Two Lots. Build a Home and Shop.

Two side by side lots in Oregon Shores 2, sold together as one piece of ground. Put the house on one and the shop on the other. $189 a month at zero percent. No bank, no mortgage, no credit check. A Warranty Deed in your name at payoff.

APN R236934. Block 25, Lots 28 and 29, Cloutier Drive, Oregon Shores 2, Klamath County, Oregon. Coordinates 42.531719, -121.915967.

Room for the Home and the Shop

Most people who buy land have a shop in their head before they have a house in it. The house is the part you tell people about. The shop is the part you think about while you are falling asleep. Where the bench goes. Where the light comes in. Whether the door is wide enough for the boat and tall enough for the lift.

Most lots make you choose. You get a house, a single car garage, and a corner of it where your tools live like they are borrowing the space. This one does not make you choose. Two lots, side by side, sold together as one buy. Put the home on one, put the shop on the other, and stop apologizing to your own tools.

There is one more thing that second lot buys you, and people do not think about it until later. It buys you air. Nobody builds a house eight feet off your shop wall, because that ground is yours.

The Land

0.58 acres in two adjoining lots, APN R236934, Block 25, Lots 28 and 29, on Cloutier Drive in Oregon Shores 2, Klamath County, Oregon. Coordinates are 42.531719, -121.915967, so you can drop a pin and study the satellite view before you ever call me.

The lots are open and level, with little to no tree cover. This is not a shaded, timbered piece of ground and I will not dress it up as one. It is bright, open high desert with a lot of sky over it. What open ground gives you back is real. You are not clearing a forest to start. You can see exactly what you are buying before you buy it.

And the Club combines the two lots into a single building site, so your setbacks measure from the outside boundaries of the pair, not from the line running between them. No property line cuts through the middle of your plans.

Agency Lake sits a few minutes west. Upper Klamath Lake, the largest freshwater lake in Oregon, opens up just beyond it. Crater Lake is about an hour north. In winter this basin holds the largest gathering of bald eagles anywhere in the lower 48.

The Numbers

The price of these two lots is $16,886. On terms that is $189 down and $189 a month for 120 months at zero percent interest, plus a one time $250 document fee, so $439 to start.

Pay it in full instead and I take $3,137 off, which brings the two lots to $13,749. That is the one discount I give, and the reason I can give it is simple. A cash sale saves me ten years of carrying paper and servicing a note, so I hand that savings to the buyer who does not need the terms.

The document fee is $250 either way, because the paperwork is the same either way. What paying in full also skips is the $600 of note processing the ten years would carry, so writing one check keeps $3,737 in your pocket. Paying in full comes to $13,999 at closing, land and document fee together, and the Warranty Deed transfers to you that day.

Here is everything you would pay on terms, with nothing hidden in it. $439 at signing, then $22,680 over 120 months, which is $23,119 all in. Of that, $16,886 is the land and $250 is the document fee. $4,000 is your Club dues, doubled because the Club assesses each of the two lots, and $1,384 is Klamath County property tax. You would owe both of those whether you financed or paid in full. The last $600 is the note processing fee at five dollars a month.

The principal on these two lots is $16,697. That is what the note is written on and what your payoff is always based on. Your $189 down does not come off that principal. It is part of the $16,886 price rather than a deposit against it.

Here is every piece of the monthly. $139.14 of each payment goes straight to the principal. Your community dues, $400 a year across the two lots, come to $33.33 a month. Property taxes take $11.53. And $5 is a note processing fee. Add those four and you get $189. Nothing hides behind that number.

There is no interest anywhere in this deal. Not a low rate, not a teaser that adjusts on you later. Zero. Every one of those $129 goes against what you owe.

No bank. No mortgage. No credit check. You sign from your own kitchen table, the payments run automatically, and when the last one clears I file a Warranty Deed putting both lots in your name. That is the highest level of deed available in Oregon. If you would rather own it outright from the start, pay in full and I take $3,137 off, which brings the pair to $13,749 plus the same $250 document fee, and the deed transfers at closing.

Why the principal matters

Pay this note off early and you owe the principal that is left, not the dues, taxes, and note fees for the months you skipped. Those months never happen, so those dollars never get collected. And there is no prepayment penalty on any note I write. Not on this ground, not ever.

Here is what most buyers never work out for themselves. Only about $139 of your $189 goes to principal, so a small extra payment lands with real weight. Send an extra $20 a month and you take roughly 15 months off the end of this note. Make it $30 and you take off closer to 21. That is a year and a quarter to nearly two years of payments you never make, dues you never owe, and taxes you never send in. You do not need a windfall. You need $20 and the habit of sending it.

Every terms purchase carries a 120-day money-back guarantee. Change your mind in the first 120 days and your principal comes back.

What Your $400 a Year Buys

Oregon Shores 2 is run by the Oregon Shores Recreational Club under restrictions recorded with Klamath County. Buy here and you are a member. The recorded rules cap the assessment at $200 per lot. You own two, so your dues are $400 and they sit at the ceiling. It cannot climb higher unless a majority of owners vote to change the covenant.

Here is the other half nobody mentions: the rules give you one vote per lot, so you pay two assessments and carry two votes.

The dues cover the water system, the roads, and your Club membership. That membership brings a lakefront park and campground with a boat launch on Agency Lake, open to members through the warm season. Camping there runs around $10 a day in season. The Club sets the season, day limits, and fees, so I point you to their current rules rather than promise you something on their behalf.

The rules also allow a special assessment of up to $100 per lot for a major repair, and an unpaid assessment becomes a lien after 90 days. Pay your dues and none of that touches you.

Power, Water, and Staying Connected

Power runs at the road. Utility lines run underground under the recorded rules, so you are burying the run either way. One thing worth knowing: because the lines are buried by covenant, you will not spot a pole or a wire in any photo of this subdivision. That is the rule working, not a lot without service.

Water comes from the community system, and your dues carry it, so there is no separate monthly water bill, ever. The Club charges $2,750 for the water hookup, one time, when you connect. That is charged per hookup and not per lot, so two lots does not mean paying it twice. You run one line to the homesite and pay once.

There is a season to it. A hookup goes in when the ground is workable and nobody worries about pipes freezing, and the Club decides when it is warm enough to dig.

On internet, I will not promise you a wired connection. What reaches one lot may not reach the next. Starlink works out here, and this ground is close to ideal for it, since a dish wants clear sky and open sky is what these lots have. It is your service, paid monthly by you. Dakota Skyhook does not provide or include internet of any kind.

Septic, and the Cost Most Buyers Forget

There is no sewer out here, so a septic system is required before you build and it is on you. Klamath County Environmental Health runs the site evaluation. Get it done early, because it is the gate everything else runs through and it is the single line first time land buyers most often leave out of the budget.

It is not a small number, and I would rather you plan for it now than find it the week you meant to break ground. On a two lot parcel like this one you are installing one system for the homesite, not one per lot.

What You Can Build

The house goes on one lot and the shop goes on the other. That is how this pair is meant to be used and it is what the rules support. A shop is an outbuilding, and outbuildings are permitted where the board approves them. That is how every shop in this community got built. Draw what you want, bring it with your county-approved plans, and get the sign off. It is a normal step, not a gamble.

Your dwelling runs a 1,200 square foot minimum, measured without open porches and the garage. The rules also allow one guest house and a private garage. Setbacks run 25 feet front and rear and 10 feet on the sides, 15 feet on a corner. Nothing stands more than 25 feet tall. A site-built home has its exterior finished within a year of starting.

What you cannot do is live in the shop. The recorded rules are explicit that no garage or outbuilding is ever used as a residence, temporary or permanent, without express board permission.

Before you break ground, your county-approved plans go to the Club board. If the board does not answer within 60 days, full approval is deemed given.

The five-year rule, and why you need it before you go shopping

A manufactured or modular home is allowed on this ground. The recorded rules prohibit them on a long list of blocks, and Block 25 is not on that list. On a property where the point is to spend your money on the shop, that matters.

Now the rule. A manufactured home may be approved only if it was built no later than five years before the day it is placed on the lot. Five years. Not fifteen. The board also has to approve it, it has to meet codes, and the board may set conditions on its appearance, its manufacturer, where it sits, and how it is fastened down.

Here is why I am shouting about it. Shop for a used manufactured home today and most of what you find will be ten, fifteen, or twenty five years old, priced accordingly, and completely useless to you on this ground. So do it in this order. Find the home, check the build date on the data plate before anything else, then take the make, model, build date, and plans to the board for written approval before you buy it.

And understand what the rule protects. It is the same rule that stops your neighbor from dragging a worn out trailer onto the lot across the road and leaving it there for thirty years.

What You Can Do While You Pay

The moment your contract is in force, you are a Club member. The recorded rules say it plainly. Where land sells on contract, the contract purchaser is the member in place of the record owner for as long as that contract is enforceable. The lakefront park, the campground, and the lake access are yours from the first payment.

On the lots themselves, you hold a recreational license from me. Drive out, walk both lots, pace off where the shop goes and where the house goes, bring a lunch, and plan.

Now the honest other half. The recorded rules hold this land to residential use and permit no structure placed or left on a lot beyond a dwelling, a guest house, a garage, and board-approved outbuildings. So no camping on the lots, no RV parked out there, and nothing left behind between trips. Notice where that leaves you, though. Your lots are where you stand and plan. The campground is where you sleep, and your membership already bought you that. Building and living on your own ground begin when the deed records. A cash buyer takes the deed at closing.

Why Sooner Beats Later

Water goes in during the warm season, on the Club’s say-so. That window opens and closes once a year, and it does not care when you got around to deciding.

Pay cash and this lands right on you. Close in time and your hookup goes in this year with your build behind it. Miss the window and both sit until the ground thaws.

Buy on terms and the same calendar runs, further out. A hundred and twenty payments is ten years to the month, so the month you sign is the month your deed arrives. Sign in June and the deed comes in June, in the middle of digging season. Sign in December and your water waits for spring.

And underneath it all sits the simplest reason. There is one pair of adjoining lots like this on Cloutier Drive, and when they are gone, they are gone.

Three Things I Will Not Sugarcoat

First, the note runs ten years, the dues are $400 a year because you own two lots, and you do not live on the ground while you pay. Day use only. If you want the deed and the freedom now, cash takes it at closing.

Second, building here means building to somebody else’s standards. A 1,200 square foot minimum dwelling. A site-built home with the exterior finished within a year. A shop the board approves. And if a manufactured home is your plan, it has to have been built within five years of the day it is set down. Check the build date before you fall in love with a home.

Third, the septic is yours. No sewer, no exceptions, and it is the cost buyers most often forget. Get the county site evaluation done early and budget the system into the build from the start.

And one more honest word. This is land, not an investment promise. I will not tell you it is going to make you money or shoot up in value, because I do not know that and nobody honest does. These are two real, buildable lots in a maintained community with a Warranty Deed coming to your name.

Who You Are Dealing With

You will be talking to me, Jay. You talk to me, not a call center. I have sold Klamath County land since 2016. I deal straight, I say the hard parts out loud, and I hand you the recorded rules before you send me a dollar. I would rather lose a sale than push you into the wrong piece of ground.

What to Do Next

Picture it once more. The house on one lot, the shop on the other, the big door rolled up on a bright Klamath morning, and every tool you own finally standing in a place of its own.

The price is $16,886 for the pair, and on terms that is $189 down, a one-time $250 document fee, then $189 a month for 120 months at zero percent. No bank, no credit check, a 120-day money-back guarantee, and a Warranty Deed at the end. No prepayment penalty, ever, so an extra $20 or $30 a month can pull well over a year off the back of it. Pay in full and I take $3,137 off, so the two lots are $13,749, and the deed transfers at closing.

Want to hold it while you think? You can reserve it in your name. Want to talk it through first? Reach out and we will, no pressure either way.

Call or text Jay at 701-929-7781, or email sales@dakotaskyhook.com. Tell me you are asking about APN R236934, the two lots on Cloutier Drive.