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From the north: go south on I-5; take 58 southeast from Eugene to 97. Go south on 97. Before Klamath Falls, near Chiloquin, you'll see a sign for 140, or Lakeview. Exit 97, go through Chiloquin, and follow the Sprague River Highway to Sprague River if you are looking for land there. Most of the land is on Bly Mountain above Bonanza, so most of you will continue on past Sprague River until you come to highway 140. At this point, take a right and climb up Bly Mtn. You will see a sign "leaving National Forest". You will see a road called Kodiak on the right. This goes into the north end of Unit 1. About a mile further, you will see a row of mailboxes and a big level gravel area on the left. This goes into unit 4, and is Hummingbird. Go about a mile more, and you will see a green pump house on the right, this is Sparrow, access into unit 1. If you go left here, east, on Knightfisher, you are going into unit 4. Continue down 140 south and you are heading back into Klamath Falls. A few more miles down the road you will find Bly Mtn. Cutoff, which goes into Bonanza. If you head west on 140, you'll be in Klamath Falls in about 20 minutes time.

From the south: take I-5 north, and just past Mt. Shasta, take the Weed cutoff , 97 North. Go about an hour, cross the border, and when you get almost to Klamath Falls, you'll see a sign for Lakeview and Highway 140. Go east on 140 to Bly Mountain. You'll go through Olene and Dairy and stay ON 140. You'll come to Bly Mountain cutoff by the old Ponderosa Cafe, Fire station, etc. and note that to the left and right of Bly Mountain Cutoff and highway 140 is KFFE or Klamath Falls Forest Estates.

If you have already bought sight unseen, and need help finding your land, you can contact Tim Newman to help you. If you have not already bought, you can get directions from me or my website. Pick out the lots that you are interested in, then click on the button to the left of the page that is labeled "Maps & Directions". Keep in mind that the availability of lots change daily, so if you spend the time driving and looking, plan on looking at more than one that you might be interested in. Then, be sure to contact me immediately if you find one you like so I can make sure that someone else doesn't buy it before you get the chance to. If you miss me, leave messages, as it is a first come first serve basis. Again, my name is Michael E. Long and my home phone number is (503) 925-0981. If you need help finding the land, call Tim Newman at (541) 545-6696. Try to give him advance notice to ensure that he is available to help you. Tell him that Michael Long sent you. Give him the legal description of the land you are interested in so he knows what to show you.

These lots are located above a small town called Bonanza, about 25 miles east of Klamath Falls. They are in the country, off state highway 140, around Bly Mountain. We also have land available near Sprague River or Beatty.

The terrain varies on the lots, from almost flat, to gentle slopes, some steep. Some lots have many trees and some do not. Most lots have some trees, some large some small. The trees vary in type, some have pines, and some fir, and cedar, aspen, juniper and some are a combination of all of the above. Some lots are bushy with mazanita, some have rock formations, and some have surface rock. All are individually unique.

The area is rural. There are scattered homes throughout the area. Some people live there year round, some seasonaly. There are approximately 75-100 homes in the 40 square miles of woods that was sub-divided back in the 1960's on Bly Mountain. The Sprague River area has fewer homes and is valley living, rather than woods. We often get land just above the valley floor on what is called Tableland, and land just above that, wooded, below the National Forest Elevations. We get land between the valley floor and the National Forest at times as well, but it has smaller trees. It is lower in elevation however, and less money for a well and less snow in the winter time.

Note: The county of Klamath recently reversed a decision with Ordinance 45.83 as regards water and wells. YOU CAN NOW ONCE AGAIN LIVE ON THE LAND AND BUILD WITHOUT A WELL IN KLAMATH COUNTY. YOU CAN USE A CISTERN TYPE SYSTEM AGAIN, AND HAUL YOUR WATER IN.

Most of the lots are located off Hwy 140. Occasionally they are near the town of Sprague River. Roads vary, some being gravel and great to drive on, some being bumpy and dirt. Most roads that have homes on them are gravel. Two road associations maintain many of the roads. The cost on this varies between $25.00 and $35.00 a year, depending on the area. During winter months they may be snow covered and / or muddy. All lots have been surveyed, re-bar for corner markers. Some corners are hard to find as the surveys were done years ago. Many of the lots are marked with wooden lot signs and some with the name Long on them. Many of the front comers are marked with orange and white ribbons in nearby trees or on stakes.

These parcels are in the country. Some of the lots have power and phone, many do not. The parcels do not have water and sewer hook-up, so a septic system and water is needed. The majority of parcels are easy to approve for septic. The average cost on a septic can vary from $5,000 to three times that if you need a special sand trap system due to rock base. Permits for septics run about $800-$900.00 average, and more if it is an expensive sand trap system permit. Wells run an average of 250-400 feet, if you are on the lower end of Bly Mtn or in the valley. If you are on Bly Mountain you COULD drill 900-1000', and spend around $50,000 for your well.

Note: The county of Klamath recently reversed a decision with Ordinance 45.83 as regards water and wells. YOU CAN NOW ONCE AGAIN LIVE ON THE LAND AND BUILD WITHOUT A WELL IN KLAMATH COUNTY. YOU CAN USE A CISTERN TYPE SYSTEM AGAIN, AND HAUL YOUR WATER IN.

To get current quotes on costs and to determine which companies might serve the area you are looking at, please feel free to contact the Klamath County Planning Dept. at (541) 883-5121. Also feel free to contact the Code Enforcement Officer if you have questions about the building process and living on the land. His name is Earl H. Perry and his number is (541) 883-5121 Ext. 3072.

Natural Gas	Avista Utilities	(800) 227-9187
Electricity	Pacific Power and Light	(888) 221-7070
Phone	Centurylink Phone Service	(541) 259-1241
Watermaster	Well Logs	(541) 883-4182
Well Drilling	Gary Diamond	(562) 347-6756
	(Diamond D Drilling)	68alphapro@gmail.com
	Mr. Fry	(541) 533-2509
	Mr. Sevey	(541) 882-3504
Septic	Mr. Fry	(541) 533-2509
	Installers List
Tractor Work (Drive/Pad)
Dorris CA Area	John and Joe	(530) 340-2630
Bonanza/Sprague River Area	Jimmy	(541) 891-1561
Bonanza/Sprague River Area	Joe	(541) 591-9130
Professional Services: Lynn Tanner helps with zone changes, septic approvals, building. (541) 591-0016

From $30.00 to $100.00 per year currently.

The Klamath basin is about 4000' in elevation so more precipitation comes as snow here than it might in the lower elevations. The area gets an average of 300 days of sunshine a year.

NOTICE: Revised on 11/24/2015 due to recent rule changes.

Zoning: The land parcels we sell in Klamath County are zoned R-1 for one home. R-1 means that at this time, you can have a residence, if you have at least one acre. R-2 would be two acres, R-5, five acres. The land we are selling currently, is zoned R-1. Manufactured homes are OK. Both large and small animals are also OK, but there are maximums, so ask if you are setting up an animal shelter, or kennel. If you intend to live on the land other than camping, and want to develop it as a residence, a septic system is required. Wells are optional.

Camping: In 2015 Klamath County once again has legalized “camping by owner.” You can camp up to 120 days per year on your land, no permit needed. Please be respectful of neighbors when it comes to guns, noise, dogs, etc. We ask that you carry out your garbage, black water (sewage), and all waste. If you don’t have a self-contained unit, like an RV, trailer, or 5th Wheel, and plan on an extended stay, please order a Porta Poddy service. Constructing outhouses or using the bathroom "in the trees" is NOT allowed. NO OPEN FIRES during fire season! If you want an open fire, find out if they are allowed at the particular time of year. I’ve seen more than one camper try to burn down the mountain. If you do start an open fire, please be cautious, use a fire ring and make sure that all tinder and brush is cleared around your fire. There are usually tons of rocks around, so a nice fire pit would be something you might want to create for a safe fire WHEN fires are permitted. Keep a shovel and water available just in case. Extinguish FULLY when not attended. THANKS for staying safe.

Driveway/Pad: Klamath County does not mind if you put a gravel drive or pad on your land, for access. No Permit is needed for this. (Note, should you need to take down trees on the land to do this, contact me with specifics before you cut any down.)

Culvert: Should you need a culvert to divert water, due to a ditch or seasonal stream, a permit is needed, but it is free. Here, you go to Public Works. It’s a free permit.

If you decide you want more from your land than the 120 day camping experience, and if you want to live on, or develop the land, here’s what’s needed:

Contact the Klamath County Planning Department at (541) 883-5121 or 1 (800) 426-9763.

If you follow the current county codes, you can live there while you start the building process. The first step is a site plan. Put down on an 8 ½ X 11 piece of paper, your county R number, the road, your parcel dimensions, and where you intend to put the home, the well, the septic, and any other structures you might want. This permit can be obtained from Libby in Planning. It’s under $100. It’s called an LUCS, which stands for Land Use Compatibility Statement. The county will then study their flood and deer overlays, the zoning, etc. and determine if you can do as you plan, on the land.

The second step is a site evaluation which currently costs around $800 to determine what type of septic system you’ll need. This is handled by On Site. Talk to Jenny and Debbie. This step is a necessity before you can build your home. Once you start, forward progress, by getting the test holes dug and moving forward in a timely manner getting things built, is key. Once you dig test holes, the county site evaluation team will let you know what type of a septic system you’ll need. Keep in mind, this will be somewhat determined by the size of home you intend to build. Note: It is legal for you to build your own septic system. However, unless you follow all the rules closely while doing so, you’ll never get your system approved. Trust my years of experience, get a county approved septic installer and have it done right the first time, by someone that will ensure it passes inspection. A complete list of septic installers is available under the Utilities section above, under Septic.

The third step are two complete sets of plans for your structure(s). This is handled by the building department. Plans must be paper, not electronic. Fees change, determined by size and number of structures being built.

The fourth step would be inspections. Once those were signed off, you would be fully legal to occupy your residence.

Building on your land once you have a residence: Once you have a residence, you can build up to a 200 sq. feet structure without a permit. Check setbacks with the Planning Dept. to ensure you are far enough away from lot lines. It’s usually 5-15 feet.

I have recently seen one of my buyers install a small park model home. It is under 200 sq. feet. Because it is their residence, a permit IS needed. It has a composting toilet, so the septic system will end up being standard, small, and fairly inexpensive. The KEY is contacting the county first, paying for your site plan and then evaluation, and then moving forward with the work required in a timely manner, and showing forward progress.

Any Questions you might have about Yurts, Earth-Ships, Earth-Bag construction, and exactly WHAT you can build, or can’t, call Planning.

Klamath County regulations are often changing, so ensure you find out what is needed for YOUR current situation. Decide what you want and then ask what permits are needed! It saves me an email or call from Earl, the county Code Enforcement officer, and it saves you a visit and a possible fine. Find out what permits are needed for a well, for your building, etc. Find out current costs. Call Klamath County Planning Department (541) 883-5121, or 1 (800) 426-9763.

Once you agree to buy, we send out an Agreement for sale of Real Estate. This is a land sales contract and is a legal means to sell land in Oregon and California. The down payment, monthly payments, property taxes, and any Road Association dues are paid to Michael E. Long, Inc. or Affordable Land LLC, at P.O. Box 1148 Sherwood, Oregon 97140. We finance with no credit check. On line payments monthly from your bank, where we get regular physical checks, works well for many. Check or Money orders are OK. We do not do credit cards and transfers. Many buyers simply make payments on this contract until paid in full. At this time we issue a Warranty Deed and record it at the county for you. In the case of land in California, we will issue a Grant Deed. Each time you pay us, you get a receipt, perforated stub to include with the next payment, and an envelope. We add $5.00/month into the monthly cost of the land to cover collection/billing expenses.

On our Oregon land, should you decide on recording a deed while you are buying the land, you need to send us $100 and state that you want a deed packet. We prepare a Warranty Deed, Trust Deed, and Promissory Note. The Warranty Deed states you own the land. The Trust Deed says yes, but that you’ll pay us this much for so long. The $100 covers recording the Warranty Deed and Trust Deed at the county. We charge $100 in the end when you pay off. We pay Amerititle Title, as the Trustee between the two of us, and once you are paid in full, they will reconvey or “take away” the lien or Trust Deed from the Warranty Deed that was recorded in the beginning, that you already hold. Should you have questions or concerns, feel free to communicate with us, or Debbie Bergener at Ameri-Title in Klamath Falls. (541) 883-3401. Should you buy land from us in California, and desire a similar process, we’ll need to go through an escrow with Shasta Title, in Yreka CA, at buyers expense.

NOTE: If you desire to build while you are making payments on the land in Oregon, take a copy of your Agreement for Sale of Real Estate to the Klamath County Planning Department. Show the ladies in Site Evaluation a copy, and they will email me a release form to sign, so you can start the building process without being deeded, as mentioned above.

If you buy sight unseen, you have one year to look at the land and change it to another lot if you do not like it, or decide you are interested in another type of lot. We simply write up another Sales Agreement, and switch equity from one piece to another. Most contracts involve the option to switch, especially if you purchase sight unseen as most people do. Some see their lots first and there is no need for an option to switch. Everyone is invited to view the property first if time allows you to break away and do so. People rarely switch, as the pictures are quite good, and the land is always much more than you can imagine from seeing just pictures. Note, we have had some people want to make numerous switches, each time they see property on line that they make like better than what they bought. Because of this, we have a point in our agreement that states that a $150 cost for a switch is a possibility. This will be determined between the buyer and seller at the time of the switch.

Lots in Klamath Falls Forest Estates 4, have a road association. The major access roads are plowed in the winter when it snows in unit 4. Individuals who live in the area maintain the rest of the roads. The roads in Unit 1 are all improved with culverts and gravel. Some of the roads in Unit 4, especially those that no one lives on, are not improved. If you want to request an upgrade or improvement for your road in Unit 4, contact Klamath Falls Forest Estates, Unit 4, Maintenance Association at: KFFE UNIT 4 RMA, P.O. Box 520 Bonanza Oregon 97623 or email: KFFEunit4@gmail.com Requests for upgrade must be put in writing to the association prior to January 31st, for it will be considered for that years contract. Cost per year for unit 4 is currently $29.86 per year.