A rural buyer, especially one relocating in, will ask about systems a suburban buyer may never think about. Having clean answers ready signals a well-cared-for property and prevents the late-escrow renegotiation that happens when information surfaces as a problem.

Gather these before you list

Well documentation. The well completion report or log, depth and output records, pump age and type, and recent water test results if available.

Septic records. Most recent pumping and service records, tank location and size, and any permits or as-built diagrams. A recent pump record removes a lot of buyer anxiety.

Propane and utilities. Whether the propane tank is owned or leased (it matters at closing), plus recent fill history, electric bills, and any solar or generator records.

Road, access, and boundary documents. Any shared or private road maintenance agreement, your parcel map, recorded easements, and survey documents.

Water rights and ag details. Water rights, irrigation district shares, or agricultural zoning, are genuine value drivers that automated pricing tools miss entirely.

Improvements, permits, warranties. Permits for additions, decks, shops, or ADUs, plus receipts and warranties for roof, HVAC, well pump, and fencing.

Defensible space and insurance. Documentation of defensible space work and current insurance details, so a deal doesn’t stall at the insurance stage.

Gathering this before you list is one of the highest-return hours you can spend as a rural seller.

Ready for a number that reflects all of it?

Most of these documents represent value that an online estimate cannot see. A local comparative market analysis can. When you want a valuation that accounts for your well, your acreage, your outbuildings, and your water, I am glad to provide one.

Request a valuation: shantelmcdonald.com/cma/property-valuation

Shantel McDonald, REALTOR®

Smith Properties · 2213 Main St., Susanville, CA 96130

530-744-1919 · DRE# 02117589

www.shantelmcdonald.com

In our market, buyers typically pay for the standard home inspection anyway. So the real question is whether you will pay for an inspection, and do you want that information early, when you can act on it, or late, when a buyer is using it as leverage.

How a Pre-Listing Inspection Helps You

It moves the surprises to the front of the process, where they cost you the least.

When a problem surfaces during the buyer’s inspection period, it almost always becomes a price negotiation, and the buyer’s imagination of the cost is usually worse than the real number. When you find the same issue before listing, you get to decide to fix it, price it in, or disclose it and move on. You are setting the terms instead of defending against them.

The point is not the inspection itself. The point is walking into your sale with the condition story under your control.

When it is clearly worth it

Deferred maintenance you’re unsure about. The inspection tells you what is real versus what just looks worn.

A home you haven’t lived in recently. An inherited home, a second property, or a rental, you may not know its current condition the way a daily occupant would.

You expect multiple offers. Clean inspection documentation in hand lets buyers write stronger, faster offers because they are not pricing in unknown risk.

When you might skip it

If the home is newer, well-documented, and you have lived in it and maintained it, a full pre-listing inspection may be optional. Even then, gathering your maintenance records and recent service receipts accomplishes much of the same trust-building.

The rural add-ons to consider

A standard home inspection does not cover everything a rural buyer will ask about. Depending on your property, it can be worth getting the well and septic looked at before you list as well, so you are not caught flat-footed when a buyer’s agent requests those records. Knowing your well’s basic output and having a recent septic service record removes two of the most common late-stage friction points in a rural sale.

Shantel McDonald, REALTOR®

Smith Properties · 2213 Main St., Susanville, CA 96130

530-744-1919 · DRE# 02117589/00551162

www.shantelmcdonald.com

Selling a Rural Property in Lassen County: What Most Listing Agents Get Wrong

The most expensive mistakes in a rural home sale are made before the sign ever goes in the ground.

The most expensive mistakes in a rural home sale are made before the sign ever goes in the ground. They happen the moment a seller hires an agent who treats their acreage like a tract home in a subdivision.

I have watched it cost sellers tens of thousands of dollars. A property gets priced off the wrong comparables, marketed to the wrong buyer, photographed by someone who does not understand what makes land valuable, and then it sits and a stale listing in a rural market is far harder to recover than a stale listing in a city.

If you own property in Lassen County all the way to Tehama County, or the surrounding area and you are thinking about selling, this is what I want you to understand before you sign a listing agreement with anyone.

Why do listing agents get rural properties wrong?

Most listing-agent training, pricing software, and marketing playbooks are built for high-volume suburban markets and almost none of it transfers cleanly to rural property.

In a subdivision, every home has twenty recent comparable sales within a half mile. Pricing is close to a math problem. Marketing is a matter of good photos and the MLS doing its job, because the buyer pool is large and local.

A rural property is the opposite on every count. Your nearest true comparable might be four miles away and have sold eighteen months ago. The value sits in things software cannot ready usable acreage, water, outbuildings, views, privacy, and how the land actually functions. And your buyer may not even live in this county yet.

An agent working off the suburban playbook is selling your property with the wrong map.

Mistake #1: Pricing off the wrong comparables

The most common listing mistake in our market is pricing a rural property off automated valuation models or off comparables that are not actually comparable.

Zillow’s Zestimate and the Redfin Estimate are built on comparable-sales density that does not exist in rural areas. They cannot see that your ten acres are usable pasture while the comparable down the road is ten acres of unbuildable hillside. They routinely miss the value of a shop, a second dwelling, water rights, or river frontage.

A proper comparative market analysis for rural property is part data and part judgment. It means pulling genuine comparables even when they are older or farther away, then adjusting for acreage usability, water source, outbuildings, road access, and condition. It is closer to appraisal work than to plugging an address into a website.

The cost of getting price wrong

Too high off a bad model: the listing sits and goes stale.

Too low because software undervalued your land and outbuildings: you leave real money on the table.

Both happen constantly in rural markets — and both are avoidable.

Mistake #2: Marketing to the wrong buyer

Rural property in our area is frequently bought by someone who does not live here yet, and an agent who only markets locally miss most of the buyer pool.

A meaningful share of buyers for Lassen all the way to Tehama County property come from the Bay Area, Sacramento, and Reno people with equity, looking for acreage, privacy, recreation, or a slower pace. They are searching online, often from two hundred miles away, months before they ever drive up.

That changes how a property should be marketed. It means strong online presentation, listing copy that explains the lifestyle and the land’s function and not just the square footage, and distribution that reaches relocation buyers rather than only the local MLS feed.

Mistake #3: Treating photography like an afterthought

On a rural property, the photography is not decoration it is the single most important marketing decision you will make, because most of your buyers will see the land on a screen before they ever see it in person.

A tract home needs eight good interior photos. A rural property needs the house, but it also needs the acreage shown in a way that communicates scale and usability, the outbuildings, the water features, the views in good light, and increasingly, aerial drone footage that shows how the parcel sits on the land.

I have seen identical properties perform completely differently based on nothing but presentation. The land did not change. The way it was shown to the market did.

Mistake #4: Skipping the pre-listing prep that rural buyers expect

In our market, buyers typically pay for the standard home inspection, and the smart sellers get their own home inspection before listing their home to use that to their advantage by getting ahead of the questions a rural buyer will inevitably ask.

A rural buyer, especially a relocating one with a good agent, is going to want to know about the well, the septic, the propane tank ownership, the defensible space compliance, any road maintenance agreement, and any easements or water rights. If you have those answers ready before you list, you remove friction, you build trust, and you protect your negotiating position.

Walking into a listing with well records, a recent septic pump record, and clear documentation signals that the property has been cared for, and it prevents the renegotiation that happens when those questions surface late and the buyer feels they have found a problem. (See Parts Two and Three of my blog)

Mistake #5: Misreading time on market

Days on market mean something completely different in a rural market, and sellers who apply metro expectations to a rural timeline make poor decisions under pressure.

In a subdivision, a home that sits for thirty days looks like a problem. On a rural property with a small, specific buyer pool, thirty days can be completely normal, the right buyer may simply not have surfaced yet. The danger is that a seller panics and slashes the price right before the buyer who was always going to pay full value finally drives up.

Reading the timeline correctly, knowing when patience is the right move and when a price adjustment genuinely makes sense, is one of the most valuable things a local agent does for a rural seller.

Metro listing assumptions vs. Lassen County reality

Here is how the standard listing playbook breaks down on rural property.

FREQUENTLY ASKED QUESTIONS

How do I price a rural property when there are no recent comparable sales?

Pricing rural property means pulling genuine comparables even when they are older or farther away, then adjusting for usable acreage, water source, outbuildings, road access, and condition. Automated estimates like the Zestimate are unreliable here. A local comparative market analysis built by an agent who knows the area is the right tool.

Why is my Zillow estimate so different from what my agent says my property is worth?

Automated valuation models are built for dense suburban markets. They cannot accurately value usable versus unusable acreage, outbuildings, wells, water rights, or view premiums, so the number is often well off in either direction. Treat it as a rough starting point, not a price.

Who pays for the home inspection when selling in Lassen County?

In our market, buyers typically pay for the standard home inspection. Smart sellers purchase one prior to listing their home and use this to their advantage by completing pre-listing prep and gathering well, septic, and property documentation in advance.

How long does it take to sell a rural property in Northern California?

It varies more than in a city, because the buyer pool is smaller and more specific. Thirty or more days on market is not necessarily a sign of a pricing problem. Correct pricing and marketing to relocation buyers are what move the timeline.

Thinking about selling? Start with the right number.

If you own rural property in Lassen County and you are weighing a sale, the most important step is also the first one: pricing it correctly, off real comparables and real judgment, not off a website’s guess. I provide a local comparative market analysis that accounts for your acreage, your outbuildings, your water, and the things software cannot see, and a marketing plan built to reach the buyers actually looking for what you have.

Request a valuation: shantelmcdonald.com/cma/property-valuation

Helpful resources

NAR — Buyers & Sellers — national guidance for sellers

CAL FIRE — Defensible Space — standards affecting rural resale

Shantel — Property Valuation — request a local CMA

First-Time Homebuyer’s Guide to Susanville, CA: What to Expect Before You Make an Offer

Most first-time buyers come into the Susanville market with a Bay Area or Sacramento frame of reference. They expect open houses with twenty people, bidding wars, and weeks of back-and-forth with listing agents who never call back.

What they find instead surprises them - in a good way, mostly. But there are real differences here that can catch a first-time buyer off guard if nobody explains them upfront.

That’s what this guide is for.

I’ve helped buyers purchase their first homes all across Lassen County. The ones who succeed aren’t always the ones with the most money. They’re the ones who come in prepared, pre-approved, realistic, and willing to move when the right home appears. I’m going to give you the same orientation I give every first-time buyer who sits across from me before we ever schedule a showing.

What Makes the Susanville Real Estate Market Different from the Rest of California

Susanville operates as a low-inventory market, which means the number of active listings at any given time is small - and good homes move fast when they’re priced right.

This is the most important thing to understand before you start looking. In a major metro, you might have dozens of comparable homes to evaluate across a few weeks. In Susanville, you might have two or three. If you’re not prepared to act when the right one shows up, you’ll watch it close for someone else.

That’s not meant to create pressure. It’s meant to help you take the pre-approval step seriously before you start browsing listings.

A few other characteristics that shape this market:

Price points are more accessible. Compared to Sacramento, the Bay Area, or even Redding, Susanville offers genuine entry-level homeownership. That’s a real advantage for first-time buyers who’ve been priced out elsewhere.

The community factor is real. Sellers here often care about who’s buying their home.

Rural property norms apply. If you’re looking at anything outside Susanville city limits, and many buyers are, you’ll encounter well water, septic systems, and propane rather than city utilities. This isn’t unusual; it’s just part of buying in Lassen County, and I’ll walk you through all of it.

How Does the Home Buying Process Work in Susanville?

The home buying process in Susanville follows the same fundamental steps as anywhere in California: pre-approval, property search, offer, inspections, and closing, but the local context shapes each step differently.

Step 1: Get Pre-Approved Before You Look at a Single Listing

In this market, pre-approval isn’t a formality. It’s the foundation.

When a well-priced home comes available in Susanville, it can receive offers within days. Sellers and their agents take pre-approved buyers more seriously, and a strong pre-approval letter from a reputable lender gives your offer credibility from the first page.

Pre-approval also protects you. It tells you exactly what you can afford before you fall in love with something outside your range.

For Lassen County buyers, the most common loan types I see are:

• Conventional loans: solid for buyers with strong credit and at least 3–5% down

• FHA loans: lower down payment requirements (3.5%), more flexible credit guidelines

• USDA Rural Development loans: zero down payment option for eligible rural areas; many Lassen County properties qualify

• VA loans: for veterans and active-duty service members, often zero down with no PMI; an outstanding option in this area

If you’re a veteran or currently serving, I want you to know your VA benefit works well here. I’ve helped veterans use it in Lassen County, and the process is smooth when you work with a lender who knows rural California.

Not sure which loan type fits your situation? That’s a conversation worth having before you do anything else.

Step 2: Know What You Need Versus What You’d Like

Before we start scheduling showings, I always ask two questions: what’s non-negotiable, and what are you willing to work with?

In a low-inventory market, flexibility is an advantage. If you hold out for a perfect match in every category, you may wait a long time. Most of my successful first-time buyers come in with a clear list of priorities, identify their top three or four must-haves, and stay open on everything else.

Cosmetic issues, dated kitchens, old carpet, paint colors are fixable. Location, lot size, and layout are not. Focus your non-negotiables on things that can’t change.

Step 3: Understand Rural Property Specifics

Many properties in and around Susanville operate differently from city homes, and first-time buyers from urban or suburban backgrounds are often surprised by this.

Well water is common outside city limits. This means the property has its own water source rather than a connection to municipal water. During due diligence, you’ll want a well inspection and a water quality test. I always recommend both, they’re not expensive, and they tell you exactly what you’re dealing with.

Septic systems replace public sewer connections on most rural properties. A septic inspection is part of standard due diligence and should never be skipped. A functioning septic system is nothing to fear; a neglected one can be costly.

Propane is the standard fuel source for heating and appliances on many rural Lassen County properties. Budget for propane delivery and understand the tank situation, leased versus owned, before closing.

Land use and zoning matters if you’re buying anything with acreage or considering adding a structure. Lassen County zoning rules govern what you can build, how many animals you can keep, and whether an ADU is permitted. I can help you understand what a specific parcel allows before you fall in love with a plan the zoning won’t support.

None of these are obstacles to buying. They’re just part of the landscape here, and going in informed makes the whole process smoother.

What Do Sellers in Susanville Actually Want to See in an Offer?

Sellers in Susanville want three things: a buyer who can close, a price that reflects genuine market value, and a transaction that doesn’t fall apart halfway through.

Here’s what a strong first-time buyer offer typically looks like in this market:

A competitive price grounded in comps. I pull recent sales data before every offer we write. The goal isn’t to overpay - it’s to understand real value and price accordingly. In a small market, there aren’t always many comparables, which is why local knowledge matters more here than in a data-rich metro.

A clean pre-approval letter. From a lender who has done business in rural California before. Out-of-area or online-only lenders sometimes struggle with rural property appraisals and USDA loan processing timelines. A lender who knows this market is an asset.

Reasonable contingencies, written well. Inspection and financing contingencies protect you and they should be in every offer. The key is writing them specifically, not vaguely. A well-drafted contingency doesn’t scare sellers, a sloppy or open-ended one does.

A personal letter. This isn’t always the deciding factor, but in a community where sellers have lived for twenty or thirty years, knowing that the buyer intends to love the property can matter. I’ve seen thoughtful letters tip close decisions.

What Happens After Your Offer Is Accepted?

Once your offer is accepted, the focus shifts to due diligence and loan processing. This phase matters just as much as everything that came before it.

Home inspection - always. No exceptions, no matter how new or clean the property looks. A home inspector will evaluate the structure, roof, electrical, plumbing, and mechanical systems. In rural properties, I also recommend adding a well and septic inspection to the standard scope.

Natural Hazard Disclosure review - California requires sellers to disclose natural hazards, and Lassen County properties carry real fire risk. Your homeowner’s insurance options and costs will reflect this. Understand what you’re looking at before you close, not after.

Appraisal - required by your lender. In rural markets, appraisals can be challenging because there are fewer comparable sales. Working with a lender who has experience in rural Northern California helps here.

Closing costs - typically 2–5% of the purchase price, on top of your down payment. We’ll review a full closing cost estimate early in the process so there are no surprises at the closing table.

I stay involved through every one of these steps. My job isn’t done when your offer gets accepted, it’s done when you have keys in hand and feel confident about the home you just bought.

Frequently Asked Questions

Q: How long does it take to buy a home in Susanville, CA? A: From accepted offer to closing, most transactions in Susanville take 30 to 45 days with conventional or FHA financing. USDA Rural Development loans and VA loans can run 45 to 60 days depending on the lender and property conditions. Getting pre-approved before you start your search compresses the overall timeline significantly.

Q: Do I need a large down payment to buy a home in Susanville? A: Not necessarily. FHA loans require as little as 3.5% down, and both USDA Rural Development loans and VA loans offer zero-down options for qualified buyers. Many Lassen County properties are eligible for USDA financing due to their rural designation. I work with first-time buyers at multiple down payment levels, the right loan depends on your credit, income, and the specific property.

Q: What’s the difference between well water and city water for a home buyer? A: City water means the home is connected to a municipal water supply managed and tested by the local utility. Well water means the property has its own well and is responsible for its own water quality and pressure. During due diligence on a well-water property, buyers should order a water quality test and a well flow rate test to confirm the system is functioning properly. I always recommend both on any property with a private well.

Q: Can I use a VA loan to buy a home in Susanville, CA? A: Yes, and it can be an excellent option here. VA loans offer zero down payment and no private mortgage insurance for eligible veterans and active-duty service members. The key is working with a lender who has experience processing VA loans on rural California properties, including those with well water and septic systems. I’ve helped veterans close VA purchases in Lassen County and can point you toward lenders who know this market.

Q: Is Susanville a good place to buy a first home right now? A: Susanville offers first-time buyers something increasingly rare in California - attainable pricing, real space, and a community worth putting roots in. Inventory is limited, which means preparation matters more here than in a bigger market. Buyers who come in pre-approved and ready to move on the right home find genuine value here. Buyers who approach it casually often wait longer than they expected.

Other Resources

External Authority Resources

• California Association of REALTORS® — First-Time Buyer Resources

• USDA Rural Development — Single Family Housing Loan Programs

• VA Home Loans — U.S. Department of Veterans Affairs

• Consumer Financial Protection Bureau — Buying a House

Shantel’s Resources

• Search Susanville Listings — shantelmcdonald.com

• Buying a Home — shantelmcdonald.com

• Lassen County Home Values — shantelmcdonald.com

• Shantel’s Blog — shantelmcdonald.com

Ready to Take the First Step?

If you’re thinking about buying your first home in Susanville or anywhere in Lassen County, let’s have a real conversation before you do anything else. I’ll tell you exactly what I’m seeing in the market, help you think through your loan options, and make sure you’re set up to move confidently when the right home comes along.

Call or text me at 530-744-1919, or reach out through the contact form at shantelmcdonald.com. This is what I do! And I’d be glad to help you get started.

Presented by Shantel McDonald, REALTOR®

1. Welcome to Lassen County

Where the Sierra Nevada, Cascades, Modoc Plateau & Great Basin Desert Converge

COUNTY AREA

4,541 sq mi spanning 5 ecosystems

COUNTY SEAT

Susanville only incorporated city

ELEVATION

4,186 ft above sea level

POPULATION

14,992 residents

Lassen County spans nearly 4,541 square miles of mountains, valleys, deserts, rivers, and lakes - named after frontiersman Peter Lassen. Susanville is the county seat and sits at the convergence of five distinct ecosystems, offering four true seasons, mountain air, and one of California’s most affordable real estate markets.

Key Community Assets

• Banner Lassen Medical Center Diamond Mountain Casino & Hotel

• Lassen Community College Susanville Indian Rancheria

Source: lassencountychamber.org • Niche.com • City of Susanville

2. Outdoor Adventure

1

Eagle Lake

15 miles north of Susanville

The second-largest natural lake entirely within California, at 5,098 ft elevation. Eagle Lake is world-famous for its trophy Eagle Lake Trout — a species found nowhere else on earth. Boating, camping, and birdwatching are equally popular.

2

Lassen Volcanic National Park

Southern Cascades

Home to Lassen Peak — the largest plug dome volcano in the world and the southernmost active Cascade volcano. Over 150 miles of backcountry trails, hydrothermal areas, and pristine alpine lakes.

3

Bizz Johnson National Recreation Trail

25.4 miles • Susanville to Westwood

A converted rail-trail through the dramatic Susan River Canyon. Gentle grade makes it ideal for hiking, mountain biking, and horseback riding for all fitness levels — spectacular in fall and spring.

4

Susanville Ranch Park

1,100 acres • Northeast Susanville

Multi-use recreation area owned by Lassen County. Trails for hiking, biking, and equestrian use through diverse high-desert terrain. Wildlife viewing, picnic areas, and open space year-round.

5

Coppervale Ski Hill

14 miles west of Susanville

Family-friendly ski area with a poma lift and 13 skiable acres. Lassen Community College offers ski classes — affordable, uncrowded, and only minutes from town.

6

Fishing, Hunting & OHV Recreation

County-wide

Rivers, streams, and reservoirs for trout and bass. Vast high-desert for deer, antelope, and upland game birds. Endless legal OHV routes through dramatic landscapes. Susan River runs through Memorial Park downtown.

Source: lassencountychamber.org • blm.gov • nps.gov

3. Community Events & Culture

Lassen County Fair

July 15–19, 2026

Five days of grandstand entertainment, carnival rides, livestock exhibits, parade, pageants and food. “Red, White & Blue with a Mountain View!”

Main Cruise Show N’ Shine

June 27, 2026 • Memorial Park

Classic cars, custom builds, food, live music and vendors. One of Susanville’s most beloved traditions.

Fourth of July Celebration

July 4, 2026

Community-wide patriotic celebration with fireworks and festivities organized by the Chamber of Commerce.

Susanville Symphony Orchestra

Ongoing since 2003

Delighting audiences with beautiful music by talented local musicians and world-class guest stars.

Junior Fishing Derby

37th Annual • Memorial Park

A beloved Lassen Sportsmen’s Club tradition introducing young anglers to world-class fishing along the Susan River.

Magical County Christmas

Winter

Annual holiday tradition celebrating community spirit with festive events throughout Susanville.

Source: lassencountyfair.org • lassencountychamber.org • susanvillestuff.com

4. Susanville Real Estate Market Overview

AVG. HOME VALUE - SUSANVILLE $238,000

Zillow 2026 • up 0.7% YoY

CALIFORNIA STATEWIDE MEDIAN 2026 $905,000

C.A.R. Forecast • up 3.6% from 2025

Key Market Facts

• Susanville homes cost approximately 74% LESS than the California statewide median

• Lassen County prices are also below the national median of ~$361K

• Most homes fall in the $150K–$350K range – entry level ownership is achievable

• Land and acreage parcels available from under $50K - rare in modern California

• Diverse inventory: single-family, land, multi-family, manufactured, commercial & Eagle Lake cabins

Price Comparison - Susanville vs. Other Markets

Market Median Home Price

Susanville, CA $238,000

National Average $361,000

Reno, NV $470,000

Sacramento, CA $525,000

San Diego, CA $820,000

California Average $905,000

Sources: Zillow 2026 • C.A.R. 2026 • Redfin 2026 • ManageCasa • National Association of Realtors

5. What Can You Buy in Lassen County?

Single-Family Homes

$180,000 – $350,000

3–5 bedroom homes on spacious lots. Many recently updated with modern kitchens, baths, and 2-car garages. Move-in ready options across multiple price points.

Acreage & Land Parcels

$30,000 – $200,000+

Raw land from .40-acre Eagle Lake lots to 19+ acre ranches. Excellent for custom builds, investment, or buy-and-hold strategies.

Eagle Lake Cabins & Lots

$60,000 – $250,000

Rare opportunities near the world-famous Eagle Lake trout fishery. Perfect for weekend retreats, fishing cabins, or full-time lakeside living.

Multi-Family & Investment

$200,000 – $450,000

Duplexes and income properties serving the government, corrections and healthcare workforce. Strong consistent rental demand.

Rural & Equestrian Properties

$150,000 – $500,000+

Horse properties, AG-zoned parcels and ranch estates across Janesville, Milford, Standish and the Honey Lake Valley.

Manufactured & Modular Homes

$80,000 – $180,000

Affordable entry-level homeownership. Exceptional value for first-time buyers, retirees, and those seeking comfortable mountain living.

Source: shantelmcdonald.com • homes.com • MLS Lassen County • RealtyTrac

6. Why Buy in Lassen County Now?

1

California Affordability Crisis Creates Opportunity

Market Case

With the statewide median at $905K, 82% of California households cannot afford the median home. Susanville is at a median of $238K, making it reachable for buyers priced out of larger metros - and investors seeking cash-flow positive rentals impossible in coastal markets.

2

Remote Work Has Permanently Changed Where People Live

Lifestyle Shift

Remote work is now mainstream across tech, healthcare, finance, and government. Lassen County offers high-speed internet, a safe community, and four seasons of outdoor lifestyle while maintaining a California address.

3

Stable, Institutional Employment Base

Economic Stability

Two state correctional facilities, one federal prison (Herlong), and the Sierra Army Depot provide year-round government employment, creating consistent rental demand and insulating the market from private sector volatility.

4

Outdoor Lifestyle Premium

Quality of Life

Eagle Lake trout fishing, Lassen Volcanic National Park, the Bizz Johnson Trail, skiing, hunting, and camping - all within minutes of home. Lifestyle-driven migration from California cities continues to accelerate.

5

Land & Acreage Values Remain Underpriced

Investment Opportunity

Comparable acreage in Nevada, Oregon, and Colorado already commands 2–3x the per-acre price seen in Lassen County. Early buyers who acquire land now stand to benefit significantly from long-term appreciation.

6

Small Town Quality of Life - Safe, Connected, Authentic

Community

Banner Lassen Medical Center, Northeastern Rural Health Clinic, Lassen Community College, strong schools, and a year-round events calendar. It’s the kind of place where your neighbors know your name.

Sources: C.A.R. 2026 • ManageCasa • Zillow • lassencountychamber.org

7. Your Local Real Estate Expert

Shantel McDonald

Born & Raised in Lassen County

Shantel McDonald is one of the top-performing REALTORS® in Lassen County - a hometown matchmaker with a heart for helping people find where their lives truly begin. With over two decades of banking & lending experience and a Bachelor’s degree in Marketing, she brings a rare combination of financial savvy and down-to-earth guidance.

• 23+ years in lending, banking, sales & customer service

• Local expert - grew up hiking, running, camping & exploring Lassen County

• Specializes in first-time buyers, veterans, investors & relocation clients

• Sold 20 acres in Madeline, CA in just 4 months (typical timeline: 1–2 years)

• Fierce negotiator - helps clients save on price AND closing costs

• “Outstanding job assisting us throughout the whole process” -Zillow ★★★★★

8. Ready to Find Your Lassen County Home?

Let’s Find Your Lassen County Home.

Whether buying your first home, investing in acreage, or relocating to mountain living —

I’m with you every step of the way.

PHONE / TEXT: (530) 744-1919 WEBSITE: shantelmcdonald.com

OFFICE: 2213 Main St, Susanville, CA 96130

BROKERAGE: Smith Properties | 45+ Years of Excellence

LICENSE: DRE #02117589/00551162