Abbecombec Specs

The Abbecombec Ocean Village is now owned by a mortgage investment company in Toronto called HarbourEdge Capital Corp. The development’s real estate property consisting of the unsold developed lots and undeveloped parcels is officially owned by HarbourEdge Realty Administration. The Co-op, the allied entity which holds the deed to the common lands and is responsible for maintenance issues and fee collection as specified in the License Agreement, is called HarbourEdge Investment Corporation.

Contact me if you have questions or an interest in forming a partnership and buying this amazing property from HarbourEdge.

There are 8 large parcels and 53 surveyed lots not sold to private owners. One of those is next to the common lands building and field, lot #300, and has a large cinder block building in bad shape. Formerly used by the previous developer for his offices and storage of maintenance equipment.

Located on the Eastern Shore of Nova Scotia.

  • 65 kms east of Halifax, Nova Scotia on Route 7
  • 4 kms south of Lake Charlotte on Clam Harbor Road
  • One hour from the Halifax Stanfield International Airport
click to enlarge

Flight Times

New York City/Newark1 hour 40 minutes
Boston1 hour 20 minutes
Philadelphia1 hour 50 minutes
Washington, D.C.2 hours 6 minutes
Miami/Ft. Lauderdale3 hours 40 minutes
Detroit2 hours 30 minutes
Chicago3 hours
Dallas/Ft. Worth or Houston4 hours 30 minutes
Los Angeles6 hours 25 minutes
San Francisco6 hours 35 minutes
Seattle6 hours
Montreal1 hour 30 minutes
Toronto2 hours 5 minutes
Edmonton or Calgary5 hours 10 minutes
Vancouver6 hours

Unsold Lots Owned by HarbourEdge

At HarbourEdge’s request most of the lots in the development were reassessed in 2018 and assessed value reduced. The ones already very low remained the same. This is good news, as the tax burden while they are held is reduced, while market values and potential interest in sales now seem to be on the upswing.

Lot IDPIDAssessmentListedPriceLocal Address
24051275810500Yes30000Nebooktook Walk
34051276610500Yes30000Nebooktook Walk
604052098310500Yes300007 Kaakwogook Way
614051280810500Yes30000TBA
93405130878000Yes5000040 Wiskubok Crescent
964051311110600Yes50000104 Soonul Lane
1024051317810600No0109 Soonul Lane
1114051325110500No080 Nebooktook Walk
1164051332710500No06 Osoogoone Lane
1254051336810600No09 Soonul Lane
1264051335010500No05 Soonul Lane
129405576395300Yes5000073 Sesip Noodak Way
130405576475300No067 Sesip Noodak Way
131405576545300No061 Sesip Noodak Way
132405576625300Yes30000TBA
133405576705300No010 Lipkudomoonk Path
140405577465300Yes5000031 Lipukdamoonk Path
141405577535300Yes027 Lipukdamoonk Path
143405577795300No019 Lipkudamoonk Path
144405577875300Yes3000015 Lipkudamoonk Path
145405577955300Yes300009 Lipukdamoonk Path
146405578035300No05 LIpkudamoonk Path
147405578115300No00 Sesip Noodak Way
148405578295300No045 Sesip Noodak Way
150405578375300No00 Sesip Noodak Way
151405578455300No040 Sesip Noodak Way
152405578525300No054 Sesip Noodak Way
153405578605300No060 Sesip Noodak Way
154405578785300No064 Sesip Noodak Way
155405578865300No070 Sesip Noodak Way
157405579028800No00 Sesip Noodak Way
158405579105300No06 Sesip Noodak Way
159405579905300No012 Sesip Noodak Way
160405579365300No018 Sesip Noodak Way
162405579445300No028 Sesip Noodak Way
163405579515300No00 Sesip Noodak Way
165405579775300No023 Sesip Noodak Way
166405579855300No019 Sesip Noodak Way
167405579935300No015 Sesip Noodak Way
168405580095300No011 Sesip Noodak Way
169405580175300No05 Sesip Noodak Way
1704054351410500No0Sesip Nookdak Way
2244124750310400Yes30000Okooda Path
2254124751114200Yes30000Okooda Path
2434124752910400No0218 Boosit Lane
2444124753714200No0242 Boosit Lane
2464124754510400No0499 Okooda Path
2954124756010400No0460 Okooda Path
2964124757810400No0480 Okooda Path
2974124758610400No0500 Okooda Path
2984124759410400No0520 Okooda Path
2994124760214200No0540 Okooda Path
3004058009410500No0141 Nebooktook Walk

Total Assessed Value of HarbourEdge Lots: $412,200 CAN

Undeveloped Parcels

Most of these parcels were recently reassessed and tax burden reduced as a result with two exceptions.

  • The common lands were nearly doubled in value and are now subject to a commercial use tax on top of that, going from around $600 to $2700. My inquiry to the assessor revealed that this increase in assessment was due to a more current valuation on the old Recreation Building which must be assessed for commercial use, regardless of actual use. I have not at this time discovered the reason for the addition of a commercial use tax which was not applied in the past, but would assume it is due to the reassessment of its commercial value. I believe that the common lands (which include the building) may not be developed or used commercially and must be provided for owners recreational use according to the License Agreement, so I think this could be appealed.
  • The large parcel to the west, PID 41213075, remained at the old assessed value. It is suspected this one was neglected in the request for reassessment.
Parcel AcresAssessmentPID Notes
1 10066000 40199705 Phase 5 in old plan. Not Owned by HarbourEdge.
Still owned by prior bankrupt/deceased owner.
Try to acquire at tax sale
2 81.545600 41054024 Phase 2. Partially developed.
3 158.552400 41213075 Explore possibly excluding this one,
no market to develop lots
4 9425300 41306242 Along most of Nebooktook Walk, the back road.
Explore possibly excluding this one.
5 102.527100 41213083
Explore possibly excluding this one, 
no market for lots
6 43.516300 40805814 Grassy lake. Best opportunity to develop and sell waterfront lots.
7 10528400 40805798 Mostly swampy wetlands, but has small main road access at corner for division into a couple lots. Suggest cede majority to common lands, wildlife refuge
8 2017600 603811 Outside main development on main road. Possible future commercial development for retailers oriented to summer visitors and local daily needs
9 133155100 40805780 Common Lands No true resale value, as it cannot be developed or used commercially, but must be preserved for use by the lot owners. Therefore it is the key value added property to sell future lots.
Due to license agreement must cede to owners at development completion. Must maintain until then by collecting fees from owners. 
Previous assessment $93,300 CAN

Total Assessed Value of HarbourEdge Parcels: $369,100 CAN

Total Assessed Value of All Parcels in Original Plan: $435,100 CAN

Documents

More Specifications

  • 61 parcel subdivision comprised of 52 approved zoned (single family residential) lots with infrastructure, 1 lot with large concrete building, and 8 large land parcels
  • Lots are between 1 and 5 acres each
  • 2 miles of sandy beach deeded as community property for the lot owners
  • Private electronic gated access to the community
  • +/- 132 lots of the original subdivision have been sold; with +/- 22 homes constructed.
  • Current lot owners pay annual dues of $355. (Varies depending on projected budget)
  • Covenants, conditions and restrictions (CCR’s) are in place
  • There are 500 acres which have not yet been subdivided for a development total of approximately 950 acres.
  • Street signage is in place on 5 miles of gravel roads
  • Zoning: Mixed Use