Conway and Fir Island occupy the Skagit River delta south of Mount Vernon — some of the flattest, most fertile agricultural land in Washington State. Properties here are unlike anything else in Skagit County in character, intended use, and due diligence requirements.
What You Will Find Here
Fir Island is a true island in the agricultural sense — bounded by the North Fork and South Fork of the Skagit River as they approach Puget Sound. The land is almost entirely flat and has been farmed for well over a century. Properties range from working farms with established leases, to smaller rural residential parcels, to bare agricultural land.
Conway is the small community on the mainland adjacent to Fir Island, centered around the Conway Road exit from I-5. It offers a handful of rural residential properties and serves as the practical access point for the island.
Who Buys Here
Agricultural buyers represent the largest segment — farmers seeking productive acreage, whether for tulip bulbs (the Skagit Valley is the primary tulip bulb production region in the United States), row crops, dairy, or hay. Land investors who value agricultural use for long-term holding also appear in this market.
A smaller segment of buyers pursues Conway and Fir Island for lifestyle reasons: the flat landscape, the wide open sky, the proximity to wildlife habitat (the area is a significant stop on the Pacific Flyway for migratory birds, including snow geese), and a sense of rural remoteness that is genuinely difficult to find this close to I-5.
Critical Due Diligence Points
Agricultural zoning. Most Fir Island land is zoned for agricultural use, which restricts residential construction and accessory structures more severely than standard rural residential zoning. Confirm applicable zoning regulations for any specific parcel before assuming residential development is feasible.
Water rights. Irrigation water in the Skagit Delta is managed through drainage districts and water associations that have operated for decades. Confirm what water rights accompany any agricultural parcel and whether those rights are adequate for the intended use.
Drainage easements. The delta’s agricultural productivity depends on an extensive network of drainage ditches and easements. Properties are typically subject to easements that limit construction near drainage infrastructure. Review the title report carefully.
Flood zone status. Fir Island is within a significant flood zone. Flood insurance is not optional — it is a practical necessity and a financing requirement. Obtain flood insurance cost estimates before committing to purchase. Flood zone classification can be verified using the FEMA Flood Map Service Center.
Access. Some Fir Island parcels are accessible only by crossing other privately owned land or through shared access easements. Confirm legal access for any parcel without obvious direct road frontage.