IN THE SPRING, "For Sale" signs pop up beside country lanes along with the green grass. Growing demand for acreages means there is lots of buying and selling going on, says Winnipeg-based realtor Richard Evans. Why do so many urbanites yearn for the country life? "They're looking for a dream," Evans says. The popularity of that dream has boosted prices for properties near Winnipeg. Homes with five acres or less cost around $250,000, while larger places, waterfront or executive properties now fetch up to $600,000. Evans, himself an acreage owner, has been selling rural properties for 17 years. Now more than ever, he says, buyers have to do their homework. Wayne Chaulk, a Calgary-based realtor and acreage dweller who has been selling rural properties for more than 14 years, concurs. "People are trying to slow their pace down," he says. "A lot of people think it'll improve their family life." But skyrocketing prices for even small acreages over the past five years disappoint many. The average price for a two- to four-acre property near Calgary is now $750,000. Finding a good realtor is critical for both buyers and sellers. Chaulk advises asking local real-estate offices to recommend top rural agents. Check the internet, using key words like "country specialist" and your area. When you've selected several agents, request feature sheets from recent sales. This will highlight prices, the area and their skills. Tips on buying an acreage Chaulk says: * Ensure your entire family wants to move. Teenagers often don't like relocating to remote areas. * Set an upper spending limit and stick to it. * Begin searching in the spring or summer so you can see the land. Walk around to see if some areas feel soft, especially where floods are common. * Research local bylaws. They may prevent you from parking your trailer or subdividing later. * Determine the distance to the nearest fire department. This may affect insurance rates. * Talk to neighbours. Ask about driving times, high-speed internet capabilities and access to schools, churches and shopping. Find out who can help with a tractor if you get stuck in mud or snow. * Check with the planning office to see if scheduled developments will affect the property you're considering. * Get a home inspection. Evans says: * Ensure your realtor knows something about home construction. S(he) should be able to spot problems a home inspector will notice, and inform you before you make an offer. * Stop at the edge of the property and study the roofline to ensure it's not sagging. Check to see if the driveway is level and pothole-free. On approaching the house, see if the eavestroughs are clear and sound. * Examine the septic field. If the area over the septic tank is a different colour than the surrounding area, there may be moisture problems. Dead grass in the field suggests trouble. * Ask about water quality. "Taste the water. Smell the water. Check the volume of flow, the colour. Get the water tested." * If you can't inspect parts of the property (septic field, driveway, etc.) due to snow or mud or if major repairs are needed, retain part of the sale proceeds until you are satisfied all repairs are complete, or you have determined that everything is as it should be. Tips on selling an acreage Chaulk says: * Before listing, sellers should allow six months for repairs and maintenance. * Ensure the agent's feature sheet includes floor plans, maps, downloadable pictures and local driving distances/amenities/features. * Gather utility bills, information on restrictions, septic inspection and cleaning records, well data and other relevant materials. * Consider curb appeal. Trim brush, mow lawns, remove junk and old vehicles. Add a shrub or flowerbed near the driveway entrance. Keep the driveway plowed in winter. * Make necessary repairs. Focus on painting and renovations to kitchens and bathrooms, where return on investment is highest. * Clearly mark property boundaries. * If you own horses, remove any large manure piles, repair fences, clean the barn and consider boarding animals during the listing period so the pasture can rest. * Realize that buyers may need extra time to decide on purchasing a rural property. Evans says: * Keep yard and house pristine. Women influence buying decisions and they won't appreciate signs of mould, garbage or clutter. * Make the most of your feature sheet. Good, clear photos of the house plus the views guide those who "visit" your property online. * Make major repairs, including roof, septic system and well work, but don't over-renovate. If carpets are outdated, adjust your price and let buyers choose their own flooring. Put your best place forward Calgary interior designer and home stager Karyn Elliott has assisted home sellers since 1977. Her business, Crazy House Home Staging, helps homeowners nail down details to sell properties fast, and for the best possible price. Her top tips to make properties shine: * Purge. Clutter eats equity! Rent storage for off-season clothing, sports and Christmas items. Remove excess furniture so rooms appear functional but spacious. Remove personal items, including photographs and religious artifacts; let people imagine themselves living there. * Replace outdated wallpaper and flooring. Repair broken items. Consider painting in neutrals like ivory or beige. If furniture is worn, you could rent items during the listing period. * Restore rooms to original purposes. That might mean giving up the office in the bedroom while the property is listed. * Organize all closets, cupboards and drawers. * Light up inside and out before a showing. Place spotlights or floodlights along paths, at entrances and under trees for esthetics and to promote safety.See more tips at www.crazyhouse.ca Red flags! Be leery if sellers say: * "There are no restrictions out in the country." Evans says some municipalities have bylaws restricting everything from your ability to subdivide to how many vehicles can be parked outdoors to what, if any, outbuildings can be built. Check with the municipality before extending an offer. * "I don't know what the water's like." Chaulk says acreage owners can prepare to sell by ordering a chemical analysis. They should, at least, know the age of their well, the flow rate and the last date of service. Beware if these details are fuzzy or absent. * "The roads are no problem." Evans says road access is usually adequate in winter, as school bus routes are maintained and most acreages are on a bus route. In summer, gravel roads can cause paint chips, windshield cracks and, when gravel thins, dangerous conditions at higher speeds. SOMEONE IS COMING! How to get your house ready in: 24 hours * Use under-bed storage boxes for toys, books, games, etc. * Ensure all storage areas and closets are tidy and organized. * Use the microwave instead of your clean oven to prepare meals. 2-3 hours * Stash dirty clothes in the washing machine. Toss piles of clean clothes in the dryer. * Wipe counters and appliances with a spray cleaner and buff with a paper towel. * Set the thermostat to a comfortable temperature. * Vacuum crumbs and dirt. * Take out the garbage. * Make the beds. * Clean tubs, sinks and showers. * Put on soft music at a low volume. * Set out new towels. 20 minutes * Assign a room to each family member for a quick tidy. * Turn on all the lights, except glaring overheads. * Put toilet seats down. Stash personal products out of sight. * If you're caught with dinner on the table, shove plates into the refrigerator. * Open all curtains and blinds if you have good views. * Take your pets with you when you leave.