Here are some answers to questions that we commonly get asked from people who are interested in buying parcels of land from us.
Hopefully it will help you have a better understanding of our convenient and hassle free buying process and what it’s actually like to own property in the area.
If your particular question isn’t answered on this page, please check out our page titled: General Info. It contains much more detailed information.
Of course, you can always call or email us and we’ll be happy to answer any questions that you might have.
Can I make payments?
Yes! We’re pleased to be able to offer owner financing on all of the parcels that we sell.
What if I don’t have good credit?
No problem! It doesn’t even matter to us because we NEVER do any credit checks. If you can come up with the money for the modest down payment and you’re willing to make your low monthly payments, you automatically qualify.
How long does the buying process take?
Unlike going through the frustration of buying a home or property from the bank, buying from us is hassle free and doesn’t take long at all. It can be usually completed in a week or two.
I’ve decided that I want to buy, what do I do next?
Great! You won’t believe how simple the process is.
- Once you have picked out a lot, you just give us a call or send us an email.
- You tell us what lot you want and provide some basic information such as your name, address, and contact info.
- Once we come to an agreement, we mail you a packet that contains a simple contract to sign.
- You sign the contract and mail it back to us with your down payment included.
- Then you begin making your monthly payments the following month.
- When you have made all your payments, we send you the deed and the process is complete.
This sounds to good to be true. Is this for real?
We get this question a lot. After all, we live in a day and age where people have to be careful to avoid being scammed. Rest assured, we are the real deal and we don’t mind offering owner financing on the land because we realize that most people just don’t have the cash to buy land outright. We’ve specialized in selling owner financed land because we realize that it can be very difficult to get a loan to buy land, even if your credit is great.
How do I know that it’s safe to buy from you?
We’ve been selling cheap owner financed land in this area since the late 1980’s. That’s 30 years of helping people just like you buy the property of their dreams! We’ve had MANY satisfied customers over the years and even several repeat customers. Customer service is our number one priority and we think that our A+ rating at the Better Business Bureau proves that.
Do you offer a discount if I have cash?
Yes! All of our listings contain a discounted cash price as well as a financed price.
What if I want to pay the loan off early?
No problem. We’ll even give you a 10% discount on the remaining balance if you pay off the loan within the first three years. Additionally, we never charge any prepayment penalties.
What if I want to make a larger down payment or bigger monthly payments?
That’s a really great question! The bigger your down payment is, the lower your monthly payments will be. If you decide to make larger monthly payments, you will pay the loan off much more quickly. We offer 12 or 20 year financing. If you choose the 20 year option, your monthly payments will be lower but you’ll pay more in interest over the life of the loan. We always like to encourage people to choose the 12 year option and if you can pay a little extra each month, you’ll pay the loan off faster and save money in terms of the overall amount of interest that you end up paying.
I live out of town and can’t make the trip to see the land right now. Can I still buy land?
You would be surprised how many people from out of town actually buy land from us. Many of them can’t make the trip out to inspect the land when they buy so we offer a 1 year option to switch. The way this works is very simple. If you buy a lot sight unseen, we’ll give you a full year to go inspect the property. If you’re not satisfied for any reason, you can switch to another property that we have available at that time and we’ll even apply the equity that you’ve already paid to the new parcel that you pick out.
Can I live on this land?
Yes! All of the land that we sell is zoned for one home. However we occasionally sell parcels of land that are zoned “recreational” as well.
Can I camp on this land?
Klamath County recently changed their rules to allow “limited” camping on the land that we sell. Keep in mind that this land is zoned residential which means that you can build a home or cabin on it. Many places that are zoned residential don’t allow camping at all but short term camping is actually allowed. You can camp in an RV, tent, or just on a bedroll if that’s your style. To learn more about camping on the land we sell click here: Camping Rules.
Keep in mind that if you decide to camp on your land, you will need to check with the local fire department to find out if campfires are allowed at the time of year that you will be camping. You need to be aware that if you start a fire that gets out of control, the county may hold you financially responsible for any fire suppression costs as well as the costs of any property damage. Never leave a fire unattended and always make sure that the fire is completely out and cold before you leave. Also, be sure to haul all of your garbage and bathroom waste of of the property when you leave. Outhouses are not permitted.
What is the road access like?
All of our properties have deeded road access. In most cases, the roads leading to the land are gravel but some of the more remote pieces of land may be rough dirt roads. Most of our properties can be easily driven to even without a four wheel drive vehicle but some may require a 4×4. Be sure that you read the details in the property listing as it will tell you if a particular property requires four wheel drive. Keep in mind that this area does get snow in the winter time so be sure to check with us about the current road conditions before you make the trip.
Do I have to build if I decide that I want to buy a piece of land?
Absolutely not. Of course, you can build if you want to, but you certainly don’t have to. If you do decide to build, make sure that you contact the Klamath County planning department to make sure that you get all of the necessary permits, inspections, and that you are in compliance with any applicable zoning or building regulations.
Do I need to drill a well if I buy land?
This is a question that we often get asked and there is much confusion about this issue. In the past, you were allowed to use a refillable cistern and haul your own water to your home or cabin. Then, a few years ago, Klamath County changed the rule and started requiring new property owners to drill a well before they could build. The latest development is that they have since reversed this decision and you can once again use a refillable water cistern. There are a lot of people who live on the properties that we sell at higher elevations that either couldn’t afford or chose not to drill a well and they use refillable cisterns.
How deep are the wells in the area?
This is a very difficult question to answer. We have spent some time looking over the Klamath County well logs for property in the area and we’ve seen that wells can range from around 200 feet to over 1,000 feet deep. You would think that the lots at lower elevations “should” require shallower wells but drilling a well isn’t an exact science. As a matter of fact, in the area where our properties are highest in elevation, the well logs show that well depths can vary dramatically. Below are a few screenshots of the well logs for a small area in Klamath Falls Forest Estates on Bly Mountain. This is one of the areas that is higher in elevation. Keep in mind that this is just a small sample of well logs to show you that the depths of completed wells can vary quite a bit. Just because a lot is higher in elevation doesn’t mean that you will have to drill deeper but it’s important to understand that it could. Please click on the images to make them large enough to read.
Here’s an example of a well log report for the Nimrod River Park area.
If you would like to do your own research about the depths of wells that have been drilled in Klamath County, you can do that by clicking here: Oregon Water Resources Department Well Log Query.
Do I need to install a septic system?
If you decide that you would like to build a home, cabin, or have a manufactured home brought in, you will need to have a septic system installed first.
Are composting toilets allowed?
You should check with the Klamath County planning department about this but I am aware of at least one of my buyers who has a composting toilet. They can be reached by calling 541-883-5121: Option 4.
Does the county allow the use of alternative building materials or Yurts?
Again, the county planning department is the best resource to answer any questions that you may have about using alternative building materials or living in Yurts. We are aware of at least one home that we built using straw bale construction a few years ago.
Are animals allowed on the land?
Yes! These properties are zoned for both large and small animals. A lot of people have horses and have purchased land in the area because there are so many places to trail ride. Many of our properties are within riding distance of BLM or National Forest lands so there are plenty of places to ride!
Can I grow a garden in the area?
Yes! Many people in the areas choose to grow gardens. Some people, at higher elevations, find that a greenhouse can help extend the growing season for them.
What are the winters like?
This area has a four season climate which means that there is often snow during the winter. The amount of snow can vary quite a bit from the lots that we sell at higher elevations to those that are lower in elevation.
What is the elevation of the land?
Our properties range from around 4,100 feet to around 5,500 feet above sea level.
What kinds of things are available to do in the area?
The area is a sportsman’s paradise! There are lots of things for outdoor enthusiasts to do. So much so that we have created a special page that highlights some of the things that people like to do for fun in the area. Click here to visit that page: Things to Do
What services are available in the area?
Many of our properties are located about 30-40 miles east of Klamath Falls. There are a few smaller towns like Bonanza, Sprague River, and Chiloquin that offer some places to shop or go to school but most major stores or services are located in Klamath. According to the 2014 US Census, Klamath Falls has a estimated population of 21,119. Klamath County is the largest county in Oregon an has an estimated population of 65,455. We have a page that lists many of the services and amenities on our website as well. You can check that page out by clicking here: Local Services