Reserve This Property
$500 deposit · Fully refundable during the first 10 days
Own This Property for $7k Down + $895/month – No Bank, No Credit Check!
California Land for Sale near Donovan Reservoir
What if you could buy a beautiful lake-access lot for yourself AND acquire 10 additional parcels as a long-term land investment — all in one bargain purchase? That’s exactly what this unique 11-lot package totaling 10.26 acres offers in the Modoc National Forest. The marquee parcel is a 0.10-acre lot just a few blocks from beautiful Donovan Reservoir, giving you an affordable opportunity to establish your own camping, RV, or mobile-home getaway near the water.
- Access to Beautiful Donovan Reservoir & California Pines Lodge
- Mobile Homes & Camping OK
- 11 separate investments in one bargain purchase!
- Direct Road Frontage on All Lots
- Very Buildable: Flat, Cleared, No Floodplain or Wetlands
- Value-Priced to Sell Quickly
- Owner Financing Available: $7k down, $895/month – No Bank, No Credit Check
The star of the package is the 0.10-acre Donovan Reservoir lot. Located just a few blocks from the reservoir, this parcel gives you convenient access to the beautiful lake and the recreational amenities of the California Pines Lodge. The lot itself is particularly attractive: flat, cleared, and outside the floodplain and wetlands. That makes it a very buildable parcel and an excellent candidate for a mobile home, RV setup, camping retreat, or other permitted use. Imagine having your own affordable place near the lake where you can spend weekends fishing, camping, enjoying the scenery, or simply escaping the city. And unlike many expensive lake properties, this opportunity doesn’t require a massive investment.
The recreational flexibility makes this package especially appealing. Mobile homes and camping are allowed, providing buyers with multiple ways to use the property. Whether your goal is a simple RV getaway, a mobile-home retreat, a seasonal camping spot, or simply holding land near a recreational destination, this package offers options.
For investors, the opportunity gets even more interesting. You’re not buying one parcel. You’re buying 11 separate lots totaling 10.26 acres. That means one transaction can immediately and dramatically increase your land holdings. Hold the parcels individually as long-term investments. Sell them separately over time. Keep the most desirable lot for yourself and retain the others as land investments. Or simply hold the entire portfolio as an inexpensive collection of recreational and rural properties. 11 lots means 11 separate pieces of land with their own future potential. And because they’re being offered together, you can acquire the entire package without having to locate and negotiate 11 separate purchases.
Another major advantage is that all 11 lots have direct road frontage. That gives each parcel its own connection to the local road network and adds flexibility to the overall package.
The surrounding area provides plenty of opportunities to enjoy the outdoors. You’ll have access to beautiful Donovan Reservoir and the California Pines Lodge, putting boating, fishing, camping, hiking, wildlife watching, and other outdoor activities within easy reach. At the same time, you’re not completely isolated. Alturas and grocery shopping are only about 16 minutes away, giving you convenient access to everyday necessities while allowing you to retreat to a much quieter environment.
The carrying cost is another major attraction. HOA fees are only $105 per year. That’s remarkably affordable for access to a recreational community near a beautiful reservoir — and particularly compelling when you’re considering that this purchase includes 11 separate lots.
Whether you want to put an RV or mobile home near Donovan Reservoir, build a personal outdoor retreat, dramatically expand your land portfolio, or combine personal use with long-term investment, this is a rare opportunity. Use one. Hold ten. Sell some later. Keep them all. However you approach it, you’re getting 11 separate pieces of land in a single bargain purchase — with the beautiful Donovan Reservoir just a few blocks away.
If you’ve been waiting for an affordable way to get into the California outdoors — or an opportunity to add a substantial number of parcels to your land portfolio in one transaction — this 11-lot Modoc National Forest package deserves a serious look. Grab this fantastic package 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: $29,900
- OWNER FINANCED DEAL: $7k down, $895/month – no bank, no credit check (see full details in FINANCING section below)
- ADDRESS (street # estimated – use GPS for navigation): 133 Bend Dr, Alturas, CA 96101
- SIZE: 11 different lots, 10.26 acres in total
- Donovan Reservoir lot = 0.10 acres
- all other lots range in size between 0.92 and 1.38
- GPS COORDINATES: 41.399007, -120.675120 (Donovan Reservoir lot)
- view all GPS coordinates by lot here
- PARCEL #:
- 036-402-017-000 (Donovan Reservoir lot)
- 038-031-028-000
- 041-042-006-000
- 041-172-012-000
- 041-351-034-000
- 041-362-036-000
- 041-382-011-000
- 041-382-033-000
- 041-532-014-000
- 041-542-002-000
- 041-721-015-000
- ABRIDGED LEGAL DESCRIPTION:
- Lot 33, Block 9, Mhp, Unit 1 (Donovan Reservoir lot)
- Lot 70, Block 2, Unit 4
- Lot 64, Block 50, Unit 5
- Lot 31, Block 60, Unit 5
- Lot 20, Block 36, Unit 5
- Lot 47, Block 39, Unit 5
- Lot 43, Block 31, Unit 5
- Lot 25, Block 31, Unit 5
- Lot 19, Block 2, Unit 5
- Lot 25, Block 2, Unit 5
- Lot 15, Block 67, Unit 5
- FULL LEGAL DESCRIPTION: view here
- PLAT MAP/SURVEY: view Donovan Reservoir lot’s plat map here (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):
- Donovan Reservoir lot: starting at NW corner, 29′ SE (along street) x 72′ E x 84′ N x 113′ SW to POB
- most other lots are very rectangular or square-ish
- FLOODPLAIN: none
- WETLANDS: none
- ELEVATION: 4365 feet (Donovan Reservoir lot)
- TERRAIN: flat (Donovan Reservoir lot); all other lots are mixed between flat, sloped, and rolling
- CONDITION: undeveloped, cleared (Donovan Reservoir lot); all other lots are undeveloped and mostly wooded
- ACCESS: direct road frontage along all lots; Donovan Reservoir lot is fronted by Bend Drive, a public street
- POWER: off-grid
- 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: $1031 for all lots total in 2025
- HOA: California Pines (530-233-4801, calpinespoa750@gmail.com)
- HOA FEES: $105 per lot per year
- DEED RESTRICTIONS: California Pines CC+R’s
- Donovan Reseroir lot
- RV’s and mobile homes OK
- public streets
- see full doc here
- Unit 5 lots (affecting 9 of the 11 lots in our package)
- may be left vacant or built
- RV’s and mobile homes OK
- if built, 500 sf minimum structure size w/natural wood exterior (except roof)
- setbacks: 20′ from front, 20′ from side, 50′ from rear
- private roads
- see full doc here
- Unit 4 lot (affecting just one lot in our package)
- same rules as Unit 5 lots above but natural wood exteriors not required
- see full doc here
- Donovan Reseroir lot
- ZONING: RH (Residential High Density)
- single-family, duplex, one ADU, and multifamily housing allowed
- mobile homes OK
- setbacks: 20′ front/side street, 5′ side and rear
- RV occupancy allowed up to 30 days/year
- RV during home construction allowed with administrative permit, up to 2 years
- view full document here
- SCHOOL DISTRICTS: Alturas Elementary School – Modoc Middle School – Modoc High School
- NEAREST CITIES: California Pines < Klamath Falls < Reno
- NEAREST AIRPORTS: Alturas Municipal Airport (24 mins), Crater Lake-Klamath Regional Airport (1 hr 35 mins), Reno-Tahoe International Airport (2 hr 46 mins)
- COUNTY GOVERNMENT:
- Assessor (530) 233-6218
- Treasurer (530) 233-6223
- Recorder (530) 233-6217
- Clerk 530-233-6200
- Planning & Zoning: (530) 233-6406
- County GIS
READY TO TAKE THE NEXT STEP?
Reserve this property for 24 hours while you review the agreement.
Reserve This Property
$500 deposit · Fully refundable during the first 10 days
$500 deposit · Fully refundable during the first 10 days
coming soon . . .
OWNER FINANCING: We do offer owner financing under the following terms:
- Owner Financed Price = $33,300
- Down Payment = $7,000
- Monthly Payment = $894.78
- Term = 3 years (36 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 American AgCredit or E-Construction Loans and their details are below:
American AG Credit is America’s leading land lender for rural properties and they require as little as 15% down on a 15-25 year fixed land loan, with a 7.6% interest rate, and they prefer a credit score of 720 or better. Please contact them by phone at (530) 233-4304, or visit their nearest office at 403 E Hwy 395, Alturas, CA 96101. They do 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.
These lots are located in the scenic high-desert and timbered mountain country of northeastern California, providing direct access to expansive outdoor recreation. Outdoor enthusiasts can explore the vast Modoc National Forest, which encompasses over 1.6 million acres filled with volcanic landscapes, peaceful alpine hiking trails, and clear streams for trout fishing, or visit the Modoc National Wildlife Refuge just 25 minutes away, a sanctuary featuring over 7,000 acres of wetlands ideal for birdwatching and scenic nature walks. Closer to home, Donovan Reservoir offers serene waters for relaxing, boating, and fishing. For daily groceries and essential services, the city of Alturas is an easy 16-minute drive away. For major department store shopping, the nearest Walmart is located in Klamath Falls, Oregon, reachable in approximately 1 hr 38 mins. The nearest major metropolitan area is Reno, Nevada, located roughly 2 hr 45 mins to the south.
NEARBY – Donovan Reservoir (4 mins), California Pines Lodge (5 mins), Modoc National Wildlife Refuge (25 mins), Modoc County Museum (22 mins), Arrowhead Golf Course (24 mins), Dorris Reservoir (27 mins), Modoc National Forest Headquarters (22 mins), Likely Place Golf & RV Resort (28 mins), Canby Bridge Pit River Access (26 mins), Cedar Pass Snow Park (42 mins), and more!
ALTURAS (16 mins), nearest grocery store
KLAMATH FALLS (1 hr 38 mins), nearest city with Walmart
- RETAIL – Walmart, Fred Meyer, Albertsons, Grocery Outlet, Bi-Mart, Dollar Tree, and more!
- RESTAURANTS – McDonald’s, Wendy’s, Taco Bell, Carl’s Jr., Dutch Bros Coffee, and more!
- MEDICAL SERVICES? Yes, Sky Lakes Medical Center, Sky Lakes Outpatient Clinic, Walgreens Pharmacy, Rite Aid Pharmacy, and more.
- RECREATIONAL – Klamath County Museum, Moore Mountain Trailhead, Upper Klamath Lake, Veterans Memorial Park, Link River Trail, and more!
RENO (2 hr 45 mins), nearest major city
- RETAIL – Walmart Supercenter, Target, Costco Wholesale, Trader Joe’s, Whole Foods Market, Meadowood Mall, The Summit Reno, and more!
- RESTAURANTS – In-N-Out Burger, McDonald’s, Chick-fil-A, Wendy’s, Panda Express, and more!
- MEDICAL SERVICES? Yes, Renown Regional Medical Center, Saint Mary’s Regional Medical Center, Northern Nevada Medical Center, CVS Pharmacy, and more.
- RECREATIONAL – National Automobile Museum, Nevada Museum of Art, Rancho San Rafael Regional Park, Animal Ark, Riverwalk District, 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: 41.399007, -120.675120
WALKING THE PROPERTY LINES WITH YOUR PHONE: Before visiting the property, we highly recommend installing the Google Earth app and enabling Precise Location. Then:
- Tap here to open the property boundary map. The Google Earth app should open automatically.
- Tap Table of contents at the bottom of the screen.
- Select the property name. Google Earth will take you directly to the property and display its boundary lines.
- 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.
Reserve This Property
$500 deposit · Fully refundable during the first 10 days
$500 deposit · Fully refundable during the first 10 days