Buyer FAQs

Q.    How can I locate a parcel?

A.    This can be tricky but there are a few free online tools available to help you locate a property.

      a. A free tool provided on the County of Lake website is at the GIS/ Mapping link on the home page. This is not a user friendly tool and may take a little practice and getting use to before you become proficient with it.  Click here » Lake County website. When you click on this link you will get a page with an image of Lake County and a column to the right with a place to input the property address or Assessor’s Parcel Number (AP#).   I usually get the best results when I use the assessor parcel number AP#.  What you will get is an aerial photo of the property showing the approximate boundaries of the property and some specific information such as zoning, approximate area in acres and other info like flood hazard area.  The format for AP numbers in Lake County consists of 9 digits in the following way a group of three numbers followed by a dash another three numbers a dash and then three numbers as follows ###-###-### 

       b. Another free online tool is Google Earth which works well if you know the address and if you can trust their mapping system. Once you find a location on Google Earth you can tilt the 3 dimensional views to get a rough idea of the potential views and lay of the land.

       c. The alternative to online resources is to go to the County Planning Department located on the third floor at 255 North Forbes St Lakeport, CA 95422 .   Then ask for a planner.  Call 707-263-2221

Q.  I’m looking for a lot under $20K to put a manufactured home on or build a house on.

A.    Yes you may find lots for $20,000 or less but many of these bargain lots may be a challenge to build on.  Some are in remote or undeveloped areas and distant from developed roads, water and utilities. Some lots are in old undeveloped subdivisions of county that we often refer to as paper lots because they appear on a plat map but to find the lot is extremely difficult since there are no developed roads or infrastructure.  So I recommend caution when purchasing lots like these and do your due diligence before purchasing.  When you buy a lot sight seen you’re really taking big chance. 

Q.  If I buy a lot can I live in my RV or travel trailer on the lot while I build my house?

A.    You should be able to get a temporary permit from the county to do this but be sure to check with the county first.  Usually the permit is tied to a construction permit. Contact the county Community Development Department at 707-263-2221.  If your property is in a subdivision with CC&Rs be sure to check with the HOA about getting a permit to park an RV or Trailer on your parcel.

Q.  Can I build a Dock and Pier if I purchase this Lake Front property?

A.   If your parcel borders a state highway you will need a permit from CalTran and a Lakebed Encroachment permit from the County Lakebed Management call 707-236-2344.  The County can provide you with a list of local contractors that build docks and piers. Requirements do change so contact Lakebed Management for current requirements.
 

Q. What are property taxes in Lake County?

A. The property tax in Lake County is 1.25% of transfer value plus direct assessments, additional fees and ad velorum which varies from community to community. See the County Assessor’s Office for more information about property taxes in specific areas.  You can call 707-263-2302
 

Q. What is the sales tax in Lake County?

A.  8.25%

Q. VACATION RENTALS.  I want to purchase a home in Lake County with the intention of making it a vacation rental.

A. Do your homework before buying. Most successful vacation rentals in Lake County have lakefront or lake access. Most others may not work as well. Vacation rentals are seasonal. You need to know if there are CC&Rs that restrict vacation rentals. If you are not prepared to do the marketing and property management required to make a vacation rental successful then I recommend consulting with Lake Vacation Rentals in Lakeport. They can be reached at 707-263-7188.  Some folks use an online resource like VACATION RENTAL BY OWNER  www.VRBO.com

Q.  I was told I own a paper lot, what does that mean?

A.  We have several old subdivisions in Nice, Lucerne and a few other areas that were not developed by today’s standards. There is no infrastructure; no survey markers and most do not have accessible roads so they are known by local realtors as paper lots. They are sold as is and investors usually purchase them very cheap with the hope that someday they will be developed and worth more. People still buy these lots sight-unseen hoping they will be a good long term investment.  I don’t recommend buying any real estate site-unseen.  Since there is no real market for these lots and the value is so low I do not usually take listings for these types of properties.  If you can’t sell the lot then you might consider donating it to a charity organization like Habitat for Humanity or perhaps the Lake County Land Trust might be willing to take it.

If you need a loan in order to purchase a property you will need to work with a lender and the common thing they will ask for is as follows:

1.  W-2 forms or business tax return forms if you’re self-employed for the last two or three years for every person signing the loan.

2.  Copies of one or more months of pay stubs from every person signing the loan.

3.  Copies of two to four months of bank or credit union statements for both checking and savings accounts.

4.  Copies of personal tax forms for the last two to three years.

5.  Copies of brokerage account statements for two to four months, as well as a list of any other major assets of value, e.g., a boat, RV, or stocks or bonds not held in a brokerage account.

6.  Copies of your most recent 401(k) or other retirement account statement.

7.  Documentation to verify additional income, such as child support, pension, etc.

8.  Account numbers of all your credit cards and the amounts of any outstanding balances.

9.  Lender, loan number, and amount owed on other installment loans—student loans, car loans, etc.

10. Addresses where you lived for the last five to seven years, with names of landlords, if appropriate.

11. If you have little or no established credit you may still get a loan but the loan will be based on non-traditional credit. To help establish non-traditional credit the lender will want letters or payment history evidence for regular payments made to utilities and other regular payments.

When working with a lender of mortgage broker have them help you do the following:

1. Determine if you have enough saved to cover your down payment and closing

    costs including taxes, attorney’s fee, and transfer fees.

2. Get your credit in order. Obtain a copy of your credit report.

3. Determine how large a mortgage you can qualify for. Explore different loans options and decide what’s best for you. Determine if you qualify for any special mortgage or down-payment assistance programs.

4. Organize all the documentation a lender will need to pre-approve you for a loan.

5. Calculate the costs of homeownership, including property taxes, insurance, maintenance, and association fees, if applicable.

Qualifying for a mortgage and working with a lender

If you need a loan in order to purchase a property you will need to work with a lender and the common thing they will ask for is as follows:

1.  W-2 forms or business tax return forms if you’re self-employed for the last two or three years for every person signing the loan.

2.  Copies of one or more months of pay stubs from every person signing the loan.

3.  Copies of two to four months of bank or credit union statements for both checking and savings accounts.

4.  Copies of personal tax forms for the last two to three years.

5.  Copies of brokerage account statements for two to four months, as well as a list of any other major assets of value, e.g., a boat, RV, or stocks or bonds not held in a brokerage account.

6.  Copies of your most recent 401(k) or other retirement account statement.

7.  Documentation to verify additional income, such as child support, pension, etc.

8.  Account numbers of all your credit cards and the amounts of any outstanding balances.

9.  Lender, loan number, and amount owed on other installment loans—student loans, car loans, etc.

10. Addresses where you lived for the last five to seven years, with names of landlords, if appropriate.

11. If you have little or no established credit you may still get a loan but the loan will be based on non-traditional credit. To help establish non-traditional credit the lender will want letters or payment history evidence for regular payments made to utilities and other regular payments.

When working with a lender of mortgage broker have them help you do the following:

1. Determine if you have enough saved to cover your down payment and closing

    costs including taxes, attorney’s fee, and transfer fees.

2. Get your credit in order. Obtain a copy of your credit report.

3. Determine how large a mortgage you can qualify for. Explore different loans options and decide what’s best for you. Determine if you qualify for any special mortgage or down-payment assistance programs.

4. Organize all the documentation a lender will need to pre-approve you for a loan.

5. Calculate the costs of homeownership, including property taxes, insurance, maintenance, and association fees, if applicable.

I have been trying my best to look at each area and provide a market analysis of each community in Lake County.  I typically look at single family stick built homes on one or two city lots as the reference for these analyses. We have such a diverse area that I find this to be the best way to see what the market is doing a select area.  This analysis is no substitute for a tailored analysis that matches a property you are interested in so be sure to ask me to do that for you if you are considering making an offer on a property.

Lake County offers many choices for buyers including: Lakefront property, Lakeview property, downtown property, farms, ranches, vineyards and very rural remote property.  Lakefront and lake view properties are usually in demand and typically cost more than similar size properties without those features.  Usually you can get more for your money if lakefront and lake view are not a strong property features.  We also have waterfront channel properties that provide a less expensive alternative to having on lakefront property. Most waterfront channel property will provide access to the lake.  If you want to pursue farming we have a lot of local resources so be sure to contact me for a list of resources. Develop a wish list of what you’d like your home to have. Then prioritize the features on your list.

Lake County truly is a great place to live and still a bit of a secret or mystery to those that live outside the area. We may have the cleanest air in the state, a great big playground called Clear Lake a growing wine industry.  All of Lake County California is still considered rural.  What does that mean to you?  If you’re from a large metropolitan, urban or suburban area and have never lived in a rural area then you need to be aware that there will be some life changes in store for you.  The Lake County Association of Realtors have prepared a detailed advisory that covers many issues including some of the following key issues.  Be sure to ask me for a copy of the advisory if you’re seriously planning to live here.

1. Drinking water in Lake County comes from a number of sources.  Some properties have domestic wells, some properties are provided by the county or private water companies. Water fees vary greatly from area to area so if this is something that matters to you then this is something that you should investigate.  Properties that are on well water should be checked when making a purchase. Find out what is in the water, what the water volume or capacity is and what the well history has been during drought years. If you’re planning on doing agriculture then you should check to see if there is BORON in the water.  Boron can be like a herbicide to some plant varieties.
2. Septic and Sewer : Many homes are on septic tanks while others are connected to sewer systems.  Septic systems can be vary different some are engineered systems with mechanical components that need routine maintenance and the old standard systems should also be checked from time to time.
3. Roads are not all paved and road maintenance responsibility varies depending on where you are.  Some roads are maintained by the county, some by the city and others may be maintained by private road maintenance agreements. 
4. Services and shopping.  Check the distance to shopping and local medical facilities.  We have a hospital facility located in the Northwest shore which is Sutter Lakeside Hospital and to the south shore there is Adventist Hospital. If living too far from a local hospital is a big concern then be aware that we have a very good Helicopter medivac service called Lifeflight. 
5. Lakefront Living close to the lake is a great lifestyle but there are things to be aware of. Ask me for a copy of the Lake County Advisory that was prepared by the Lake County Association of Realtors.  Also ask for the Flood Insurance Advisory prepared by the County of Lake.

6.   Zoning  Be familiar with the zoning ordinance for the property you are interested in. Know what is permitted.  You can obtain a copy of the county zoning ordinance by going to the following website: Lake County Zoning Ordinance.  County Planning Department, Lakeport Office Planning: 707-263-2221
Building: 707-263-2382.  City of Lakeport Community Development, Lakeport Office Planning:  707-263-5613 extension 25   Lakeport Zoning Ordinance.  City of Clearlake Community Development, Clearlake Office Planning: 707-994-

7.    Utilities  We do not have natural gas.  Electricity, Propane and other heating fuels including diesel, kerosene are used locally.  Prices on fuels vary so check with the local service providers.  Electricity is provided by Pacific Gas and Electric.   Some folks living off the power grid have managed to do well with solar and generators.

8.    Wild Life  There is abundant wildlife in Lake County and if you’re a animal lover then this may really be the place to live.  The Audubon Society is very active here and they co-host a Heron festival every year.  Among the critters you will often see are Wild turkeys, Ducks, Geese, Great Blue Heron, Western and Clark Grebes, hundreds of other bird species including Red-tailed Hawk, Osprey and Bald Eagles. There are Black Tail Deer, Tule Elk, Rabbits, Skunks, Otters, Possum, and Raccoons. The more reclusive species are Bobcat, Mountain Lion, Black bear, Coyote, Fox and other species. The fish in Clear Lake include Crappie, Bass, Blue Gill, Channel Cat, Carp, Hitch, and other species of fish. Yes we have snakes and lizards.  We also have many insects which provide something for the other critters to eat.

Decide how much home you can afford. Generally, you can afford a home equal in value to between two and three times your gross income. This is a big deal and rather than provide you with a simple formula to make this determination I recommend that you work directly with a professional loan broker or loan officer or even a financial planner.  Call me for a list of local lenders and mortgage brokers.