ScotianAtlas
MapFOR SALE · 36DMLS® 202619165 · PID 50049931

382 Broad Cove Banks Road

1 Storey
$975,000
BEDS · BATHSNot measuredSQUARE FEETNot measured$ / SQFTNot measuredASSESSED 2026$195,400
LISTED BYLeslie Freeman · Inverness Properties Ltd.
1WHAT IT ISPHOTOS AND THE FACTS THAT DECIDE
PHOTOSMLS® MEDIA © LISTING BROKERAGE
THE PHYSICAL RECORDMLS® + PVSC
Lot11 acres
Built1978
Style1 Storey
ABOUT THIS HOMETHE LISTING BROKERAGE’S OWN WORDS

This 14 +/- acre property runs from the paved Banks Road to the ocean, just over a mile from the centre of the town of Inverness. Partly cleared, wooded along the edges and on the lower half, there are lovely ocean views from almost everywhere on the land. A wonderful home site so close to town, also with great potential to host multiple residences. There are currently three cabins on the property, of which the main one - occupied by the owner evey year seasonally - has power and water and high speed FibreOp internet. A particular feature of the terrain here is that the land slopes down to the ocean in a series of what could be called “benches”; naturally terraced.

2WHAT IT IS WORTHGOVERNMENT RECORD · 5 YEARS · NO ESTIMATE
ASSESSMENT RECORDPVSC · 2022–2026 · GOVERNMENT RECORD, NOT AN ESTIMATE
2022$89,1002023$97,3002024$200,8002025$195,3002026$195,400

Five most recent assessment years held — the full depth of the published PVSC roll. Nothing is withheld by tier here: no account or membership opens a longer series.

HISTORYMLS® EVENTS FROM 2026
JUL 30 2026Listed for sale$975,000MLS® 202619165
VALUE & TAXESPVSC · GOVERNMENT RECORD
Assessed market · 2026$195,400
Taxable (capped)$90,300
Cap shelter+$105,100
Est. property tax · 2026$948/yr

Taxed on $90,300 of a $195,400 assessment$105,100 sheltered by the NS assessment cap, at $1.050 per $100.

ASSESSMENT IN CONTEXTPVSC · GOVERNMENT RECORD
Broad Cove Banks median · 2026$92,500
This property$195,400 — between the median and the 75th percentile
Change 2025 → 2026+$100 (+0.1%)

2026 assessments in Broad Cove Banks run $11,300 to $488,950 (10th–90th percentile, 192 properties). Position within the distribution is a fact of the roll, not an opinion of value.

3WHAT IT COSTS TO OWNARITHMETIC ON PUBLISHED RATES — NOT A QUOTE
OWNING THIS HOME · 20% DOWN · 5% · 25 YRCOMPUTED FROM GOVERNMENT RECORDS · NOT A VALUATION
MONTHLY, ALL IN$4,708MORTGAGE $4,537 · TAX $171/MO
TAX, YEAR ONE$2,052+$1,104 — THE CAP RESETS
CASH TO CLOSE$209,625DOWN $195,000 · DTT $14,625

ARITHMETIC ON PUBLISHED RATES — NOT A QUOTE, NOT ADVICE · LEGAL FEES AND ADJUSTMENTS ARE EXTRA AND NOT ON RECORD · SNS DEED-TRANSFER LIST JULY 2026

Listed by Leslie Freeman · Inverness Properties Ltd. · MLS® data © Nova Scotia Association of REALTORS®.NOTHING HERE IS PAID PLACEMENT

https://www.scotianatlas.com/listing/202619165 · Retrieved Sep 4, 2026 · NOT A LEGAL SURVEY