transfer average of $19,122 per acre |
| $19,313 | $4,248,900 | Tillable build at $20,000 per workable acre plus improvements |
Rungs above $3,569,000 are market outcome scenarios under competition, not appraised values. The Market Value Analysis remains the analytical basis of record.
III
The strategy
Let the market prove the price.
Recommended launch
Unpriced
Offers on one set date
A fixed asking price either donates upside or creates the risk of a stale listing. For a scarce 220 acre holding, price discovery is stronger than price setting. We fully expose the property for 30 to 45 days, accept no pre emptive offers, then compare every written offer together.
The active competition
What buyers can purchase today.
| Property | Acres | Asking price | Ask per acre | Status |
|---|---|---|---|---|
| 1458 Wall Rd, Navan | 150.0 | $5,000,000 | $33,333 | Tiled, active since Mar. 2026 |
| 2691 Canaan Rd, Clarence-Rockland | 96.2 | $3,960,000 | $41,173 | 1875 farmhouse, offered since Aug. 2024 |
| 1730 Wilhaven Dr, Cumberland | 56.0 | $4,999,900 | $89,347 | Farmed fields, development scale ask |
The active market asks what buyers have refused to pay. The three large active parcels ask $33,333 to $89,347 per acre and none has sold. A measured, documented 220 acre farm supported by thirty six transactions and offered on a single date will be the only credibly positioned large offering in the Eastern Ontario buyer pool.
Active listing data compiled September 15, 2026 and subject to change. Asking prices are asks, not values.
How the offer date works
Full exposure. One deadline. Every offer on one table.
Why no asking price
A low price donates upside. A high price risks staleness. For a scarce asset with no competing 200 plus acre supply in the ward, price discovery beats price setting.
The mechanics
The campaign launches without an asking price and names one offer date 30 to 45 days later. No pre emptive offers. The estate may accept, counter or decline any and all offers.
The fallback
If offer day disappoints, nothing is lost. The estate declines and relists with a fixed price, measured acreage and a documented market response.
Estate terms prevail. Offer schedules carry as is, where is terms and limited estate warranties. Probate and court timing are accommodated as counsel directs. Chattels and equipment are excluded and negotiated separately if the estate elects to sell them.
Foundations
Agreement signed, media booked, title and drainage records assembled, and the preliminary severance review initiated with our planner.
Production
Photography, film, drone, 3D tour, print and the dedicated property website.
Quiet start
Targeted previews and direct outreach through Bruce’s farm network and Charles’s construction and development network.
Launch everywhere
MLS, portals, property site, social, agricultural and development networks go live together.
Exposure
Hosted showings, follow up, written reporting and a disciplined reminder wave.
Competition, documented
Every offer opened and compared in writing with the executor and counsel.
The buyer pool
Four buyer profiles. Four distinct messages.
01
Expanding crop operations
The core market. Approximately 158 workable acres in one block, with 154 acres on the current tile mapping, is exactly what established Eastern Ontario operators pay a premium to add.
02
Livestock and mixed farmers
Two barns, two silos, a shed and a serviceable farmhouse make this a turn key mixed operation.
03
Rural estate buyers
Privacy, woodland, a farmhouse and outbuildings within reach of Ottawa’s east end. The RU component broadens this audience.
04
Investors and land holders
Rentable workable acreage, systematic drainage and long term farmland appreciation strengthen the underwriting case.
The marketing plan
Eight parts, launched as one campaign.
01
Professional media day
Photography, listing film, 3D tour, drone coverage, twilight and vertical social formats.
02
Land intelligence package
Acreage composition, tile drainage, zoning maps, aerial parcel views, property facts and a preliminary planner review of potential severance.
03
Feature sheet and print
Magazine quality feature sheets, open house cards, branded signage and QR links.
04
MLS and portal exposure
Full MLS syndication written for farm, acreage and rural searches, bilingual where it helps.
05
Dedicated property website
A standalone home for the film, media, land package and offer date.
06
Direct network outreach
Bruce’s agricultural relationships and Charles’s construction and development network, reaching farmers, contractors, planners, investors, land professionals and farm focused agents directly.
07
Digital and social campaign
Paid and organic campaigns for farm, acreage, rural lifestyle and investor audiences.
08
Weekly seller reporting
Written updates on showings, inquiries, feedback and market activity, archived for the estate.
Everything the estate receives
Value and preparation
- Market Value Analysis and measured acreage
- Land intelligence package
- Preliminary severance review by a professional planner
- Drainage and title documentation
- Preparation, trades and cleaning coordination
Marketing and exposure
- Complete media production
- MLS and portal syndication
- Print, signage and paid campaigns
- Direct operator and Farm Show outreach
Process and protection
- Written offer date administration
- Hosted showings and logged feedback
- Coordination with counsel through closing
- Closing memorandum for the estate file
Every service above is included. Compensation is set out plainly in the listing agreement.
Planner review included
Test the severance question before buyers do.
As part of our listing package, we will engage a trusted professional planner from Charles’s development network to review the property and provide a preliminary opinion on the possibility of severance.
What gets reviewed
Applicable Official Plan policies, AG and RU zoning, minimum lot requirements, frontage, access and the obvious planning constraints that could affect a potential severance.
What the estate receives
A concise preliminary planning opinion identifying whether a severance appears worth pursuing and what further municipal confirmation or studies may be required.
How it will be presented
We will market only what the evidence supports. A preliminary review is not an approval, and any buyer would still complete their own due diligence with the City and relevant authorities.
Our commitment: Get the severance question reviewed before launch so the estate can answer buyers with substance instead of speculation.
Preparing the farm for market
Presentation over renovation.
Before media day
Mow and trim the laneway, yard and farmstead margins. Clear barn entrances and the machine shop apron. Confirm power and interior lighting, and open field access for drone work and buyer walks.
What not to spend
Do not renovate the 1875 farmhouse. Buyers are pricing acres, drainage and access first. Preparation dollars belong in mowing, clearing and documentation, where the return is visible.
Decisions made once
Settle which chattels and equipment stay, leave or remain negotiable before launch. Put any standing crop, harvest rights and access timing into the agreement, never into a verbal promise.
2022 tile invoiceIn hand
agMAPS tile and imagery exhibitsIn this analysis
Deposited plans and title documentsEstate counsel
Well, septic and hydro recordsLocate or disclose as is
Leases, licences or crop shareConfirm none or produce
After offer day
From accepted offer to closing.
01
Acceptance in writing
The executor signs with counsel beside her. The agreement, deposit and every condition become dated obligations tracked by our team.
02
Deposit in trust
The buyer’s deposit is delivered to Royal LePage Team Realty in trust within the agreed timeline.
03
Buyer due diligence
The land package, measured acreage, tile mapping and 2022 invoice are delivered immediately so the buyer verifies instead of discovers.
04
The value, defended
If a lender orders an appraisal, this analysis goes with the file: thirty six transactions, measured acreage and a component build built from named sources.
05
Waiver day
Conditions are removed in writing, the sale goes firm and the estate’s remaining obligations narrow to closing.
06
Funds and keys
Counsel exchanges title and funds, access transfers once, and the complete written file is delivered to the executor for the estate’s records.
Protecting the executor
A process built to satisfy counsel.
Full exposure is only half the job. The file must prove that the estate’s duty was discharged.
As is, where is
No estate representations or warranties. Buyers satisfy themselves through due diligence.
Approved plan
The strategy and rationale signed off before launch.
Proof of execution
Dated launch records, assets, receipts and outreach log.
Weekly reports
Showings, inquiries, feedback and activity archived.
Inquiry register
Every party who viewed or inquired logged to prove the breadth of exposure.
Offer day record
Every offer logged and compared in a written summary.
Closing memo
The final price tied to evidence and market response.
IV
The team
Farm people and land people.
Charles Khouri
Construction Engineering foundation, more than a decade in Ottawa real estate, and a practice built around land, zoning, development and investment sales. Charles leads the valuation, positioning and negotiation, supported by an active network of contractors, developers, planners, engineers, surveyors, consultants and investors.
Bruce McTavish
More than thirty years inside Eastern Ontario agriculture and the owner of a 100 acre cash crop farm. Bruce brings operator credibility and a trusted network of farmers, crop and livestock operators, rural landowners, equipment contacts, agricultural service providers and farm focused REALTORS®.
Two lenses on every acre: the land expert’s and the farmer’s.
Two working networks
Built in fields and on job sites.
Bruce’s farm network
Agricultural relationships earned over thirty years.
Farmers, crop and livestock operators, rural landowners, equipment contacts, agricultural service providers and farm focused REALTORS® throughout Eastern Ontario.
Charles’s construction and development network
Land expertise that extends beyond the listing.
Contractors, developers, planners, engineers, surveyors, environmental consultants, investors and other land focused professionals across Ottawa and the surrounding region.
Together, these relationships reach the farmers who can use the property today and the professionals who can properly assess its buildings, land and long term possibilities.
Results and recognition
President’s GoldRoyal LePage National, multiple years
Director’s PlatinumRoyal LePage National, 2025
Award of ExcellenceRoyal LePage, 2025
Best Real Estate AgentTop Choice Awards, Ottawa, 2026
Since 2013Serving Ottawa and Eastern Ontario
Record resultsCategory setting sales throughout the career
8280 Bank St, Osgoode100% of list32 acre farm, 43 days
335 Hamilton Rd, Russell99.7% of list$4,475,000, 21 days
These are our team’s two strongest recent farm results. Hamilton Road also anchors the comparable evidence in this presentation, and both carry the Royal LePage Team Realty name.
Why The Khouri Group
Farm and rural expertise
Thirty years of agricultural experience and an actively operated 100 acre cash crop farm.
Construction engineering
Barns, foundations, systems and site work assessed with a builder’s eye.
Experience since 2013
More than a decade through changing rates and market cycles.
Bilingual service
Full service in English and French for Eastern Ontario’s farm community.
Royal LePage reach
Boutique attention backed by one of Canada’s most recognized real estate brands.
Estate sale discipline
Discretion, documentation and steady coordination with executors, counsel and family.
The network behind the farm
National reach. Local execution.
#1Canada’s largest real estate brand by agent count and transaction volume
600+Offices coast to coast
20,000+REALTORS® in the national referral network
130+Years of Canadian real estate expertise
National reach finds the buyer. Local knowledge closes them. The estate gets both under one signature.
The choice
Farm expertise or marketing power?
Most estates are asked to choose. This one is not.
- Bruce’s agricultural network and Charles’s construction and development network
- Cinematic media and a dedicated property site
- Measured acreage, drainage and zoning literacy
- Documented estate process and counsel coordination
Our commitment
Earned every single week.
Five standing commitments, kept in writing from launch to closing.
Weekly written reports
Platform activity, showings, buyer feedback, competition and an honest pricing conversation every Monday.
Same day communication
Every call, text and email from the executor or counsel returned the same business day.
Honest pricing counsel
If the market is telling us something, the estate hears it directly, clearly and early, with the evidence attached.
End to end coordination
Our team manages every detail, deadline and party so the executor never has to chase anyone.
Post sale follow through
Questions after closing remain our responsibility. Service does not end at the signing table.
Our recommendation
Verified before marketed.
Written before promised.
Competed before sold.
This plan gives the estate a measured acreage story, a defended opinion of value, a documented path to the upside, and a team that can speak credibly to every serious buyer.
Prepared for
The Estate of George Dudas Sr.
Attention: Mrs. Lessia Stefanison
Assumptions, stated plainly
This is a comparative market analysis for listing and negotiation purposes, not a CUSPAP appraisal. Workable acreage reflects satellite tracing of October 2025 imagery. Tile drainage beyond the 154 acres measured on the current agMAPS layer is indicated by the estate’s understanding and the 2022 installation invoice but is not independently documented. No survey, soil analysis or environmental testing was commissioned. The property is proposed to be offered as is, where is, without representations or warranties from the estate, and buyers remain responsible for their own due diligence. Market opinions are as of September 2026 and may change.