Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Neskowin Land with Ocean Views Title is generated by Realmo AI

    45000 Tibbets Road, Neskowin, OR 97149

    View on Map
    Claim this Listing
    For Sale
    $399,000

    LAND - Neskowin, OR

    Lot size:
    1.61 Acres
    Added:
    Feb 23, 2026
    Days on Market:
    81
    Last Refresh:
    May 15 at 12:06 pm

    Property Features for 45000 Tibbets Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Nesk-RR Neskowin Rural Re
    Standard status
    Active
    APN
    5S112400
    Lot size
    1.61 Acres

    Taxes and HOA fees

    Tax Year
    2026

    Utilities

    Utilities
    Water Available
    Sewer type
    Septic Needed

    We can help!

    Listing Contact
    Dennis M Regen
    Dennis M Regen

    Listing agent Dennis M Regen License #810604051

    Listing office Taylor & Taylor Realty Company 3891 NW Hwy 101, Lincoln City, OR

    Listing date Feb 23, 2026

    MLS# 26-373 Listing URL

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

    HighLights

    • 1.61 acre estate with sweeping panoramic ocean views.
    • Rare combination of privacy, acreage, and custom craftsmanship.
    • Opportunity to build a custom home.
    • Located in Neskowin, a sought‑after Oregon seaside setting.
    • Water available.
    • Private coastal sanctuary.

    Overview

    This Neskowin estate, spanning approximately 1.61 acres, offers sweeping panoramic ocean views. The property, known as Lot 3, presents a rare combination of privacy and acreage. This coastal sanctuary offers the opportunity to build a custom home. The property is currently taxed as one tax lot with the home located to the South. Upon partition or lot line adjustment, the property will be assigned a separate tax lot, and taxes will be adjusted accordingly. The zoning is Nesk-RR Neskowin Rural Re.
    Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    Neskowin
    County
    Tillamook
    State
    Oregon
    Longitude
    -123.968811
    Latitude
    45.124758

    Nearby Similar for Sale

    • $1,995,000
      3,692 SF

      Neskowin Home Site Opportunity

      Exceptional home site in the Hills of Neskowin community.
      57 Surfview Dr, Neskowin, OR 97149
      View Details
    • $399,000

      Neskowin Acreage with Ocean View

      Rare 7.53-acre parcel with ocean views, ready to build.
      2600 Aeolian Way, Neskowin, OR 97149
      View Details
    • $250,000

      Land Near Ghost Forest Beach

      Three parcels of land near Neskowin's South Beach.
      TL 214, 25 & 26 South Beach Road, Neskowin, OR 97149
      View Details
    • $295,000

      Buildable Lot Near Beach Access

      Rare .31-acre lot in gated community, steps to beach.
      TL 600 Kinnikinnick, Neskowin, OR 97149
      View Details
    • $115,000

      Coastal Acreage with Ocean Views

      Rare 1.6-acre coastal property with ocean views in Neskowin.
      TL 1 Sunbow Drive, Neskowin, OR 97149
      View Details
    • $195,000

      Coastal Land in Neskowin, Oregon

      Ready-to-build lot near beaches, golf, and hiking trails.
      TL 6800 Beach Crest Drive, Neskowin, OR 97149
      View Details
    • $99,900

      Neskowin Land with Ocean Views

      1.82 acres in Sahhali Shores with beach access.
      5500 Tyee Loop, Neskowin, OR 97149
      View Details
    • $995,000

      Oceanview Land in Gated Community

      2.28 acres with ocean views in Neskowin, Oregon.
      55000 Blk S Beach Rd Ptn TL 300, Neskowin, OR 97149
      View Details
    • $175,000

      Ocean View Land in Neskowin

      2.39-acre lot with ocean views and building envelope.
      2 Heron View Drive, Neskowin, OR 97149
      View Details
    • $165,000

      Ocean View Land in Neskowin

      2.35 acre lot with ocean views and building envelope.
      3 Heron View Drive, Neskowin, OR 97149
      View Details
    • $95,000

      Ocean View Lot in Neskowin

      0.42-acre lot in gated community with beach access.
      53000 Blk S Beach Road TL 219, Neskowin, OR 97149
      View Details
    • $350,000

      Neskowin Estate with Ocean Views

      1.15 acre Neskowin estate with panoramic ocean views.
      45000 Tibbets Road, Neskowin, OR 97149
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - 1.61 acre lot with panoramic ocean views in Neskowin.
    Where is this residential land & home lot located?
    The property is located at 45000 Tibbets Road Neskowin, OR.
    What is the asking price?
    The asking price for this property is $399,000.
    What are key features of this property?
    This property features: 1.61 acre estate with sweeping panoramic ocean views.; Rare combination of privacy, acreage, and custom craftsmanship.; Opportunity to build a custom home.
    (541) 994-4169
    We can help!
    Listing Contact
    Dennis M Regen
    Dennis M Regen
    Real Estate License ID: 810604051
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    45000 Tibbets Road, Neskowin, OR 97149
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!