54432 McKenzie Highway Site 23
Blue River, OR 97413 · Holiday Farm RV Resort
$80,500 Active
The turn-key one: a deeded site with a 2015 Montana 41-footer already on it.
Up the river, in plain language.
Site 23 is the one you can use this weekend. It is a deeded recreational site at Holiday Farm RV Resort — you own the ground — and the sale includes a 2015 Montana 41-foot fifth wheel with four slide-outs and a washer and dryer in it.
Full water, sewer and power are hooked up. Against the bare sites at this resort you are paying roughly fifteen thousand more and getting the RV, which is the difference between owning a place to park something and owning somewhere to sleep on Friday night.
Dues are $245 a month and cover water, sewer and garbage. The resort side gives you the lodge, hot showers, a laundromat, a community space, walking trails, fishing ponds, waterways and a dog park, with propane and firewood sold on site.
The listing points at short-term rental potential. Before you buy on that basis, get the resort rules in writing — what a resort permits today it can change, and rental income is the first thing those rules touch.
- RV included2015 Montana 41 ft, four slide-outs, washer and dryer
- Deeded siteYou own the ground, with its own tax lot
- $245/month HOAWater, sewer and garbage covered
- Hooked upFull water, sewer and power
- Resort amenitiesLodge, ponds, trails, dog park, showers, laundry
- Minutes to TokateeRafting, fishing, hiking and hunting out the door
Every room, in the order you would see it.
Everything on the record.
The site & the RV
| Type | Deeded RV site — residential recreational |
|---|---|
| Resort | Holiday Farm RV Resort, site 23 |
| RV included | 2015 Montana, 41 ft, four slide-outs |
| In the RV | Washer and dryer |
| Hookups | Water, sewer and power |
| Lot size | Not stated in the RMLS record — ask |
Ownership & costs
| Ownership | Deeded — you hold title to the site |
|---|---|
| HOA dues | $245 per month |
| Dues include | Water, sewer, garbage |
| Amenities | Lodge, hot showers, laundromat, community space, trails, ponds, dog park |
| Also on site | Propane and firewood available for purchase |
| Property taxes | $306.01 (2025) — confirm with Lane County |
Financial & legal
| List price | $80,500 |
|---|---|
| County | Lane County |
| Zoning | RC |
| Tax ID / map | 1807062 · 16-55-20-22-90023 |
| MLS # | 440628986 |
| Listing terms | Cash |
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
You are buying two things here — a deeded piece of ground and a ten-year-old fifth wheel. They behave very differently, and only one of them appreciates.
The site
Deeded, with its own tax lot
Real property with a deed and a title company. No space rent, no lease renewal, nobody deciding whether you may stay.
The RV
A 2015 Montana — a depreciating asset
Have the roof, the seals, the slide mechanisms, the tires and the appliances looked at by an RV tech, not a home inspector. Slide-outs and roof seals are where the money goes on a unit this age.
The monthly number
$245 HOA covering water, sewer and garbage
Ask for the budget, the reserves and recent minutes. Dues rose from $185 to $245 between the 2024 listings and now.
Financing
Plan on cash
A conventional mortgage will not attach to this. RV lending exists for the unit itself, but the land and the trailer are different collateral — talk to a lender before you count on borrowing.
Rental income
Verify before you rely on it
The listing notes short-term rental potential. Whether you can actually rent it, for how long, and through whom is governed by resort rules and Lane County — get all of it in writing during the inspection period.
Title
Two transfers, not one
The site conveys by deed; the RV conveys by title or bill of sale. Make sure your escrow handles both, or you will own ground with somebody else's trailer on it.
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.
- 54432 McKenzie Highway Site 23, Blue River, OR 97413 · RMLS #440628986
- 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 #440628986.
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.