OntarioFishing & Hunting Lodge$300,000 USD
Remote Fishing and Hunting Lodge
📍 25 miles NW of Foleyet, Ontario
Remote wilderness lodge in northern Ontario — genuine backcountry access with strong hunting and fishing territory.
View Full Listing →Active Listings Updated Regularly · All Provinces & Territories
Fishing Lodges, Hunting Camps & Resorts For Sale in Canada
Canada's dedicated marketplace for fishing lodges, hunting camps, wilderness resorts, fly-in operations, and RV parks. Active listings from private sellers and licensed real estate agents across all provinces and territories — updated as properties come to market.
13
Provinces & Territories
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Since 2016
Exclusively Hospitality
About This Marketplace
Canada's Most Complete Marketplace for Fishing Lodges, Hunting Camps & Wilderness Resorts
Frontier Hospitality Advisor was built to fill a genuine gap: there was no dedicated, niche resource for buyers, sellers, and agents in the Canadian lodge and resort market. Since 2016, this platform has operated as Canada's only exclusive marketplace for hospitality real estate — with listings submitted by both private sellers (FSBO) and licensed real estate agents across all provinces and territories.
What you'll find on this page is the full inventory of active listings spanning British Columbia, Alberta, Saskatchewan, Manitoba, Ontario, Quebec, New Brunswick, Newfoundland & Labrador, Nova Scotia, the Northwest Territories, Nunavut, and Yukon. The range is broad by design: fly-in fishing lodges with American Plan operations, drive-in hunting resorts with outfitter licences, road-accessible four-season resorts on major lakes, wilderness retreat centres, RV parks, and Crown-tenure properties in remote northern jurisdictions.
Listings come from both private sellers and licensed real estate agents — both are welcome on this platform. Use the province filter below to narrow by region, or browse the full national inventory. If you're looking to submit a listing, see the seller packages page for current options and fees.
A note for serious buyers: asking price is not market value. In this niche, properties frequently trade at significant premiums or discounts to their list price depending on operational history, tenure structure, access type, and income track record. If you're seriously evaluating a property, a formal appraisal or due diligence advisory review is a worthwhile investment relative to the acquisition cost.
Active Listings Across Canada
Loading listings...OntarioFishing & Hunting Lodge
OntarioFishing & Hunting Resort$1,200,000 CAD
Call of the North Hunting & Fishing Resort
📍 Wildgoose Lake, Greenstone, Ontario
Established hunting and fishing resort on Wildgoose Lake with significant operational infrastructure and road access.
View Full Listing →
AlbertaRetreat Centre$1,950,000 CAD
Successful Retreat Centre, Clearwater County
📍 Rural Clearwater County, Alberta
Profitable retreat centre business on private acreage in rural Alberta — unique wellness and experiential hospitality positioning.
View Full Listing →
OntarioFishing Lodge$599,000 CAD
Nagagami Lake Lodge
📍 North of Hornepayne on Nagagami Lake, Ontario
Drive-access fishing lodge north of Hornepayne — established northern Ontario walleye and pike fishery at an accessible price point.
View Full Listing →
OntarioBoat-in Fishing Lodge$925,000 CAD
Northeastern Ontario Boat-In Lodge, Lake Biscotasi
📍 Lake Biscotasi, Sudbury District, Ontario
Premium boat-in lodge on Lake Biscotasi — exclusive lake access with no competing public road traffic for guests.
View Full Listing →
OntarioFishing Lodge$1,500,000 CAD
North Frontenac Lodge, Marble Lake
📍 Marble Lake Road, Cloyne, Ontario
Road-access lodge on Marble Lake in North Frontenac County — strong southern Ontario buyer demand area with multiple cabins.
View Full Listing →
OntarioFishing & Hunting Lodge$1,245,000 CAD
Algoma Ontario Lodge, Missanabie
📍 Missanabie, Algoma District, Ontario
Established lodge in Algoma District — prime moose and walleye territory with road access and existing infrastructure.
View Full Listing →
OntarioFishing Lodge$2,700,000 CAD
Lac Seul Fishing Lodge, Northwestern Ontario
📍 Lac Seul, Northwestern Ontario
Drive-in fishing lodge on one of Ontario's most established walleye and northern pike fisheries — proven US-market client base.
View Full Listing →
New BrunswickBoutique Hotel$1,570,000 CAD
Bay of Fundy Boutique Hotel, St. Martins
📍 Beach Street, St. Martins, New Brunswick
Boutique hotel on the Bay of Fundy in historic St. Martins — unique Atlantic hospitality asset with strong seasonal tourism demand.
View Full Listing →
OntarioFishing & Hunting Resort$3,345,000 CAD
Ultra Modern Drive-In Resort, Eva Lake
📍 160 km west of Thunder Bay, Ontario
Purpose-built modern resort with premium cabin infrastructure — one of the most impressive drive-in fishing resorts currently on the market in NW Ontario.
View Full Listing →
AlbertaWilderness Business$600,000 CAD
Wilderness Business Opportunity, Rock Lake AB
📍 Rock Lake Solomon Creek Wildland Park, Alberta
Unique operating rights in a premium Alberta wilderness area — Rock Lake Solomon Creek Wildland Provincial Park.
View Full Listing →
OntarioAmerican Plan Fly-in LodgeContact Seller
Full-Service American Plan Fly-In Lodge
📍 Trout Lake, Ontario
Established American Plan fly-in lodge operation with guest program, boat fleet, and cabin infrastructure included.
View Full Listing →
AlbertaAuction — Off-Grid LodgeAuction — Bidding Opens June 2, 2026
Alberta Real Estate Auction — 160± Acres with Lodge
📍 40 km north of Edson, Alberta
Off-grid 160± acres with lodge, home, shop, and outbuildings — unique real estate auction opportunity in rural Alberta.
View Full Listing →
OntarioFishing Lodge$2,950,000 CAD
World Class Northwestern Ontario Lodge
📍 Eagle Lake, Northwestern Ontario
Full-service fishing lodge on Eagle Lake — one of NW Ontario's premier walleye and musky waters with multi-cabin infrastructure and American Plan guest program.
View Full Listing →
BCFishing Lodge$1,980,000 CAD
British Columbia Lodge, Hudson's Hope
📍 Twelve Mile Road, Hudson's Hope, BC
Established BC lodge with private waterfront, multiple outbuildings, and road access in the Peace River watershed region.
View Full Listing →
SaskatchewanOutfitting RightsFor Tender
Fishing Outfitting Rights — NE Saskatchewan Zone 71F
📍 Kelly Lake, NE Saskatchewan
Rare opportunity to acquire registered fishing outfitter rights on Kelly Lake in NE Saskatchewan's productive Zone 71F.
View Full Listing →
OntarioFly-in & Air CharterContact Seller
Fly-In Air Charter & Outposts Operation
📍 Hearst, Ontario
Combined fly-in air charter and outpost camp operation based in Hearst — a complete aviation-supported hospitality business for sale.
View Full Listing →
NWTFly-in Fishing Lodge$950,000 CAD
Northwest Territories Lodge for Sale
📍 55 air km from Yellowknife, NWT
Remote fly-in fishing operation in Canada's subarctic — trophy pike and lake trout fishery with strong US and international guest occupancy history.
View Full Listing →
AlbertaBoutique Retreat$2,695,000 CAD
The Riverside Chateau, Rocky Mountain Foothills
📍 Bragg Creek, Alberta — Kananaskis Country
Unique boutique property in the foothills of the Canadian Rockies near Calgary — exceptional venue for wellness retreats, glamping, and experiential tourism.
View Full Listing →
SaskatchewanFishing Lodge$1,750,000 CAD
Nordic Lodge on Reindeer Lake
📍 South End, Reindeer Lake, Saskatchewan
Well-appointed lodge operation on one of the world's premier trophy northern pike destinations — established international clientele.
View Full Listing →
OntarioFishing & Hunting Lodge$2,695,000 CAD
Premium Ontario Fishing & Hunting Lodge
📍 Williams Lake, Northwestern Ontario
High-quality fishing and hunting lodge on Williams Lake — substantial infrastructure, documented revenue, and strong operational track record.
View Full Listing →
New BrunswickFour-Season Resort$4,000,000 CAD
Four Season Resort — Miramichi River, NB
📍 McNamee, Miramichi River, New Brunswick
Iconic resort on the world-renowned Miramichi Atlantic salmon river — full dining, guided fishing, and multiple accommodation units. Turnkey hospitality operation.
View Full Listing →
OntarioFly-in Outpost Camps$195,000 CAD
Northern Ontario Fly-In Outposts
📍 Shabumeni Lake, 60 air miles NE of Ear Falls, ON
Entry-level fly-in outpost camp operation in northern Ontario — accessible acquisition price with established lake and outpost infrastructure.
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QuebecFishing & Hunting Camp$680,000 CAD
Quebec Fishing & Hunting Camp, Lake Sasseginaga
📍 Zec Kipawa, Quebec
Classic Quebec pourvoirie on Lake Sasseginaga — outstanding walleye, pike, and moose hunting access with established Zec access rights.
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OntarioFishing Lodge$1,975,000 CAD
Established Turnkey Fishing Lodge, Eagle Lake
📍 Eagle Lake, Northwestern Ontario
Road-accessible NW Ontario fishing lodge with proven booking history, full equipment package, and turnkey operational structure.
View Full Listing →
BCWaterfront ResortContact Owner
Central British Columbia Resort, Tatuk Lake
📍 NW Shore of Tatuk Lake, Bulkley-Nechako, BC
Established waterfront resort on Tatuk Lake in central BC — contact the owner directly for pricing and details on this BC hospitality property.
View Full Listing →
OntarioFour-Season Resort$7,995,000 CAD
Northeastern Ontario Resort, Whitestone Lake
📍 Whitestone Lake Road, Ontario
Large-scale four-season resort on Whitestone Lake — institutional quality asset with multiple accommodation buildings, marina, and dining. Highest-value lodge offering in Ontario.
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New BrunswickResort & Marina$2,300,000 CAD
New Brunswick Resort & Marina, Evandale
📍 Route 124, Evandale, New Brunswick
Waterfront resort and full-service marina with multiple revenue streams — accommodation, fuel sales, marina services, and food & beverage.
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ManitobaHotel / Motel$3,250,000 CAD
Lakeside Hotel in Rural Manitoba
📍 Rural Manitoba — ±90 min from Winnipeg
Substantial lakeside hotel with strong fishing-season RevPAR and year-round accommodation demand — well-located relative to Winnipeg.
View Full Listing →
BCWilderness Lodge$4,900,000 CAD
Cassiar Gold Wilderness Lodge
📍 West Side of Dease Lake, Northwestern BC
Premier BC wilderness lodge asset with exceptional guide-outfitter infrastructure, rare Crown tenure, and established hunting and fishing territory in the Cassiar region.
View Full Listing →
ManitobaLog Home / Lodge$980,000 CAD
Beautiful Log Home — Riding Mountain National Park
📍 Laurier, Manitoba — ¼ mile from Riding Mountain NP
Private log home and property on acreage adjacent to Riding Mountain National Park — lifestyle and hospitality conversion potential.
View Full Listing →
ManitobaFishing & Hunting Lodge$1,300,000 CAD
Manitoba Hunting & Fishing Lodge, Winnipegosis
📍 Winnipegosis, Manitoba
Established Manitoba hunting and fishing operation with road access — documented guest history and outfitter-adjacent positioning.
View Full Listing →
QuebecHunting & Fishing Outfitter$1,299,000 CAD
Moose Territory Lodge — Quebec Outfitter
📍 Quebec
Established pourvoirie-style lodge with moose hunting territory and fishing rights — a turnkey Quebec outfitter operation.
View Full Listing →
YukonHighway ResortMultiple Parcels — from $595,000 CAD
Yukon Resort on the Alaska Highway, Watson Lake
📍 Mile 650 Alaska Hwy, Watson Lake, Yukon
Three-parcel resort complex on Canada's Alaska Highway — strong seasonal occupancy from RV traffic, hunters, and wilderness travellers. Individual parcels or full package.
View Full Listing →SaskatchewanCrown LeasesFor Tender
Two Recreational Crown Leases — Saskatchewan
📍 Prime Hunting & Sledding Territory, Saskatchewan
Two recreational Crown leases in some of Saskatchewan's best hunting and sledding territory — unique Crown land opportunity available for tender.
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OntarioFishing & Hunting Resort$1,500,000 CAD
Northwestern Ontario Fishing & Hunting Resort
📍 Sturgeon Lake, 72 km north of Ignace, Ontario
Drive-in fishing and hunting resort on Sturgeon Lake — established multi-cabin resort 72 km north of Ignace in NW Ontario.
View Full Listing →
SaskatchewanCabin Operation$2,300,000
Slim's Cabins, Northwestern Saskatchewan
📍 2 hrs NW of Creighton, SK on Hwy 135
Significant established cabin operation in remote northern Saskatchewan — substantial infrastructure and adjacent to exceptional fishing and hunting territory.
View Full Listing →
BCLodge & Campground$2,200,000 CAD
Established Lodge & Campground, Highway 37 BC
📍 km 403, Highway 37, Iskut, Northwestern BC
Highway-front lodge and campground on the Cassiar Highway — high-traffic corridor serving hunters, anglers, RV travellers, and resource industry workers.
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OntarioResort & Campground$1,499,000 CAD
Hunting & Fishing Resort & Campground
📍 Hwy 622, Atikokan, Ontario
Combined hunting and fishing resort with campground — dual revenue streams from accommodation and campground operations near Atikokan, Ontario.
View Full Listing →
SaskatchewanResortContact Owner
Northern Cross Resort on Lac Des Iles
📍 Lac Des Iles, Saskatchewan
Long-established resort on Lac Des Iles — contact the owner directly for pricing and terms on this well-known Saskatchewan resort property.
View Full Listing →
QuebecBoat-in Fishing Lodge$1,200,000 CAD + GST/QST
Lake Kipawa Quebec Fishing Lodge
📍 Boat-in, Lake Kipawa, Quebec
Boat-in fishing lodge on Lake Kipawa — one of Quebec's premier walleye and lake trout fisheries with an established international sport fishing reputation.
View Full Listing →
ManitobaPrivate Island$530,000 CAD
Private Island — 5.56 Acres, Bennett Lake
📍 Bennett Lake, Manitoba
Rare freehold island on Bennett Lake, Manitoba — 5.56 private acres with wilderness hospitality development potential.
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ManitobaFly-in Fishing Lodge$650,000 USD
South Knife Lake Lodge for Sale
📍 South Knife Lake, Manitoba
Established fly-in fishing lodge on South Knife Lake in northern Manitoba — trophy fishery operation with documented US guest history.
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QuebecFishing Lodge$880,000 CAD
Recreational & Fishing Lodge, Restigouche River
📍 Restigouche River, Matapedia, Quebec
Fishing lodge on the Restigouche River near Matapedia — celebrated Atlantic salmon and recreational fishing river on the Quebec/NB border.
View Full Listing →
SaskatchewanFour-Season Resort$1,725,000 CAD
Four-Season Northern Saskatchewan Resort
📍 Emma Lake / Christopher Lake Region, Saskatchewan
Established four-season resort in one of Saskatchewan's premier recreation areas — summer fishing, fall hunting, and winter demand provide natural revenue diversification.
View Full Listing →
OntarioPremium Resort$3,199,000 CAD
Premier Hospitality Asset — Ontario
📍 Ontario (Contact for Location Details)
Rare premier Ontario hospitality asset — asking price reflects institutional quality and operational scale. Contact for full details and location information.
View Full Listing →
ManitobaFly-in Lodge & Outposts$1,200,000 CAD
Mahekun Lake Lodge & Fly-In Outpost Camps
📍 Northwest Manitoba
Proven fly-in main lodge with outpost camp complex in NW Manitoba — established fly-in fishing operation with full equipment and boat package.
View Full Listing →
AlbertaLodge$674,900 CAD
Southeast Alberta Lodge, Empress
📍 Near Empress, SE Alberta
Established lodge in southeastern Alberta's prairie region — unique Alberta hospitality market with road access and operational history.
View Full Listing →
OntarioResort & Restaurant$850,000 CAD
Lake of the Woods Resort & Restaurant
📍 Morson, Ontario
Combined resort and restaurant operation on Lake of the Woods — one of Ontario's most iconic fishing and recreational lake systems.
View Full Listing →
BCWilderness Lodge$375,000 CAD
Pelly Peak Wilderness Lodge
📍 225 km NW of Mackenzie, Northcentral BC
Remote wilderness lodge in northcentral BC — entry-level acquisition pricing with fly-in access and genuine wilderness positioning.
View Full Listing →
New BrunswickRiver Resort$1,300,000 CAD
Miramichi River Resort, Porter Cove NB
📍 88 Porter Cove Road, Porter Cove, New Brunswick
Resort property on the Miramichi River — direct access to one of Atlantic Canada's most celebrated Atlantic salmon rivers.
View Full Listing →
OntarioIsland Lodge$674,900 CAD
Island Paradise with Deeded Land, Minnitaki Lake
📍 Twin Pine Island, Minnitaki Lake, Sioux Lookout, ON
Unique island lodge property with deeded land near Sioux Lookout — exclusive island positioning in Ontario's Sunset Country.
View Full Listing →
ManitobaFishing & Hunting Lodge$1,999,000 CAD
Manitoba Fishing & Hunting Lodge, Snow Lake
📍 Snow Lake, Manitoba
Remote fly-in fishing and hunting lodge with outfitter licence in place — structured as a going-concern sale with equipment, boats, and goodwill included.
View Full Listing →
OntarioAmerican Plan Fly-in LodgeContact Owner
NW Ontario Fly-In American-Plan Lodge, Yoke Lake
📍 Yoke Lake, Northwestern Ontario
Only lodge on the lake — exclusive single-lodge positioning on Yoke Lake, NW Ontario. Premium American Plan fly-in experience for serious sport fishing clientele.
View Full Listing →
NWTFishing Lodge$499,000 CAD
Sparks Lake Lodge, Northwest Territories
📍 115 air miles SE of Yellowknife, NWT
Fly-in fishing lodge with documented trophy lake trout and pike fishery — entry-level NWT acquisition with significant upside for a northern wilderness operator.
View Full Listing →
OntarioFishing & Hunting Resort$1,700,000 CAD
Drive-To Fishing & Hunting Resort, Wabigoon Lake
📍 Wabigoon Lake, Dryden, Ontario
Road-accessible fishing and hunting resort on Wabigoon Lake in Dryden — full season operational track record with drive-in guest convenience.
View Full Listing →
ManitobaLodge$899,990 CAD
Lockhart's Landing Lodge, Clearwater Lake
📍 Clearwater Lake Provincial Park, The Pas, Manitoba
Established lodge adjacent to Clearwater Lake Provincial Park near The Pas — unique provincial park-adjacent operation with documented occupancy history.
View Full Listing →
SaskatchewanResort$545,000 CAD
Overland Resort
📍 20 km southwest of Flin Flon, Saskatchewan
Established road-access resort at an accessible entry-level price — located 20 km southwest of Flin Flon on the Saskatchewan side of the border.
View Full Listing →
NewfoundlandRiver CampContact Owner
Camp on the Humber River, Newfoundland
📍 Humber River, Newfoundland & Labrador
Camp on the shores of the Humber River — one of Atlantic Canada's celebrated salmon rivers. Part-ownership arrangements possible. Contact the owner for details.
View Full Listing →No active listings for this province at the moment.
Contact Frontier Hospitality Advisor to be notified when new listings are added.
Listings updated regularly as properties come to market and are sold.
contact us to discuss specific criteria.
Lodge & Resort Owners · Private Sellers · Listing Agents
List Your Property in Front of Canada's Most Qualified Buyers
Frontier Hospitality Advisor reaches 3,200+ newsletter subscribers — buyers, investors, and hospitality operators actively searching for Canadian lodge and resort properties. Private sellers and licensed real estate agents are both welcome. Three listing tiers available.
Market Intelligence · Canada
The Canadian Lodge & Resort Market: What Buyers and Sellers Should Know in 2025–2026
Based on first-hand observation across lodge and resort transactions in seven Canadian jurisdictions since 2016 — not aggregated data.
The Canadian lodge and resort market has undergone a meaningful structural shift since 2020. Post-pandemic demand for remote wilderness experiences drove significant inquiry activity and, in many cases, compressed cap rates across high-quality assets. That cycle has moderated, and 2025–2026 is presenting more rational pricing — which means genuine value exists for buyers willing to do the work on due diligence.
The most active buyer profile is the owner-operator: typically a 45–60 year old professional or semi-retiree seeking a lifestyle-driven business with real income potential. Investment buyers (family offices, syndicates) are a growing segment for larger assets above $3M CAD, particularly on established fishing resorts with documented revenue histories and multiple accommodation units.
Pricing Ranges by Property Type
Remote fly-in fishing lodges with outpost operations typically trade in the $500,000–$2.5M CAD range depending on cabin count, access infrastructure, tenure security, and revenue. Drive-in resorts with road access command a premium at comparable revenue multiples, given lower operating costs and broader buyer appeal. Four-season resort operations above $3M CAD require institutional-quality financials — NOI, ADR, RevPAR, and occupancy rate documentation — to support purchase financing.
What Drives Value in This Asset Class
NOI & EBITDA Track Record
Crown Tenure Security
Access Type (Fly-in vs. Road)
Fishery & Game Resource Quality
Cabin Count & Condition
Season Length & Diversification
Outfitter Licence / Guiding Rights
Repeat Guest Rate & RevPAR
One key principle worth understanding as a buyer or seller: the going-concern value of a well-operated lodge is not the same as its real property value. Business goodwill, client relationships, guiding rights, and operational systems can represent 30–60% of a lodge's total value — a distinction that has material implications for financing, CRA, and estate planning.
$195K – $8M
Active Listing Price Range (CAD)
Current inventory spans entry-level outpost operations to large-scale four-season resort complexes.
4× – 7×
Typical NOI / EBITDA Multiple Range
Going-concern hospitality properties in Canada trade at 4–7× stabilized EBITDA depending on asset quality, access, and tenure.
BC · ON · SK · MB
Most Active Market Provinces
The majority of lodge and resort transactions occur in these four provinces. Northern territories attract specialty buyers.
6–18 Months
Typical Marketing Period
The buyer pool for specialty hospitality assets is smaller than general commercial real estate. Price it right from the start.
30–60%
Goodwill as % of Going-Concern Value
In operating lodges, intangible value (client base, guiding rights, brand) often represents a significant share of total value.
Additional Services from Frontier Hospitality Advisor
Beyond the Marketplace: Expert Appraisals & Advisory
Lodge & Resort Appraisals
AACI-certified going-concern and insurance replacement cost appraisals for fishing lodges, wilderness resorts, and RV parks — performed under CUSPAP standards by Canada's only dedicated hospitality appraiser.
- Market value appraisals for financing, sale, CRA, and estate purposes
- Insurance replacement cost appraisals
- Expropriation and litigation support appraisals
- Going-concern vs. real property value analysis
- Coverage: BC, SK, MB, NW Ontario, NWT, Nunavut, Yukon
Sell Your Lodge or Resort
Three-tier seller service offering from flat-fee marketplace listings to a comprehensive FSBO Advisory Package anchored by an AACI appraisal, site visit, photography, and direct expert advisory access.
- Tier One: Flat-fee marketplace listing (FSBO & agent listings welcome)
- Tier Two: FSBO Advisory — AACI appraisal + site visit + buyer package
- Tier Three: Agent referral to vetted hospitality-specialist agents
- 3,200+ qualified newsletter subscribers see your listing
- Expert guidance on pricing, positioning, and due diligence
Community · Free to Join
Canadian Lodge & Resort Owners Network
A free Facebook group for lodge buyers, sellers, and operators across Canada. Connect with others in the niche, share operational insights, and stay informed on market activity. Open to buyers, sellers, and active operators. No listings or promotions in the group — those belong on frontierhospitality.ca.
ActiveCommunity
Canada-WideMembership
FreeTo Join
Join the Group →
Canadian Lodge &
Resort Owners Network
Frequently Asked Questions
Common Questions from Lodge Buyers, Sellers & Appraisal Clients
Frontier Hospitality Advisor lists all active lodge and resort properties for sale across Canada on this page. The inventory spans all major provinces and territories — BC, AB, SK, MB, ON, QC, NB, NS, NL, NWT, Nunavut, and Yukon. New listings are added regularly and sold properties are removed. The province filter above reflects the current active inventory.
Entry-level fly-in outpost operations and camps typically list from $150,000–$600,000 CAD. Established mid-market fishing lodges with proven revenue range from $600,000–$2.5M CAD. Full-service resort complexes range from $2.5M–$8M+ CAD. Asking price and formal AACI market value are not always the same — an independent appraisal is the reliable way to establish a defensible market value figure.
Yes — absolutely. Frontier Hospitality Advisor is open to both private sellers (FSBO) and licensed real estate agents representing sellers. The Tier One flat-fee listing package is available to all sellers regardless of representation. Agents are welcome and encouraged to list hospitality-property clients here, where the audience is specifically qualified buyers in this niche. See the Sell page for current listing fees and options.
A fly-in lodge is accessible only by floatplane or ski-plane — no road access. These properties offer a premium wilderness experience and limited competition, but carry higher operating costs (fuel, aviation logistics). Road-access lodges are accessible by vehicle, have lower operating costs, broader buyer appeal, and are generally easier to finance. From a valuation standpoint, road-access properties often trade at a premium to fly-in at comparable revenue levels due to lower operational risk.
Crown tenure is the legal right to occupy and use Crown (government-owned) land. Most remote Canadian lodges sit on Crown land under some form of tenure — a Licence of Occupation, Crown Lease, or Park Use Permit in BC; a Crown Lease in Saskatchewan or Manitoba; or similar instruments in other provinces. Tenure security — the length, renewability, and clarity of terms — is one of the most critical value factors in any lodge transaction. Always have a solicitor review tenure documents before completing a purchase.
Lenders financing lodge acquisitions will typically require an AACI-designated appraiser with demonstrated hospitality experience. For sellers, an independent appraisal supports pricing decisions and provides credible market evidence during negotiations. For CRA, estate, and litigation purposes, an AACI appraisal is the standard of evidence required. Frontier Hospitality Advisor's principal, Bryce Witherspoon AACI, is the only AACI appraiser in Canada focused exclusively on this asset class.
Lodge and resort valuation uses three approaches: the Income Approach (capitalized NOI/EBITDA or discounted cash flow), the Sales Comparison Approach (comparable lodge sales), and the Cost Approach (replacement cost less depreciation plus land value). For operating lodges, the Income Approach carries the greatest weight. Key metrics include RevPAR, ADR, occupancy rate, and EBITDA margin. Cap rates in this sector typically range from 8–14% depending on tenure security, access type, season length, and market depth.
Thorough due diligence should include: a formal AACI appraisal; solicitor review of all Crown tenure documents; 3–5 years of financial statements and tax returns; physical inspection of all buildings and equipment; review of any outfitter licence or guiding rights and their transferability; confirmation of water rights, septic systems, and electrical systems; an environmental records review; and a full inventory of included chattels and equipment. Frontier Hospitality Advisor offers a Buyer Due Diligence Advisory service for buyers who want expert guidance through this process.
Ontario consistently has the largest volume of listings, driven by the scale of Northwestern Ontario's lake and river system. Saskatchewan and Manitoba are active for trophy fishery fly-in operations targeting walleye, pike, and lake trout. British Columbia listings span coastal wilderness lodges to interior highway operations. The northern territories (NWT, Yukon, Nunavut) have fewer listings but attract serious buyers looking for remote, low-competition wilderness operations.
The platform lists the full range of Canadian lodge and resort properties: fly-in fishing lodges, drive-in fishing resorts, hunting camps and outfitting operations, wilderness retreat centres, four-season resorts, lakefront cabin operations, RV parks and campgrounds, marina and resort combinations, and Crown-tenure properties with guide-outfitter licences. The common thread is that every listing is a hospitality or recreational real estate asset — not a residential cottage or general commercial property.
Expert Reading from Bryce Witherspoon, AACI
Guides for Lodge Buyers, Sellers & Appraisal Clients
Valuation Guide
How to Value a Canadian Fishing Lodge: Income Approach, Cap Rates & Going-Concern Analysis
Understanding the difference between real property value and going-concern value — and why it matters for buyers, sellers, and lenders.
Read Article →Buyer's Guide
Due Diligence When Buying a Remote Canadian Wilderness Lodge: What You Need to Know
Crown tenure, outfitter licences, financial verification, and environmental review — a practical checklist for serious buyers.
Read Article →Seller's Guide
How to Sell a Fishing Lodge in Canada: Pricing, Marketing, and Avoiding Common Mistakes
What watching hundreds of lodge listings teaches you — why properties sit, why they sell, and how to position yours correctly.
Read Article →