20.4 Acres Termo CA — $15,500 — No POA, Road Frontage

20.4 acres of recreational land for sale in Termo, Lassen County, California, priced at $15,500 with owner financing available and no POA dues. This wide-open Northern California parcel has direct dirt road frontage on Crow Road in the Moon Valley Ranch subdivision, with level sagebrush ground, scattered juniper, and mountain views in every direction. Off-grid land, camping land, hunting land, and long-term investment acreage. PRICE AND TERMS $15,500 cash. Owner financing is available on this parcel — no bank, no credit check, no prepayment penalty. Contact us for terms. THE PROPERTY Twenty and a half acres of level to gently sloping high-desert ground at roughly 4,700 to 4,800 feet elevation, on the west side of the Madeline Plains where the Sierra Nevada and Cascade ranges run out into the Great Basin. Cover is mature big sagebrush, native bunchgrass, and seasonal wildflowers, with scattered juniper along the fence lines. Timbered ridges rise on three sides and distant peaks close the view to the east. There is nothing built between you and the horizon. ACCESS The entire southern boundary of the parcel fronts Crow Road, an unmaintained dirt road within the subdivision. Crow Road meets West Side Road roughly a quarter mile east, and Highway 395 is about six miles beyond that. A standard vehicle will reach the property in dry conditions. High clearance or four-wheel drive is recommended in wet weather and through winter. CORNERS AND FENCING The parcel has been surveyed and the corners are staked. Remnant barbed-wire fencing with wood corner posts runs along portions of the boundary. Condition varies and existing fence should not be relied upon as a boundary determination. NO POA There is no property owners association and no annual assessment on this parcel. Road maintenance within the subdivision is the responsibility of individual lot owners under recorded deeded easements. Interior subdivision roads are unmaintained dirt and gravel. UTILITIES No utilities are connected. Utility poles and overhead lines stand along the road frontage, but their presence does not guarantee service availability or affordable connection — buyer must confirm directly with the utility provider. Any residential use would require a private well and an engineered septic system. Solar and generator power are the practical approach for recreational use. ZONING U-C-2, single family residential and agriculture. Recreational use, camping, and livestock are consistent with the surrounding area. Confirm all intended uses, camping duration limits, and structure requirements with Lassen County Planning and Building Services before purchase. WHAT'S NEARBY Eagle Lake, the second-largest natural lake in California and a well-known trout fishery, is within driving distance, along with large stretches of public land used for hunting, off-road riding, and dispersed camping. Susanville is the nearest full-service town. Neighboring parcels are lightly built with scattered homes and outbuildings. IMPORTANT — FEMA FLOOD ZONE A This parcel is mapped in its entirety within FEMA Flood Zone A, a Special Flood Hazard Area, per FIRM panel 06035C0775D effective 09/03/2010. Zone A designates a 1% annual chance flood hazard area for which no Base Flood Elevation has been determined. Any development within a Special Flood Hazard Area, including grading, fill, placement of structures, or installation of a manufactured home, requires a floodplain development permit from Lassen County, and establishing a base flood elevation may require a licensed surveyor or civil engineer at the buyer's cost. Buyer must independently verify all floodplain requirements, restrictions, and costs with Lassen County Planning and Building Services prior to purchase. Apex Land LLC makes no representation that this parcel can be built on. WHAT THIS PROPERTY IS A large, private, road-fronted parcel for camping, RV use, and weekend off-grid living. Hunting and off-road ground with public land nearby. Room for livestock and horses. An affordable way to own real California acreage outright with no association telling you what to do. A long-term hold in a county where land is still cheap. WHAT IT ISN'T A ready-to-build homesite — the flood zone designation makes permanent construction a permitting question, not a given. Serviced land. Paved access. Close to town. Moon Valley Ranch was subdivided in 1968 and sold hard, sight unseen, on promises that did not hold up. We are not doing that. Every photo in this listing was taken standing on this parcel in September 2026. Ask us for the full property report with directions and coordinates, go walk it yourself, and then decide. BUYER TO VERIFY Floodplain permitting requirements and cost; CAL FIRE Fire Hazard Severity Zone designation and any related defensible space requirements; well feasibility, depth, and water quality; septic feasibility and percolation; annual property taxes and any special assessments; legal parcel status and conformity with current minimum lot size; permitted camping duration and any RV or structure occupancy limits; utility service availability and connection cost. Sold as-is, where-is, with all faults. Information compiled from county records, a third-party data report, and our own site visit. Believed accurate but not warranted.