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    The Largest CRE Database in the US with Over 1 Million Listings

    1600 Christmas Valley Hwy Christmas Valley, OR 97641

    Sponsored
    For Sale
    $63,999

    Recreational - Christmas Valley, OR

    Lot size:
    20.00 Acres
    Days on Market:
    2
    Last Refresh:
    Feb 19 at 12:06 pm

    Property Features for 1600 Christmas Valley Hwy

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Zoning
    Rec - Vac
    APN
    6989
    Lot size
    20.00 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Shannon Little
    Shannon Little

    Keller Williams Realty Central Oregon (541) 585-3760

    Listing agent Shannon Little (541) 585-3760 License #201212722

    Listing date Feb 18, 2026

    MLS# 220215595 Listing URL

    Copyright © 2026 MLS of Central Oregon. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Christmas Valley Off-Grid Recreational Land

    This 20-acre off-grid land is located in Christmas Valley, Oregon, and features a drilled well, pump, generator, and a 40-foot shipping container. Power is located nearby. Situated just off Christmas Valley Highway, the property is ready for immediate use as a private basecamp for stargazing, recreation, off-grid living, or potential future development. The existing water supply and secure on-site storage eliminate significant startup costs and delays. The property is approximately 500 yards from over a million acres of Bureau of Land Management (BLM) land and minutes from the 11,000-acre Christmas Valley Sand Dunes, making it suitable for ATV riding, horseback riding, camping, and year-round outdoor recreation. There are no Homeowners Association (HOA) or Covenants, Conditions, and Restrictions (CC&Rs), allowing for flexible use. Groceries and fuel are available in Christmas Valley. La Pine is approximately 25-30 minutes away, and Bend is under an hour away. The Rec - Vac zoning may allow residential development through Lake County's conditional use process; buyers should verify building eligibility and intended uses. Owner carry terms are available.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Recreation land

    Suggested Use

    Restaurant Real Estate Agency Big Box & Wholesale Store Grocery & Convenience Store Grocery & Convenience Store Florist Clothing & Fashion Store Spa & Massage Center Auto Repair Shop Hair Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Christmas Valley
    County
    Lake
    State
    Oregon
    Longitude
    -120.547865
    Latitude
    43.227134

    Nearby Similar for Sale

    • $179,900
      Pending

      Christmas Valley Retail Opportunity

      Retail property in the heart of Christmas Valley, Oregon.
      57276 Park Rd, Christmas Valley, OR 97641
      View Details
    • $349,900
      0.54 Acres

      Christmas Valley Commercial Meeting Hall

      Versatile commercial space in Christmas Valley, Oregon, with endless possibilities.
      86962 Aspen Ln, Christmas Valley, OR 97641
      View Details

    FAQs

    What type of property is this?
    Recreation land - 20 acres with well, container, and power near BLM land.
    Where is this recreation land located?
    The property is located at 1600 Christmas Valley Hwy Christmas Valley, OR.
    What is the asking price?
    The asking price for this property is $63,999.
    What are key features of this property?
    This property features: - 20 acres of off-grid land with drilled well, pump, and generator already in place.; - Seller financing available.; - Located near millions of acres of BLM land and the Christmas Valley Sand Dunes, ideal for recreation.
    (541) 585-3760
    Request Owner's contact information
    1600 Christmas Valley Hwy Christmas Valley, OR 97641
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    Christmas Valley, OR 97641
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    1600 Christmas Valley Hwy Christmas Valley, OR 97641
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    We can help!
    Listing Contact
    Shannon Little
    Shannon Little
    Real Estate License ID: 201212722
    (541) 585-3760 (541) 213-3105
    Learn more
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