To those of you who live in the big city, the word subdivision will seem misplaced when describing Modoc Recreational Estates particularly if you are accustomed to postage stamp size lots and cookie cutter style homes.

Modoc Recreational Estates is one of several "subdivisions" created in the 1960s from large ranch lands in the area.  Modoc Recreational Estates has approximately 1873 lots with about 150 developed with homes.  The average size lot is 1.47 acres.  There are larger parcels available and a handful that are fractionally smaller than the average size.

The Estates, as we call it locally, has CC&Rs but they are far less restrictive and annoying than those in other parts of California.  The CC&Rs revolve around park maintenance (small park around the Sons of Pioneers Lake - a water feature rather than a swimming or boating lake), road maintenance, minimum building requirements (home cannot be smaller than 500 square feet), property maintenance (keeping property free or debris and shrubs.)

The property owners dues for 2008 were $30 per lot per year.  Quite low when you think about the high cost of association dues in the big city.  I remember paying $275 a month for my condo in San Jose, California. 

Because the dues are so low, road maintenance is only performed on roads with homes on them.  Remote sites where no one is living will not have graded and graveled roads - it just isn't financially feasible.  Once a home is in place with water and power that is when the Association will arrange for grading and graveling of the roads.  However, there are a large number of property owners who won't pay their dues and because of this the budget of the association has been negatively impacted.  You may be asked to contribute to the grading and graveling of your road when you are ready for year round access.

There are numerous absentee property owners for The Estates lots.  Some have held onto their dream of having a home here for years, others, for various reasons are deciding to sell.  There are a wide range of properties available.

A word of caution to anyone who decides to buyer directly from a property owner - be sure you run your purchase through an escrow with title insurance.  Those property owners that haven't paid their dues for years have liens placed against their lots by the association.  Those liens and the interest and penalties can accrue to a hefty amount.  If you close your transaction with a Quit Claim Deed you have assumed the debt of that property and the association will make you pay it if you put in your home and expect a road.  By running the transaction through an escrow the seller will need to clear up the lien in order for the title policy to be issued.  It just makes good business sense for a buyer to protect his/her interests in the purchase of the property.  If you need assistance with this process, give me a call - I've been through this many times with my clients.

With all this said - I love "The Estates" which is why my home is located there.  If you're ever in the area and interested in more information, look me up.  I'll be happy to assist you.  I know the subdivision very well and the location of properties currently available for sale there.