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How to buy?

The Dollar Land Store does not offer refunds on down payments.

Due to the nature of the real estate market, properties are sold on a first-come, first serve basis and unfortunately can not be put on hold. Once you have done your due diligence and are prepared to purchase a property you can make the down payment on the property, however if you decided not to keep the property or terminate the "standard agreement of sale," the deposit, document fees and any payments are non-refundable.

All properties are being sold in an “As Is, Where Is, and with All Faults” condition as of the date of sale. All sales are considered SOLD and FINAL. Buyer understands that Seller will disclose all known facts regarding the property. Buyer acknowledges that all properties are being sold subject to all existing covenants, conditions, restrictions, reservations, exploration and mineral rights, easements, rights of way, assessments, zoning, and all other land use restrictions as there may be on or off record.

Due to the nature of the real estate market, properties are sold on a first-come, first serve basis and unfortunately can not be put on hold.  Once you have done your due diligence and are prepared to purchase a property you can make the down payment on the property, however if you decided not to keep the property or terminate the "standard agreement of sale," the deposit, document fees and any payments are non-refundable.
When investing in real estate, there are several factors to consider, not limited to zoning, access, utilities, taxes, topography, HOA's / POA's, resources, neighbors, mineral rights, etc... We have purchased most of the properties we sell in bulk and sight unseen, therefore we often have limited information on specific parcels.  We will provide any and all information we have on any given property, however you should verify this info with the appropriate county and/or governing body as well as garner any additional information you deem appropriate for making a decision prior to purchasing the parcel. 
As often as possible we try to include actual photos of the properties within the property page.  With that said, most of the rural properties we have listed; we have not had the opportunity to visit and photograph so we include photos of the general area to give a rough idea of what the property may look like.  Our intention is to eventually have individual photos of each parcel and the property pages will be updated to reflect that.  Any property with specific photos of the parcel will be noted in the listing.
Most of the properties we have in our inventory were purchased in bulk and "sight-unseen" and we ourselves have not had the opportunity to personally visit.  We include satellite imagery and mapping to give potential buyers an opportunity to "view" the property, unfortunately this does not give an idea of topography.  Many customers are comfortable purchasing a property with the information provided on the listing, however this does not replace physically visiting the parcel and determining if it suits his/her needs.  Every buyer should conduct his/her due diligence to the level of their satisfaction.
Please feel free to contact us with any questions at (844)-489-0823 or send us an email at info@dollarlandstore.com, we will attempt to answer any questions you may have.

How to set up automatic payments through your online banking

Online bill payment is simple to set up. All you need is your basic checking account information and a recent bill. First, enroll in online banking with your ATM/debit card number, pin and account number. Once you're using online banking, adding auto bill pay and making payments just takes a few steps.

  • Choose whether you want to add an individual or company to your payees
  • Search for the company or biller, or manually enter your payee's information
  • Provide the account number located on your bills
  • Enter the amount of the payment, the date of the payment, and whether you will make individual or recurring payments
  • You can always cancel a recurring payment or change the date, amount or frequency, simply by going to Manage My Bills in online banking

Payee:  Amato-Y LLC

Account: Account # stated on Contract / Payment book or welcome letter

Address:              Dollar Land Store

                              Contract Collection Dept

                              20437 Brian Way, Suite C

                              Tehachapi, CA 93561

                              844.489.0823 

Property Information

Unfortunately the short answer is no; if you are not purchasing the parcel outright you may not live on the property while making payments and taking advantage of owner financing.  While you may use the property for recreational purposes during the loan payoff period, you may not pull permits to live on the property or begin construction until the property has been payed off and the deed transferred.  As long as your account is in good standing you may use the property for any "use" the appropriate county deems fit without a permit, this includes camping on the property.  As always, please verify with the county what activities/circumstances require a permit.

We utilize Google maps for our property map display in each listing.  At your request we can also provide GPS Coordinates that can be used to find the property and find driving directions.  Most of the properties in our inventory are extremely rural and there is often no cell phone service.  It is advised if you plan to visit the property that you download the map information to your smartphone for offline use.

Unless otherwise noted in the description, most of the rural properties in our inventory are “off grid” and do not have utilities.

All of our properties are guaranteed "free and clear" at the time of conveyance.  Title insurance or a traditional escrow may be purchased at the discretion and cost of the buyer.
Unfortunately the short answer is no; if you are not purchasing the parcel outright you may not live on the property while making payments and taking advantage of owner financing.  While you may use the property for recreational purposes during the loan payoff period, you may not pull permits to live on the property or begin construction until the property has been payed off and the deed transferred.  As long as your account is in good standing you may use the property for any "use" the appropriate county deems fit without a permit, this includes camping on the property.  As always, please verify with the county what activities/circumstances require a permit.
Taxes can vary drastically by county and state; each listing has a monthly pro-rated breakdown of the annual property taxes.  Dollar land Store will continue to pay annual property taxes and any HOA fees until the final payment on the purchase is made.  Deed and tax liability is transferred to the buyer at that time.
Dollar Land Store is not a traditional real estate company, we are located in California and due to the location of many of the parcels we sell, we are unable to "show" properties in person.  We do however provide maps and GPS co-ordinates and encourage potential buyers to visit the property prior to purchase.
All properties on Dollar Land Store are undeveloped, and most of them have not been surveyed.  A property survey is recommended and often required prior to developing the land.  Customers can elect to have their property surveyed at their discretion and are responsible for the cost of the survey.
We provide some basic zoning information in the property listing as well as links to the County Web Site. We encourage all buyers to do their due dilligence and contact the county where the property is located (typically the planning & zoning or planning & development department) prior to purchase to determine what activities are allowed or prohibited on the property.
Each County differs when it comes to zoning and use restrictions. Please call the county to understand what is permitted and restricted on the parcel and any applicable time limits or if any licenses or permits are required.
On Owner financed properties, we do not transfer the Deed to the buyer until the property has been paid in full.  Most counties require building permits to be pulled by the primary deed holder, so in this case, no.  Once you have paid off the property, you can begin the building process.

Shelter Cove, Humboldt County CA

There are many factors that determine if a lot is buildable. These include availability of water, sewer and electricity services, topography and geologic stability, proximity to archeological and environmentally sensitive areas, and utility easements. A comprehensive understanding of all of these factors is essential to determining whether a parcel is buildable.

Building in Shelter Cove can prove challenging in many ways. A parcel with steep topography located outside of the sewered area may be unable to develop a septic system meeting the requirements of the Environmental Health Division. Topography can also affect a project’s ability to meet Public Works requirements for driveway slope. To accommodate development, a parcel must provide sufficient setbacks from streams, wetlands and other habitats.


Consultation with Planning Division staff is recommended before purchasing a parcel or starting a project. Potential buyers are also encouraged to visit Shelter Cover to better understand site conditions. Consultation with professionals specializing in geologic, engineering, or biological issues may also be required when evaluating a purchase or project.


Purchasers and owners should be aware that dealing with any of these site specific issues often increases the cost of development.

Source: Humboldt County Website
The Resort Improvement District (RID) is the community services district for water, sewer and electricity in Shelter Cove. All lots may be served with electricity and water. A significant number of lots are not within the sewer service area.

This general map of the community service district boundaries indicates which areas are served by sewer. Upon review of the map please note that a significant number of lots are not located within the sewer service area of the service district. Availability of sewer service for lots located near the edge of the sewer service boundary should be verified with the RID. Additionally, RID staff can advise you as to the current fees and potential logistics associated with service connections. Logistical considerations include but are not limited to distance from existing infrastructure and other lot specific considerations. The RID can be reached at 9126 Shelter Cove Road Whitethorn, CA 95589 or 707-986-7447.


Anyone interested in the development of a lot outside the sewer service area is advised to contact the Division of Environmental Health located at 100 H Street Suite 100, Eureka CA 95501 or 707-445-6215.

Source: Humboldt County Website

The county’s web Geographic Information System (GIS) can be a helpful tool for researching which zones apply to a property. This system can be used to determine whether a property is in the coastal zone and show which zone classification and land use designation apply.

Zoning classifications are described in the Coastal Zoning Regulations and Inland Zoning Regulations which can be found on the Plans and Ordinances page.

Source: Humboldt County Website

Individual zoning classifications, commonly known as districts or designations, are described in the Coastal Zoning Regulations and Inland Zoning Regulations. These regulations affect all residential structures such as dwellings, home additions, fences, swimming pools, and garages, as well as all commercial and other structures like offices, barns and lumber mills.


Zoning regulations also control what is allowed in specific areas of the county. For example, a property owner typically can conduct a business in a commercial area but not in a residential area except under limited conditions. Similarly, industrial uses are allowed in industrial areas and limited in agricultural areas. In Humboldt County, zoning designations increasingly allow a mixture of compatible uses, such as apartments above shops and offices.


Zoning regulations also contain combining zones and other standards may also apply to a property. A more detailed explanation of combining zones can be found in the general FAQ.


The purpose of the Zoning Regulations is to implement the county’s general plan in part by regulating development in accordance with this plan. At the same time, they also help to minimize conflicts resulting from incompatible uses.


Zoning classifications are described in the Coastal Zoning Regulations and Inland Zoning Regulations which can be found on our Plans and Ordinances page.

Source: Humboldt County Website

Many types of development in Shelter Cove require a building permit. This includes grading and the construction of buildings and structures. All new development in the Shelter Cove subdivision is subject to Design Review. In most cases, if the parcel is in the Coastal Zone, a Coastal Development Permit will be required.

In addition to permit requirements, development in the Shelter Cove subdivision is affected by the "Qualified" or "Q" combining zone which prohibits the development of accessory buildings prior to development of the main residence. The qualified zone regulations also prohibit second dwelling units, temporary or recreational housing, and open storage of any material, equipment or similar items.


Anyone interested in development is advised to contact the Planning and Building Department prior to submitting a permit application. Staff can provide guidance on the application process and provide information on site-specific development

Source: Humboldt County Website

Design Review is intended to preserve and enhance architectural and recreational aspects of designated areas of the County. This includes the appearance and design of buildings, sites, structures and signs in an effort to maintain the architectural and recreational aspects of designated areas. Every lot in Shelter Cove is subject to design review.

Special Building Structural Design Standards for Shelter Cove include the requirement for a minimum building width dimension of 20 feet, a minimum 12 inch roof overhang, foundations designed for Seismic Zone IV, and no use of unfinished or galvanized siding or roofing materials.


In addition to Design Review, a Coastal Development Permit will be required for the development of properties located within the Coastal Zone. For more information on processing time frame and application requirements contact the Current Planning Division of the Planning and Building Department.

Source: Humboldt County Website

Violations refer to development or activities on a parcel done without a permit or the benefit of county review. Violations can take many different forms. Many county and state agencies track violations including the Planning and Building Department. Often, violations must be corrected prior to the approval of a building or planning permit. Anyone interested in development is advised to contact the Planning and Building Department. Staff will assist in determining if violations of building or planning regulations exist on a parcel.

Source: Humboldt County Website

For small scale projects such as new roofs or new electrical service, building permits can be issued the same day. These are commonly known as over the counter permits and are issued within thirty minutes or less. For other larger scale projects, building permits usually take two to three months for a typical project, and follow seven basic steps.


1) Application Submittal - At a minimum, a property owner submits a project description and plot plan to the Building Inspection Division for review. Complete construction plans are often submitted but not required at this step.

2) Preliminary Investigation - Building Division staff review the submittal for site suitability and other permit requirements. Application fees are collected at this time.

3) Presite Inspection - In coordination with the applicant, a Building Inspector visits the project site to confirm the features shown on the plot plan. The applicant is provided a copy of the presite inspection report from the Building Inspector.

4) Referrals - Once the plot plan is complete and construction plan have been received, the application is sent to other reviewing agencies such as the Environmental Health Division and Public Works Department.

5) Construction Plan Review - A Plan Checker reviews the construction plans for conformance with state building codes. This step often involves revisions to the construction plans.

6) Permit Issuance - After the referrals are returned by the reviewing agencies and construction plans have been approved, the permit may be issued to the applicant. Any final plan check and permit issuance fees are collected at this time.

7) Inspections - During construction, Building Inspectors regularly visit the project site to assure conformance with the approved construction plans.

Source: Humboldt County Website

Planning permits follow these basic steps.

1) Application Assistance - An applicant meets with planning staff to review the project proposal. Applicants receive an overview of the permit process and are provided with a list of application submittal requirements, estimates of permit fees and processing time.

2) Application Submittal - An applicant submits a completed application form along with copies of project plans and supplemental documents. Fees are collected at this time.

3) File Opening & Referral - Planning Division staff generate maps and other documents and send copies of the application to referral agencies for comment.

4) Staff Report - After the referrals are returned by the reviewing agencies, Planning Division Staff compiles a staff report for the decision-maker. Projects that involve environmental review pursuant to the California Environmental Quality Act have additional reports documenting environmental impacts.

5) Public Notification - If required, notice of pending decisions are sent directly to surrounding property owners and published in the newspaper.

6) Decision - Depending on project type, the decision-maker can be the Director, Zoning Administrator, Planning Commission or Board of Supervisors. Other than decisions made by the Director, public hearings are conducted where public testimony is received.

7) Appeals - After a decision is made, affected parties may appeal the decision within a certain time period. Appeal periods vary depending on the project type. The permit becomes effective upon completion of the appeal period. Any unpaid fees are invoiced at this time.

8) Post Approval Conditions - Most permits are approved with specific conditions. Conformance with permit conditions is coordinated between the applicant and Planning Division staff. The project is not complete until all required conditions are met.

Source: Humboldt County Website

Fees depend on project type and location. The Planning and Building Department also collects fees on behalf of other participating agencies. The most current Schedule of Fees and Charges can be found here in our Brochures and Forms page. Processing fees for planning permits are collected on either a flat fee or a full cost recovery basis. Flat fees are a fixed amount whereas full cost recovery projects require a deposit and may include additional billing at project completion. Most cost recovery projects are subject to a cap of three times the initial deposit.

Source: Humboldt County Website

Fees depend on project type and location. The Planning and Building Department also collects fees on behalf of other participating agencies. The most current Schedule of Fees and Charges can be found here in our Brochures and Forms page. Processing fees for planning permits are collected on either a flat fee or a full cost recovery basis. Flat fees are a fixed amount whereas full cost recovery projects require a deposit and may include additional billing at project completion. Most cost recovery projects are subject to a cap of three times the initial deposit.

Source: Humboldt County Website

Sweetwater County Wyoming

Information regarding Sweetwater County Can be found at the following Link:  SW County
View the Sweetwater County Zoning Resolution: (Download the PDF)
County Information on Buying Property in the Red Desert
Information on the process of Drilling a well (Well Information)

Before making your purchase, make sure that you have a secured, legal access to your property. Wyoming State Statute 18.303 for Real Estate Subdivisions requires that “ingress and egress and utility easements shall be provided to each parcel by binding and recordable easements of not less than forty (40) feet in width to a public road unless specifically waived by the grantee or transferee in a binding and recordable document.”

If you are purchasing a property and that right has already been waived, it is YOUR responsibility to secure access easements from all public and private property owners between you and a public road.

The 2015 Zoning Resolution requires that all development approvals in the unincorporated areas of Sweetwater County have an approved, legal access to the lot or parcel.Private roads are allowed but must maintain a minimum right of way easement of 40 feet and shall not exceed 1.25 miles in length unless allowed through the public hearing process .  The private road must also originate from a public road by Statute, public roads are established by the County Commissioners and are usually designated as County Roads although some Federal Roads may fall under this Statute.

This is raw, unimproved land and no representations are being made as to current or future utilization.  A maintained road may not exist and physical access during parts of the year may be limited due to weather.  Access may require crossing public lands administered by the BLM and subject to BLM regulations if more than casual use is intended.  The property is described by U.S. Government survey and a private survey establishing exact corner markers may not exist.  All expenses for roads, water (the success of a well is not guaranteed) and utilities shall be the Buyer's obligation and Seller has no estimate to these amounts.  At this time, the issuance of a building permit is contingent upon being on an officially approved street or way.  Others Have the right to graze livestock on this property but that right can be terminated by the owner fencing out the livestock.
As always we recommend verifying with the county any concerns of easements or access, the cost of obtaining such is the responsibility of the buyer.

Effective July 1, 2001, the Wyoming Legistation passed a bill making recorded easements for access and utilities to every parcel mandatory unless waived by the Buyer.  By deed reservations and/or covenants, the Seller is providing such access, but to the extent access might require crossing Bureau of Land Management property the Buyer herein waives the mandatory requirement and acknowledges such waiver will appear in the recorded deed at time of delivery.

As always we recommend verifying with the county or governing body any concerns of mineral rights, the cost of obtaining such is the responsibility of the buyer.

Legal Mineral ownership was acquired by the Union Pacific Railroad in the 19th century.  However, Buyer will receive fifty percent (50%) of any landowner surface damage agreements that might be provided (with a previous owner having reserved the other 50%, per deed reservation).  Buyer agrees that until payment in full has been made, that any and all income Buyer might receive as a result of mineral exploration and production activities will be applied toward the balance still owed.

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