Buying a Forest Service Cabin on Mt. Hood

The Mt. Hood National Forest is not only a popular destination for hiking, skiing, and camping but also home to 549 privately-owned recreation residence cabins, located in the Zig Zag Ranger district. These charming cabins offer a unique opportunity for those looking to own a piece of this natural paradise, and have a rich history dating back to 1915.

For buyers interested in acquiring one of these coveted cabins, it's essential to understand that these properties are part of the U.S. Forest Service's Recreation Residence Program. This means that while you own the cabin itself, the land it sits on is leased from the Forest Service. Buyers should be prepared for this unique ownership structure and ensure they comply with all regulations and lease requirements.  Many of the cabins are accessible year round, while others may be more challenging to access during heavy snow years.  For a map of all Forest Service cabins, see here.

Sellers looking to list their cabins will find that demand remains strong, thanks to the allure of owning a retreat in such a picturesque location on Mount Hood. Highlighting the cabin's proximity to outdoor activities and its potential as a family getaway can make it more appealing to prospective buyers. Additionally, ensuring that all necessary permits, pre-inspections and paperwork are up-to-date can streamline the selling process.

FAQ's:

1. What are Recreation Residences?

Recreation residences are privately-owned cabins located on National Forest System Lands. The land is not sold by the U.S. Forest Service, but rather a recreation lot administered with a Special Use Term Permit (currently a 20 year term), and an annual land use fee paid by the cabin owner. Recreation residences are maintained by the occupant for personal, family, and guest enjoyment. They are not authorized for commercial use (vacation rental), or as a permanent residence, and do not provide exclusive use of the recreation lot for the permit holder. Recreation cabins may be rented (incidental rental as defined by the IRS) for no more than 30 days per calendar year and does require authorization in writing from the District Ranger.

2. How do you purchase a Recreation Residence?

A Special Use Term Permit is required to own a recreation residence on National Forest System Lands. The recreation residence is deeded personal property (recorded with the County) and may be bought and sold as such. Special Use Term Permits for a recreation residence may be issued to an individual, a married couple, or a trustee of an approved trust. If there is a change in ownership, the existing Special Use Term Permit will be re-issued from the former cabin owner and a new permit issued for the remainder of the permit term to the new cabin owner. The District Special Use Permit Administrator can provide the required form for a change in ownership and discuss other requirements for re-issuance. All existing and reissued Special Use Term Permits on the Mt. Hood National Forest expire on December 31, 2028. All other terms and conditions of the existing permits remain in effect, including the current 20-year term which is scheduled for renewal in 2028.

3. What are the fees?

The annual permit fee is equivalent to 5% of the base value of the lot.  The value of the structure or cabin does not get factored into this value.  Lease fees are due each year in December, for the following year. Additional fees such as a one-time transfer fee as well as water transfer fees are variable based on the lot.

Owning a Forest Service cabin on Mt. Hood offers an unparalleled opportunity to immerse oneself in nature while still enjoying the comforts of home. Whether you're buying or selling, being part of this unique community promises a lifestyle filled with adventure and tranquility amidst Oregon's breathtaking landscapes.

More information regarding the permit process, ownership guidelines and more is available here. Information obtained from U.S. Department of Agriculture.