Oregon’s Klamath County has plenty of inexpensive land to choose from, and you have been exploring your options. However, there are many issues with rural properties that may keep you up at night, such as whether you will be able to move into the property immediately, and if there will be available sources of water and electricity.
You have tried to gather information from the internet, and the real estate agents’ answers have been vague at best. Furthermore, you are concerned that after you make an investment in Klamath County, you may not be able to use your property for some of the intended purposes outlined in the original purchase agreement.
Frustration or unexpected expenses can occur when people do not conduct proper research before purchasing property. Klamath County land buyers can find clear-cut answers to their commonly asked questions that will allow them to understand the regulations of Klamath County that apply to their land purchase.
Can I Live on My Land Right Away?
The first question most people have is usually the most surprising for the people who are buying property in Klamath County, who had expected to have free rein over their land.
No, it is not allowed for you to go onto your land and begin to live in a camp trailer, yurt, tiny home, or RV without obtaining the necessary permits. You are required by Klamath County to comply with all of the zoning and permitting codes before establishing your permanent residence on your property. If you do not comply with these codes, you may be fined and removed from your property.
You can camp for short periods on residentially zoned land (21 days maximum) in any given six-month period using an RV/tent/shelter. You are only allowed to stay longer than 21 days another time (from residential-zoned property) if you have a building permit or temporary use Permit (TUP) while you’re constructing a lawful dwelling. Most buyers get TUP ($450 at first and renew it each year for $150), start to build their new house, and move in while it is being built.
What Zoning Rules Apply?
Zoning dictates how you can use property and what type of buildings are allowed on certain properties. The majority of land is zoned as follows:
- R-1 zoning: One home per acre
- R-2 zoning: One home per two acres
- R-5 zoning: One home per five acres
The installation of manufactured homes is allowed, but is required to be installed on permanent foundations. Prior to purchasing land, prospective buyers should check with either the county planning or zoning offices for specific zoning information; do not rely on information provided by sellers or realtors, as it may not be current.
Can I Have Animals and Grow Food?
Many people purchase rural real estate to have the ability to provide food for themselves by raising animals and growing crops. The permitted activities listed above are generally supported by Klamath County; however, additional restrictions, such as limitations on types of animals, may exist and should be verified with either the county planning or zoning departments prior to making a purchase.
Livestock and Animals
Most properties allow for both livestock (larger animals) and domesticated pets (smaller animals):
- Horses, chickens, goats, and sheep are permitted
- Hobby farming requires no special permits
- Commercial animal operations may need additional permitting
- Check with the county planning department for specific animal limits
Gardens and Agriculture
The growing conditions in Klamath County allow for gardens and small farm operations to flourish. Property owners can successfully cultivate vegetable gardens, orchards, and produce berry patches on their property. Property ownership in Klamath County will allow for agricultural planting, so you will not experience any limitations if you wish to plant food solely for your own use.
What About Utilities: Water, Power, and Septic?
Utility costs can be a shocking and unexpected expense for buyers new to rural property.
Water Sources
The majority of rural land in Klamath County does not have access to municipal water and is serviced by either well water or by hauling water in. The costs of drilling a well can vary widely based on the location and depth of the water table.
- Typical range: $8,000 to $30,000+, depending on depth
- Contact local well drillers with your parcel location for estimates
- Some buyers start with hauled water using large storage tanks
Electrical Power
Some parcels have nearby electrical service, while many do not. Contact with the electrical service provider using the parcel number is needed to determine what the cost will be to extend electrical service to the parcel. The average cost of extending power to a property by running new electrical service lines is between $15,000 and $50,000 or more.
The majority of buyers are interested in off-grid options, which typically include solar panel systems with battery banks for storage and generator systems for backup. The county planning department is supportive of off-grid systems and follows a streamlined permitting process.
Septic Systems
A septic system will be necessary in order for you to have a permanent residence. Before constructing a septic system, a site evaluation will be necessary, as well as a permit. The average cost to install a standard septic system is between $10,000 and $25,000.
There is a possibility that county approval could allow the use of an alternative septic system (such as a composting toilet system) to be installed. Soil percolation testing should be completed prior to purchasing land to ensure that the soil will support wastewater disposal.
Is Legal Road Access Guaranteed?
Land access will influence your total investment success. While all land will vary in accessibility, this is particularly true for land that requires legal access in order to build and receive a formal address. You should check out the access before purchasing a piece of land or parcel.
- Direct road access: County-maintained roads (ideal situation)
- Legal easements: Rights to cross neighboring property
- No access: Landlocked parcels with severe limitations
The ability to have documented access through recorded easement(s) or public road frontage requires checking access via direct inspection to ensure that the access is usable for the amount of time expected on a year-round basis.
You can have access verified by running a formal title search for the property’s easement and encumbrance against the property, and the county planning department is required to verify that there are recorded access points for both the property’s easement and property as established.
How Do I Get an Address for My Property?
In order to obtain an official address, you need to submit the following:
- Completed Land Use Compatibility Statement (LUCS)
- Approved site plan
- Proof of legal access
Until these requirements have been met, vacant land parcels will not be given an official address. The entire processing of this takes between 2 weeks and several months. A fee of $100 will be charged for this process. Without an official address, you cannot get building permits, utility service through the local power company, or receive mail.
Are Alternative Homes Allowed?
Purchasers of tiny homes or alternative housing solutions must educate themselves on the requirements set by Klamath County before moving forward.
All homes must conform to the Oregon Residential Specialty Code. Tiny homes are permitted under the Oregon Residential Specialty Code as long as they conform to the specifications set forth in the code; the minimum square feet requirement for a tiny home is approximately 300 square feet. Alternative material structures (straw bale or shipping containers) may be allowed if a registered engineer submits a letter to Klamath County stating that they were built in compliance with the Oregon Building Code.
Prior to purchasing property for non-conventional build methods, review your vision with the appropriate county planning department. Obtain a written preliminary approval so you will not have a big surprise after you have made such an investment, that your beautiful dream home does not fit within the allowable methods of your county.
What About Fees, Taxes, and Financing?
Be aware of your complete financial position so you don’t experience any budget surprises.
Property Taxes
For the most part, they are fairly low. Even so, it is important to check with your county assessor for back taxes or liens before purchasing any property. The buyer of a property is responsible for paying any unpaid taxes after closing, and if a title search is completed before closing, those items will be discovered.
Owner Financing Benefits
Many rural land sellers are offering owner financing, allowing people to buy land without going through a bank.
- Smaller down payment than conventional mortgages (sometimes zero down)
- Monthly payments starting around $100
- Lower closing costs (avoiding bank fees)
- Accessible for buyers with modest incomes
- Generally risk free as land values appreciate over time
It is now possible for an average person to purchase land, particularly along the urban-rural fringes of growing cities like Klamath Falls.
Understanding Mineral Rights and Easements
Ownership of land may consist of both surface rights and other, often separate, ownership rights associated with the land itself.
Mineral Rights
Ownership of mineral rights determines who is entitled to extract resources from below the surface of your property. In cases of prior ownership, the previous owner or former tenants may have sold or conveyed any mineral rights to another party.
When you conduct a title search to purchase land, it will show if any mineral rights have been transferred to you along with the purchase of the property. If someone else maintains ownership of the mineral rights you’re purchasing, that person has the right to access your property during the extraction process.
Conservation Easements
A conservation easement is an instrument that restricts development rights in order to protect the land from harm for the purposes of maintaining natural features and/or wildlife habitat. There are properties in Klamath County that include permanent conservation easement agreements, which restrict the ability to build or log on that property, reducing its resale value, but creating tax advantages for the new owners.
Prior to purchasing any land in Klamath County, be sure to fully understand what the conservation easement prohibits.
Can I Grow Marijuana?
As per current local regulations, the Klamath County region does not permit commercial cultivation of marijuana. The county has chosen to prohibit commercial cannabis cultivation. It is advisable to check the zoning department for updated regulations prior to purchasing property with a plan to grow multiple varieties of marijuana. Rules may have changed since the last time you checked.
What’s the Building Process?
Knowing how the permitting process works helps create an accurate budget regarding the amount of time and money required to complete projects. To be able to budge properly,’; you will need to:
- Site plan showing building location, access, and septic system placement
- Land Use Compatibility Statement (LUCS)
- Building permits and septic system permits
The county’s planning department must approve plans provided for zoning compliance and possible restrictions due to the floodplain. The process of reviewing can take anywhere from weeks to months. The fees associated with obtaining a permit can range widely; therefore, expect to budget anywhere from hundreds to several thousand dollars, depending on the amount of construction required.
Most property owners will complete some construction over multiple years so they can live on-site in an RV with their temporary use permit while building their permanent residence or business.
Making Your Land Dream Reality
Purchasing land in Klamath County gives you a great opportunity for affordable rural land ownership in an amazing part of Oregon. During your search for properties, you will find that reasonable regulations, awesome views, and affordable leases draw many different types of buyers to Klamath County.
We have put together a list of frequently asked questions for people looking for land in Klamath County. We have done this because each property is different. You should always contact the county planning department with any specific questions. Speak with neighboring property owners regarding their experience. Drive the access road yourself. Obtain any documents from your seller in writing.
With owner financing available on many properties, land ownership is more accessible than most people realize. Compare other properties in different counties, but you’ll find Klamath County offers an excellent balance of freedom, affordability, and natural beauty. Ask questions, do your research, and soon you’ll be enjoying your own piece of Oregon land.