More details below:
9-09-09
!!SOLD!!
Up for your consideration today is a 1/4 acre high sierra lot located in the Virginia Lakes subdivision. The parcel has legal access, piped running water, numerous Lodgepole Pine, and a small abandoned concrete structure/foundation. Although Virginia Lakes is mountainous area, this property is flat like a pancake. Virginia Lakes sits about 6 miles from Conway Summit and is at the middle point between the towns of Lee Vining and Bridgeport. Each town can be reached in an easy 20-30 minute drive, and the scenery is unparalleled. This subdivision remains unplowed during the winter months, a lot here would be used primarily for a summer vacation cabin or RV spot.
On a trip to our property a couple years ago we took all of the pictures. We've been back several times since and everything still looks the same. Elevation at the lot is 9,255 feet, so you can be sure that while the rest of California wilts through summer heat waves the temps here are usually in the high 60's to 70's. In early spring and summers the surrounding mountains usually have plenty of snow while the lot itself is clear. Under an average snow year the lot melts out in May.
This Virginia Lakes lot has several nice features: running piped water (on the lot), trees - but not too many to block out the sunlight and view, pins and/or metal re-bar in all four corners, acleared driveway suitable for RV's or parking several vehicles, and being able to walk to world class trout fishing at Trumbull Lake, Virginia Creek, and lower Virginia Lake. The Virginia Lakes resort is also close by for meals and for camping and fishing supplies.
This property is available to anyone who can afford a down payment of $250.
The buyer will assume a balance of $45,000 to be paid in monthly installments of $499.59/month for 10 years. (6% interest) For anyone wanting in on this land ownership with a lower monthly payment, a 20 or 30 year term is available as well: installments for the 20 year term would be $335.51/mo. (6.5% interest) and the installments on the 30 year term would be $299.39/mo. (7% interest)
A trade is also something we would consider - we are looking for a 4x4 camping van or similar vehicle, construction work, other vacant land, or ???
A real estate contract will be sent out after the down payment is received and clears. This is raw land sold as is, however, water is in at the lot and all four corners have been surveyed. I will respond to all emails promptly, if you have any questions please don't hesitate to ask.
No Comissions!!
No Hidden Fees!!
No Prepayment Penalties!!
The lot is located in Mono County, CA. Land for purchase in this county is rare (and often too expensive) because less than 7% of our land is available for private ownership. The rest is owned by various public agencies such as the Forest Service, Bureau of Land Management, and the Los Angeles Department of Water and Power. Having these public agencies holding so much land involves many trade-offs to residents. On one hand there is hardly anyone around and you can recreate for days without seeing people, traffic, or shopping centers -- but on the other hand our tiny communities struggle daily because of the lack of opportunity and growth. No available land = little to no growth. As such the entire eastside 395 corridor has pretty much remained the same for as long as I can remember - wide open with incredible open space. Even if you don't buy this property I encourage you to come up and experience a time forgotten - who knows, you may just fall in love with the area.
Additional information: Mono County, SFR zoning. Zoning allows for a cabin, RV, or single family home, that's it. No lot split would be allowed and a septci would have to be installed when building. Water is there on the lot but you would have to generate you own power - easily accomplished with a solar array or generator (or both). Taxes are current and approximately $300 year. The successful buyer will be responsible for paying the yearly taxes beginning in November 2009. The assessor's parcel number is 19-040-16. Mineral rights subject to any reservations on record, however, any rights owned will be passed on to the new buyer. There are no power or phone lines in the area, the resort makes their own power by diesel generators. There is no time limit to build. Seller carries the note, no extra fees for drawing or mailing documents. I will hold the deed until paid in full. After full payment is made, I'll record the deed in the buyer's name(s) at no additional charge.
**The whole subdivision is avalanche prone. What the means: although being buildable, it is at your own risk and the county will make you sign a release prior to construction stating that you know this fact. This is for their protection. I would not recommend building a conventional stick frame cabin as some have done in the past because there have been avalanches that have wiped cabins out. I do recommend a poured concrete home because designed properly it could withstand a wall of snow. The product we've been using up in the Mammoth Lakes area is called "ARRX" and you can get a better description of it here at this website: www.arxxbuild.com
I had plans of building a small insulated concrete form cabin with walls 10" thick. Cost for the form materials was right around .30 cents a square foot, not including the concrete. I'm also offering continued support for anyone who has plans or needs help with building, or anything else such as power generation, home design, site prep, labor, etc. We've pretty much done it all, and even have an off-the-grid cabin ourselves. My brother designed and built a solar system - you can view his economical system also on this website at www.hiltoncreek.com/alternative.aspx
As I mentioned in the first paragraph, be aware that the road is not plowed in the winter time. Access then is by foot, snowmobile, or other means. A couple winters ago we had another almost record breaker with 45+ feet!
A $250 down payment is all that it takes to become a land owner. After the down payment clears, I will send out the real estate contract.
I guarantee this property to be free from liens, encumbrances, back taxes, past assessment, etc.
QUALITY OF LIFE - Her you will be able to enjoy excellent weather, clean air, and so many recreational opportunities. Fishing, hiking, wildlife viewing, and camping can all be done around here -- you name it. Expect rural living, no Starbucks or big box bookstores. Bring up your RV, plenty of room for it. Yosemite National Park boundary is a moderate 5 mile hike away. For those that need the big city fix, the Town of Mammoth Lakes is under an hour away. Well maybe Mammoth can't be compared to a big city, but there is plenty of hot air there. ;-)
GROWTH - Although this area sees little growth, property values are holding in the subdivision. This is a great owner financed offer - don't let it pass you by. Check the MLS listing for yourself, www.houserealestate.com, lots range from $80-95K, and there are one or two cabins in the mid $200's to high $300's. (thousands)
LOCATION - Virginia Lakes sits high in the eastern sierra. Access is off Highway 395 either coming from Bridgeport (the county seat) to the north, or Lee Vining from the south. Geographically it is about 5 miles east of Yosemite National Park. Yosemite, Bodie, Mono Lake, Twin Lakes, and June Lakes are all in the immediate area.
DRIVING DIRECTIONS - (from the Los Angeles area) Take highway 14 north out of LA, connect to highway 395 also headed north. After passing Bishop, Mammoth Lakes, June Lake, and Lee Vining the 395 will begin to climb up again to Conway summit. At the top of Conway Summit exit the 395 left and Virginia Lakes is 6 miles further on a paved road. At the first sign of cabins, look to your right for Easy Street. Easy Street is not paved but it is good condition, any type of car will have no problems -- we drive a honda civic on it. Continue on for about 400 feet, you will pass a stone cabin (picture #4). Next driveway turn right and park and you'll be on the land. Entire drive should take about 6 hours one way, mileage will be around 350.
Email with any questions at all, my email address is owensdrylake@hotmail.com
More photos and a few maps below.
1. Standing on the property, looking towards the driveway.
2. The road in, Easy Street. It's not paved but in decent shape. Anyone with an RV or trailer will appreciate not having any steep or loose roads to maneuver. The main water line runs under this road and a separate valve controls flow to the lot.
3. Typical mountain view from lot.
4. Immediate neighbor to the south. This stone cabin was built to survive heavy snows and any avalanche coming down - and survive it did.
5. Water spigot. All you can use fresh mountain water comes with an extra cost -- $100 annually. I'll forward on the water bill to the new buyer as it arrives each year.
6. Excellent water pressure, highest water quality proven by testing several times a year. Run the hose right into your camper or high altitude garden.
7. Trumbull Lake is the easiest lake to reach when walking from the property, the trail is mostly flat.
8. Virginia Lakes Resort has those last minute supplies you need while staying or fishing - good eats as well. Say hi to the resident chipmunk, Joe.
9. Virginia Creek emptying out of Lower Virginia Lake. Photo taken right across the bridge from the resort.
10. California map. Weather today = sunny and cool, chance of thundershowers all week. (July 2008)
11. Topo map of the area. High Sierra fishing just minutes away, by foot, car, or horseback. Hiking is out of this world.
12. Plat map, 100 feet x 100 feet is slightly under 1/4 acre. I know and live in the area, please email any questions you might have.
Plus more!