51790 Echo Street
Blue River, OR 97413
$160,000 Active
Two cleared corner lots in the center of town, zoned for far more than one house.
Up the river, in plain language.
This is a rare thing in the upper valley: buildable, cleared, in-town ground in Blue River, right in the middle of the rebuild. Two lots, 0.39 acres together, on a corner with gravel access already in.
What makes it unusual is the zoning. The listing contemplates up to two single-family homes, multi-family, a bed and breakfast, or a commercial use — retail, a restaurant, an office. In a town of this size, a parcel that can carry a business and housing is the kind of thing that gets bought once and held.
Context matters here. Blue River lost most of its core in the 2020 Holiday Farm Fire and has spent the years since rebuilding on purpose — a new library, a medical clinic, a fire station. The town has services again and keeps adding them. The ground that is left in the middle of it is finite.
I did not take that on faith from a listing sheet. Lane County Land Management put the zoning in writing for both tax lots: Community Flex Use, Lane Code 16.286 — up to two single-family dwellings or a multiple-dwelling unit, plus lodging, clinic, light industrial and public uses, with commercial uses subject to a Type I or Type II review depending on what you want to do. Ask me for the county email and I will send it with the code section.
- Two lots0.39 acres total, conveying together
- Corner, clearedRaw land with gravel access in place
- Community Flex Use zoningTwo homes, a multiple-dwelling unit, lodging or commercial — county-confirmed
- Town servicesRebuilt library, medical clinic and fire station nearby
- Upper-valley hubBlue River Reservoir, Cougar, and Tokatee up the highway
- Scarce groundIn-town buildable land in a town that is rebuilding
Every room, in the order you would see it.
Everything on the record.
The parcel
| Lot size | 0.39 acres — two lots |
|---|---|
| Lot character | Corner lot, cleared |
| Access | Gravel |
| Improvements | None — raw land |
Use & utilities
| Zoning | Community Flex Use — Lane Code 16.286 (confirmed in writing by Lane County Land Management) |
|---|---|
| Allowed uses | Up to two single-family dwellings, or a multiple-dwelling unit. Bed and breakfast, residential home and home office are allowable. Clinic, light industrial and public uses are allowed as well |
| Commercial uses | Allowed, but may require Type I or Type II approval depending on the use — review criteria are in LC 16.286(5) |
| Tax lots | 1645282005100 and 1645282005200 (account 509-NQ21-01056) |
| Water | Ask — confirm service availability and connection cost |
| Sewer / septic | Ask — confirm before you plan a build |
| Power | Ask |
Financial & legal
| List price | $160,000 |
|---|---|
| County | Lane County |
| MLS # | 646130069 |
| Property taxes | Ask — the record shows $0 for 2025 |
| Flood zone | Verify — ask for the RLID report |
Figures come from the RMLS record and the county. Deemed reliable but not guaranteed — verify anything you are relying on during your inspection period.
The parts that decide a corridor buy
Land is bought on what you are allowed to do with it. Four questions decide whether this parcel is worth what you have in mind, and all four have answers you can get before you write.
Zoning
Community Flex Use — Lane Code 16.286
Lane County Land Management confirmed this in writing for both tax lots: up to two single-family dwellings or a multiple-dwelling unit, plus a bed and breakfast, residential home or home office. Clinic, light industrial and public uses are allowed too. Commercial uses are allowed but may need Type I or Type II approval depending on what you intend — the review criteria are in subsection (5). Ask me for the county email and read the code section before you write.
Water and sewer
Confirm service and connection cost
In-town Blue River is not the same as a rural parcel with a well and a drainfield, and connection fees are a real line item. Get the number before you budget the build.
Fire rebuild context
Ask what was on these lots before 2020
Previously-developed lots can come with existing utility stubs — an advantage — and with debris or soil questions. Both are knowable.
Financing
Raw land is a different loan
Most banks treat bare land differently from a house: bigger down payment, shorter term. If the plan is build-then-occupy, a construction loan is usually the cleaner path. Worth a call before you offer.
What this costs per month.
Principal and interest only. It does not include property taxes, insurance, or any assessments. Not a loan offer, a rate quote, or a prequalification. Ask a lender for real figures.
Blue River — and what that means
Open in Google Maps · Get directions
The pin is the address as the county records it. For rural parcels the driveway is often somewhere else entirely — ride out with me.
Schools
| Elementary | McKenzie River Community SchoolMcKenzie SD 68 |
|---|---|
| Middle | McKenzie River Community SchoolMcKenzie SD 68 |
| High | McKenzie High SchoolMcKenzie SD 68 |
School assignment can change and is not guaranteed — confirm with the district before you rely on it.
New to the corridor? Read the Blue River area guide — what it is like to live there, what buyers get wrong, and what the market has been doing.
Walk it with the guy who lives here.
I will meet you at the property, tell you what I would check, and say so if it is wrong for you. That is the whole pitch.
- 51790 Echo Street, Blue River, OR 97413 · RMLS #646130069
- Prefer to talk? Call or text 541-870-8378.
Got it — let us find a time.
I will reach out to set the showing, usually the same day. Since 2024 I need a short written buyer agreement before we tour; I will send it ahead so there is no surprise at the door.
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Listed by Daniel Gandee & George Winters, Real Broker LLC. RMLS #646130069.
All information is from the RMLS record, the county, and the seller, and is deemed reliable but not guaranteed. Square footage, lot size, zoning, systems, schools, and permitted uses should be independently verified by the buyer during the inspection period. Equal Housing Opportunity.