BUTTE COUNTY, CA | 10.06 acres | Cleared Homesite & Garden | Easy Access | Gorgeous Views For Sale

Own This Property for $13k Down + $945/month – No Bank, No Credit Check!

California Land for Sale near Lake Oroville

Escape to the mountains without giving up convenience! This 10.06-acre property near Lake Oroville offers a rare combination of privacy, panoramic mountain views, usable land, and easy road access — all at a price well below market value.

• Cleared, Ridgetop Homesite
• Overlooking Gorgeous Mountain Valleys
• Shed & Garden Area On-site
• Cleared Driveway
• Paved Road Frontage
• Power Available
• Lake Oroville Recreation Nearby
• Lowest-priced 10+ acre Lot in the Area!
• Owner Financing Available: $13k down, $945/month – No Bank, No Credit Check

Perched on a cleared ridgetop homesite, the property overlooks gorgeous mountain valleys, creating an incredible setting for a future home, weekend retreat, or private getaway. The elevated position provides a feeling of space and seclusion while still keeping everyday necessities close by.

One of the property’s biggest highlights is the cleared ridgetop homesite. Instead of starting with a completely overgrown piece of mountain land, you already have an established cleared area that offers an excellent starting point for your plans. Stand on the ridge and take in the beautiful surrounding mountain valleys — a peaceful backdrop that’s hard to replicate with ordinary residential land.

There’s also a shed and garden area already on-site, giving you a head start on creating your own private mountain homestead. Access is another major advantage. The property has 80 feet of direct paved road frontage along Paiute Drive, a public paved road. An existing cleared driveway connects directly to Paiute Drive, making it easy to access the property and the ridgetop homesite. Power is also available, adding another important piece of infrastructure for future development.

Outdoor recreation is just a short drive away. Lake Oroville is approximately 25 minutes from the property, giving you convenient access to boating, fishing, hiking, camping, and other outdoor activities. And when you need groceries or everyday necessities, Canyon Lakes Market is only about 6 minutes away. So you get the best of both worlds here – peaceful mountain living with everyday conveniences within easy reach.

Perhaps best of all, this property is priced well below market, creating an opportunity to own over 10 acres in a beautiful mountain setting without the typical price tag. Owner financing is available, making it possible to purchase this property without relying on traditional bank financing.

If you’ve been looking for an affordable piece of California mountain country where you can create your own private retreat, this property deserves a closer look. Grab it today at an unbeatable Acretown price!

Call or text Scott directly at 314.639.9777 or email info@acretown.com if you have any questions or would like to make an offer.

Si habla español, por favor pida por Andy en nuestro equipo y él estará encantado de ayudarle.

We’ve posted a lot of info below – including critical instructions for visiting the property – so please keep reading!

Best Deal in the Market – Check Zillow or Redfin and You’ll Agree!

After opening this map, you may see even more information about the area by clicking on the Layers & Basemaps button at top right.

• CASH PRICE: $59,900
• OWNER FINANCED DEAL: $13k down, $945/month – no bank, no credit check (see full details in FINANCING section below)
• ADDRESS (street # estimated – use GPS for navigation): 4260 Paiute Dr, Oroville, CA 95965
• SIZE: 10.06 acres
• GPS COORDINATES: 39.715262, -121.491799
• PARCEL #: 058-210-175-000
• ABRIDGED LEGAL DESCRIPTION: DARK CANYON RD & PAIUTE DR
• FULL LEGAL DESCRIPTION: view here
• PLAT MAP/SURVEY: none (get County’s boundary/KML file here – open in Google Earth)
• TITLE: General Warranty deed (clean – no back taxes, no liens)
• MINERAL RIGHTS: any mineral rights we own will convey to buyer (we have no knowledge of severance of mineral rights by a previous owner)
• DIMENSIONS (approximate): starting at NW corner, 1,672’ E x 80’ S (road frontage) x 1,525’ SW x 465’ NW to POB
• FLOODPLAIN: none
• WETLANDS: none
• ELEVATION: 2015 feet
• TERRAIN: mountainous with flat areas
• CONDITION: partially wooded with cleared areas, shed, garden beds
• ACCESS: 80 feet of direct frontage on Paiute Drive, a paved public road
• POWER: available along the road through PG&E, 1-800-743-5000
• WATER: well would need to be installed
• WASTEWATER: septic system would need to be installed
  • The built-in savings you receive on all Acretown properties frees up extra money to install a variety of conventional and more modern, non-conventional septic systems, like mound systems, pressurized dosing, plastic chamber leach fields, aerobic treatment, etc. (which have become popular solutions in rare cases of non-satisfactory perc tests).
• TAXES: $530 in 2025
• HOA: none
• HOA FEES: none
• DEED RESTRICTIONS: none identified
• ZONING: FR-5 (Foothill Residential)
  • single-family homes
  • mobile/manufactured homes OK
    • HUD certified
    • permanent foundation
  • ADU’s OK
  • setbacks: 20′ front;, 10′ side, 10′ rear
  • farming, animal grazing, and private stables allowed
  • minimum new lot: 5 acres, 65 feet wide
• SCHOOL DISTRICTS: Ophir (Elementary) – Nelson Avenue (Middle School) – Las Plumas (High School)
• NEAREST CITIES: Oroville < Sacramento
• NEAREST AIRPORTS: Oroville Municipal Airport (20 mins), Chico Regional Airport (38 mins), Sacramento International Airport (1 hr 18 mins)
• COUNTY GOVERNMENT:
  • Assessor (530) 552-3800
  • Treasurer / Tax Collector: Treasury (530) 552-3730; Property Tax (530) 552-3720
  • Clerk / Recorder (530) 552-3400
  • Planning & Zoning (530) 552-3701
  • County GIS

coming soon . . .

OWNER FINANCING: We do offer owner financing under the following terms:

• Owner Financed Price = $66,300
• Down Payment = $13,000
• Monthly Payment = $944.83
• Term = 7 years (84 months)
• Interest Rate = 10.9%
• No Pre-Payoff Penalty!
• No Bank, No Credit Check!

We have a two-week waiting period after the posting of our original MLS listing before we open up the owner-financing option. Also, if you would like to make a larger down payment in exchange for a slightly lower interest rate and/or fewer payments, we can certainly accomodate that, so just let us know! Or you don’t have the full payment now but expect to have it within the next 60 days? We may be able to custom design an installment plan that works for you, so just reach out to us and ask. If you’d like to buy this property via owner financing, call or text Scott directly at 314.639.9777 or email him at info@acretown.com and we’ll get you set up!

OUTSIDE FINANCING: Your best deal for third-party financing will probably come from AgWest Farm Credit or E-Construction Loans and their details are below:

AgWest Farm Credit is one of the best local land lenders in the area, and they require as little as 20% down up with interest rates as low as 8-9% for a term of 10-15 years, with no pre-payoff penalties. You can contact them by phone at (530) 671-1420 or visit their nearest office at: 1800 Lassen Blvd, Yuba City, CA 95993. They serve all of California.

E-Construction Loans, Tim Jarvis, timjarvis@sbcglobal.net, (408) 238-4606: Tim is a land lender and offers loans at 10% down, 25-year amortization and a balloon payment in 10 years. Please contact him for all the details. They do serve California.

Positioned in Northern California’s Sierra Nevada foothills, this location offers exceptional access to outdoor activities and natural beauty. Just 5 minutes away, Lake Oroville State Recreation Area features over 155 miles of scenic shoreline, making it a premier destination for boating, camping, and freshwater fishing. Roughly 22 minutes away, the North Table Mountain Ecological Reserve attracts outdoor enthusiasts with its elevated basalt mesa, seasonal waterfalls, and sweeping spring wildflower blooms. For watersports and salmon watching, the Feather River Fish Hatchery and nearby river parks are just 12 minutes down the road. Local grocery shopping and major retail essentials are readily available in Oroville, located about 12 minutes away, which is also home to the nearest Walmart Supercenter. For expanded suburban conveniences and metropolitan entertainment, the major city of Sacramento is accessible within a drive of 1 hr 20 mins.

NEARBY – Lake Oroville State Recreation Area (5 mins), Kelly Ridge Visitor Center (5 mins), Bedrock Park (11 mins), Feather River Fish Hatchery (12 mins), Historic Oroville Chinese Temple (12 mins), Bolt’s Antique Tool Museum (13 mins), Forebay Aquatic Center (16 mins), Oroville Wildlife Area (20 mins), Clay Pit State Vehicular Recreation Area (20 mins), North Table Mountain Ecological Reserve (22 mins), and more!

CANYON LAKES MARKET (6 mins), nearest grocery store

OROVILLE (25 mins), nearest city with Walmart

• RETAIL – Walmart, Raley’s, FoodMaxx, Dollar General, Dollar Tree, and more!
• RESTAURANTS – Taco Bell, McDonald’s, Wendy’s, Carl’s Jr., and more!
• MEDICAL SERVICES? Yes, Oroville Hospital, Feather River Health Center, Walgreens, and more.
• RECREATIONAL – Lake Oroville State Recreation Area, Bedrock Park, Feather River Fish Hatchery, and more!

SACRAMENTO (1 hr 20 mins), nearest major city

• RETAIL – Target, Trader Joe’s, Whole Foods Market, Arden Fair Mall, and more!
• RESTAURANTS – In-N-Out Burger, Chick-fil-A, Chipotle Mexican Grill, and more!
• MEDICAL SERVICES? Yes, UC Davis Medical Center, Sutter General Hospital, Kaiser Permanente Sacramento Medical Center, and more.
• RECREATIONAL – Sacramento Zoo, California State Railroad Museum, Discovery Park, and more!

You can go view the property at your convenience – owner does not need to accompany. Please call/text us to let us know you’re heading out, so we can (1) confirm its availability (our land does sell fast), and (2) ensure we have our phone on us in case you need help or have any questions. We’d appreciate a couple hours notice if possible. In case you lose cell phone service, it may be helpful to print off as many helpful documents as you can before you head out there.

DRIVING DIRECTIONS: Click HERE to open the destination in Google Maps, and simply enter your starting point to get step-by-step directions.

• From this link, you can press “Directions” (on the left), enter your starting point, and Google Maps will provide you with step-by-step directions.
• You can also click “Send to Phone” if you’re viewing this on your computer
• And “Save” to download the directions so they’ll still work if you lose cell service.

If for some reason you’re having trouble with that link, you can navigate to GPS coordinates: 39.715262, -121.491799

WALKING THE PROPERTY LINES WITH YOUR PHONE: Before visiting the property, we highly recommend installing the Google Earth app and enabling Precise Location. Then:

1. Tap here to open the property boundary map. The Google Earth app should open automatically.
2. Tap Table of contents at the bottom of the screen.
3. Select the property name. Google Earth will take you directly to the property and display its boundary lines.
4. Tap the My Location arrow to see your live position as you walk the property.

The blue dot represents your current location relative to the property lines. We strongly recommend opening and testing the map BEFORE visiting the property.

IMPORTANT: Property boundary maps and phone locations are approximate and should not be treated as a legal survey. Please contact us if you have any questions.

WHY ARE YOU SELLING IT SO CHEAP? We are often asked why we price our properties at below market value, and the answer is really simple: because we can, and that’s our core business model. We are investors who purchase properties at a large volume and deeply liquidated rates, and by passing this discount on to our buyers, we can sell land quickly . . . and more of it! In fact, our average property only lasts 2-3 weeks on the market (vs. industry average of about 6 months).

DISCLAIMER: We attempt to provide detailed, accurate and up-to-date information in our listings, in order to help our buyers to the best of our ability. However, it ultimately remains the buyer’s responsibility to perform their own due diligence and double check any details that are of significant importance to you including acreage, utilities, buildability, and approved/allowable useage for the property. We are happy to help however we can.

Hundreds of buyers have successfully purchased land from Acretown. This simple reservation just holds the property while you review the agreement.

$500 REFUNDABLE – APPLIED TO PURCHASE – NO OBLIGATION