A corner parcel in
Hidden Valley Lake.
Approximately 0.30 acre of vacant land at Donkey Hill Road and Powder Horn Road, within the Hidden Valley Lake community.
Vacant landCorner locationR1-RD zoning19890 Donkey Hill Rd, Hidden Valley Lake, CA 95467
APN 142-461-050-000
The lot in 2023.
These are January and May 2023 photographs, not a current inspection. Vegetation and site condition may have changed. Neighboring houses, roads and utility poles are context, not included improvements or proof of connections. No boundaries or building envelope are marked.
Read this before planning a home
The lot is not represented as ready to build. County staff applies 30-foot building setbacks; no reduction or usable building envelope is approved. Septic feasibility, easement locations, private utility work and total development cost remain unknown.
Lake, golf and local services.
The HOA describes a gated community with a 102-acre lake and an 18-hole golf course. Nearby services include Hardester’s Hidden Valley store and fire Station 63.
Membership and amenity access are subject to rules and fees. Golf and some other facilities cost extra. Nearby fire service does not remove wildfire risk.
Work documented.
Condition to confirm.
The HOA confirms weed abatement completed June 2, 2026 and a drive-by finding that the previously approved tree was removed.
Historical owner photos show grass, slope and remaining trees. Present vegetation, stump/root removal and ground condition remain unverified. The lot is not represented as fully cleared, graded or surveyed.
Understand the parcel.
County and HOA building requirements
Planning reports a legally recorded R1-RD lot, with Residential Design requirements superseding R1. This is not building or septic approval. County fire setbacks are 30 feet from property lines and road center; any reduction requires Building Division approval and mitigation. None has been approved.
The HOA’s posted policy includes 1,250 square feet of non-lakefront living area, an enclosed two-car garage and paved driveway. Its smaller setback references do not remove county requirements. Specific designs, boundaries and easements need review.
Water, sewer and the reported easement
The District confirms water service area membership, no existing infrastructure/credits and no district sewer service. Its October 6 reply identifies $11,726 in District charges; private work and other project costs are extra. A field assessment is needed to choose the road connection.
Staff reports a 5-foot utility easement around the property; the recorded instrument and surveyed location remain unverified. Private septic requires county approval. No evaluation, approved design or installation estimate is available.
Wildfire, insurance and disclosures
A September 18 official-map lookup places the parcel in a Very High Fire Hazard Severity Zone within the State Responsibility Area; a county-provided October 6 screenshot corroborates this. Investigate insurance availability, premiums, defensible space, evacuation access and applicable building requirements. Formal hazard/disclosure documents and other hazard review are pending.
Temporary residence and rental limits
Posted CC&Rs prohibit residential use of tents, trailers, campers and other temporary structures. No RV residence, tiny-home or specific manufactured/modular-home approval is represented. Rental provisions conflict: staff states 30 days, base text 90 days and the included 2000 amendment one year. No short-term rental permission is offered.
Visits and title records
No unescorted property visits. A member-escorted guest must be registered on that member’s guest list, accompanied in the community and show their own driver license to the gate attendant. An actual escort and appointment must be arranged before travel. Amenity visitors separately require owner presence.
Historical deed/title records are recovered. Current title, underlying easements and exact boundary locations require review; an assessor map is not a survey. No present lien or violation clearance is represented.
Land price is one part
of the budget.
| Reference | Amount |
|---|---|
| 2026 undeveloped HOA | $2,956.56/year |
| 2026 abatement proposal | $306.53 |
| 2025 county tax reference | $323.98/year |
These dated references are not a future cost guarantee or current closing payoff. Improved-lot 2026 HOA is $323.80/month. Card, transfer and other applicable fees are separate.
Verify a complete
project budget.
| District capacity | $11,033 |
| 3/4-inch meter | $563 |
| Staff-listed installation | $130 |
| District subtotal | $11,726 |
Written parcel reply, October 6. Brochure labels the $130 row reinstall/uninstall. Private work and other development charges remain unquoted. County initial septic evaluation is $563 for two pits, with extra pit/time charges and private preparation additional. No evaluation has been ordered.
Send an inquiry.
Review the property facts and costs, then tell us your intended use, purchase funding approach and timing. An AI assistant helps organize inquiries; owners decide offers and join when there is a concrete next step.
A confirmed appointment and escort are required before any visit. Sending this form does not book a visit, submit a binding offer or waive due-diligence rights.