Straight answers.

Riverview Meadows is a neighborhood of 74 homesites in Nehalem, Oregon, about five minutes from Manzanita. You buy the lot and build the home you want on it, either with the project's builder or your own. The lots are numbered 21 through 94. Lots 1 through 20 are an earlier phase next door, and most of those already have homes on them.

It sits on a level meadow above the Nehalem River, just off North Fork Road, a few minutes inland from Highway 101. The main entrance is Riverview Drive, off North Fork Road. Downtown Nehalem is about three minutes away and Manzanita about five. See the area page for more.

The land is owned and developed by Riverview Meadows Development LLC, led by Carey Sheldon, with Alex Reverman as a co-owner. The lots are sold by Jake Goodson and Tony Le of The HouseLab Team at Like Kind Realty. Jake and Tony handle availability, pricing and reservations themselves, so you'll be talking with one of them directly.

Yes. A plat is the official survey map that creates the lots. The Tillamook County Planning Commission approved the preliminary plat for all 74 lots on June 11, 2026, and signed the order on June 24, 2026. The next step is recording the final plat, which happens once the developer meets the county's conditions, like the City of Nehalem signing off on the water system. Jake or Tony can tell you where that stands today.

On the county and survey paperwork, lots 21 through 94 are named "Riverview Meadows Phase 2" because they come after the original 20 lots next door. That's the legal name of the plat. It has nothing to do with the three price levels on this site, and we're at the first and lowest price right now.

No. Locals and first-time buyers are welcome here. Prices in Manzanita and Cannon Beach have pushed a lot of people who work and live on this stretch of coast out of the market. You don't need to be buying a vacation place to buy a lot.

They run from 5,116 to 20,153 square feet, based on the surveyor's preliminary plat dated July 2026. Most are between about 6,500 and 9,000 square feet. Seventeen lots are over 10,000 square feet, and most of the biggest ones sit along the eastern edge of the property. You can see every lot and its size on the lot map.

There are three price levels: $145,000, then $150,000, then $155,000. The $145,000 price is special early pricing for the first ten lots to close, and those buyers choose their lots ahead of everyone else. Jake or Tony can tell you how many of those first ten are still open.

We're at the first and lowest price level, $145,000. After the first ten lots close, pricing moves up to $150,000 and then $155,000. Jake or Tony can tell you exactly where things stand today.

The published prices are set by phase, not by lot size. If you have your eye on a specific lot, ask Jake or Tony to confirm its price before you decide.

As of September 30, 2026, lots 44, 58 and 65 are reserved. That doesn't mean every other lot is open. Jake and Tony confirm each lot's status one at a time, because it can change quickly. Ask for the current list and they'll send you what's open right now.

Not quite. The sizes and lines on the site come from the surveyor's preliminary plat. Small changes can happen before the final plat is recorded. Jake or Tony will make sure you're looking at the latest version for the lot you want.

Reservations go through Jake Goodson or Tony Le. Call (503) 730-8677, email hello@houselabteam.com, or book a visit to walk the property first. They'll go over which lots are open and what the next steps are.

Jake and Tony set the reservation terms, including any deposit and how long a hold lasts. Please get those details from them before you commit, since we don't publish them here.

Lots can close after the county records the final plat, which is the official map of the lots. The first ten lots to close get the $145,000 price. Jake or Tony will give you a realistic timeline for the lot you're interested in.

Yes. The county's decision is public, and it lists every condition the developer has to meet. Ask Jake or Tony and they'll send you a copy, along with the plat.

The lots connect to city water and public sewer. Water comes from the City of Nehalem. Sewer is handled by the Nehalem Bay Wastewater Agency. You won't need a well or a septic system.

In 2022 the City of Nehalem stopped approving new hookups in this part of town because water pressure there was too low. City records show that moratorium was lifted in May 2024. Since then, the developer has built an 84,000-gallon reservoir and new supply lines for these lots. As far as our records show, that system hasn't received the City's final approval yet, and the City has to approve it before the plat is finished. Jake or Tony can tell you where that stands, and you're welcome to confirm with the City of Nehalem at (503) 368-5627.

We can't promise a hookup date. Each lot needs its own service letters when you're ready to build, one from the City for water and one from the Nehalem Bay Wastewater Agency for sewer, and the City has to accept the new water system first. Before you buy, ask Jake or Tony for the current status of the specific lot you want.

The sewer agency's connection charge is $4,258 per home, plus a $20 permit and a $54 inspection fee, and monthly sewer service is $30, billed quarterly. That's from its June 2025 fee sheet, and fees can change. The City of Nehalem raised its water connection charge to about $6,678 per home in 2025 and adjusts it each year, so check the current amount with the City.

Tillamook People's Utility District provides power. Power lines in the neighborhood run underground. Jake or Tony can tell you whether power is live at the lots yet.

We don't have confirmed provider information yet. Ask Jake or Tony and they'll find out what's available at the lot you're considering.

It's zoned City of Nehalem Mixed Density Residential, called RM. The land sits just outside Nehalem's city limits but inside the area the City has planned to grow into (its urban growth boundary), so Tillamook County handles permits using the City's development code. Older paperwork mentions R1 and RT zoning, but the property has since been rezoned to RM.

The neighborhood rules, called CC&Rs (covenants, conditions and restrictions), allow a single-family home, an ADU (a small second home on the same lot), a duplex, a triplex, a quadplex, a townhouse, a cottage cluster (a group of small homes around shared space), or a "barndominium," which is a large open home with a shop or garage under the same roof. City zoning adds its own minimum lot sizes for some of these, like 7,000 square feet for a quadplex or cottage cluster, so a larger building needs a lot big enough for it.

Under the RM zone, a house needs 15 feet from the front, 15 feet from a side street, 5 feet or more on each side with the two sides adding up to 12 feet or more, and 15 feet from the back (10 feet on a corner lot). Because the streets here are private, the front setback is measured from the edge of the street's own strip of land. Each lot also has an 8-foot utility easement along the street (a strip where power, phone and other lines can run), and some lots have extra easements, so have your designer confirm the buildable area for the exact lot.

The height limit is 30 feet. Buildings, driveways, patios and decks together can cover up to 60 percent of the lot for a single-family home or duplex.

Yes. The zone allows accessory dwelling units, and the CC&Rs list them as permitted. The City's code has its own size and placement rules for ADUs, so talk to Jake or Tony or your designer about how one would fit on a particular lot.

Yes. The CC&Rs require a front wall that doesn't run more than 24 feet without an offset like a bay window, eaves of 18 inches or more, and a minimum of 32 square feet of brick or stone on the front. Colors need to be natural or earth tones. Roofs can be architectural asphalt or metal, but not wood shingles. Construction has to be double wall, and trash cans need a hidden spot out of view from the street.

Every home needs at least a two-car garage, with room to park two more cars in front of it. Driveways are concrete or brick pavers, joined to the street with 3 inches of asphalt. Back-yard fences can be up to 6 feet tall, and anything in the front setback up to 4 feet. Fences have to be black powder-coated chain link, rod iron or concrete architectural fencing, not wood, and shrubs along a fence line stay under 6 feet.

The roads are private. All the streets inside the neighborhood sit on their own private tract. They're Riverview, Kinlee, Meeka, Pluto and Coltlee drives. They were paved in August 2025, and the neighborhood connects to North Fork Road, a county road, in two places.

The lot owners, through the homeowners association. The county requires the CC&Rs to cover upkeep of the roads and drainage, with a management plan for each attached. Under the draft CC&Rs, the cost is split equally among the owners of lots 21 through 94.

Yes. A shared parcel called Tract E is about 31,000 square feet of private open space that owners can walk through, and the draft CC&Rs mention a dog park among the things the association maintains. Another parcel at the north end, Tract D, holds the new water reservoir and is being dedicated to the City of Nehalem.

Every lot has an 8-foot utility easement along the street. A few lots have more. Lot 59 holds the mailbox cluster. Lots 36 to 38, 58, 60 and 65 to 74 have a 10-foot strip for storm drainage, lot 88 has one for a sewer line, and lots 46 and 47 share a 20-foot access strip. Ask Jake or Tony for the plat sheet that shows your lot.

According to the county's review of the FEMA map, the lots are outside the special flood hazard area. The one part inside the flood zone is a short stretch of the entrance road, Riverview Drive, where it meets North Fork Road.

Yes. The developer plans to form a homeowners association (HOA) when the final plat is recorded. Every lot owner is a member, and the association maintains the private roads, drainage and open space.

The dues haven't been set yet. The draft CC&Rs say costs will be shared equally among lots 21 through 94, with a yearly budget and a reserve fund. Jake or Tony will pass along the numbers as soon as the budget exists.

Yes. We have the architectural section, and the developer filed a draft of the full CC&Rs with the county. The final version gets recorded with the plat. Ask Jake or Tony and they'll send you what's available now. The recorded version is the one that governs.

The draft CC&Rs allow a reasonable number of household pets, with dogs on a leash off your own lot, and no livestock or poultry. You can post one "For Sale" or "For Rent" sign, and political signs are allowed for a limited time. A home office is fine, but a business with clients or stored equipment needs the board's approval. The recorded CC&Rs will have the final wording.

No. Short-term rentals aren't allowed at Riverview Meadows. Any rental has to be a written agreement of at least 30 days, so a nightly or weekend Airbnb setup won't work here. If renting is part of your plan, tell Jake or Tony and they'll go over the rules with you before you buy.

Yes, as long as the lease is at least 30 days and in writing. Under the draft CC&Rs, the lease has to require your tenant to follow the neighborhood rules, and you give them a copy.

The project's builder is Riverview Construction, working with Cohana Homes. You can build with them, or buy the lot and bring your own plans and builder. Either way, the home has to meet the CC&Rs and the county's building code.

We don't publish building prices, because they depend on the plan, the lot and the builder. Jake or Tony can connect you with the builder for current pricing on the plan you have in mind.

We haven't seen a build-by deadline in the documents we have, but the final neighborhood rules aren't recorded yet. Jake or Tony can confirm for your lot.

Tillamook County's Department of Community Development, at (503) 842-3408. You'll also need your lot's water and sewer letters. Before the county issues a permit, the project engineer has to confirm your plans meet the geologic report's requirements.

Yes, an engineering geologist and a civil engineer studied the site. Most lots are nearly flat, and the reports say they're suitable for standard shallow foundations, the ordinary kind most houses use. The top 1 to 2 feet of dark topsoil has to come out from under the house and driveway, and an engineer or geologist checks the soil before the foundation goes in. Jake or Tony can send you the reports.

Yes. Lots 43 to 47 and 49 to 52 border a steep slope on the east side. On those lots, if a foundation reaches toward the slope past a certain elevation, a geologist or engineer has to review it, and lots 43 through 52 and lot 59 each need their own geologic report when they're built. The geologist noted that most of these lots have level ground for a house set back from the slope, though lots 45, 46 and 47 are smaller and may have fewer options. Jake or Tony can walk you through a specific lot.

The City's zoning allows an RV as a temporary home during construction, under its own rules, but the CC&Rs limit temporary structures too. Check with Jake or Tony before you plan on it.

Buying land works differently from a regular home mortgage. If you're planning to build, most people here use a construction-to-permanent loan. It covers the lot and the construction and becomes a regular mortgage when the home is finished, with one closing. Our lending partners can walk you through it.

Riverview Meadows works with The Lindley Team at Movement Mortgage, made up of David Chandler and Brianna Lindley, senior loan officers licensed in Oregon (NMLS #265974 and #1367416; NMLS is the national license registry for loan officers). You can call them at (971) 754-1771 or book a call online. You're also free to use your own lender.

Depending on your situation, options can include construction financing, conventional, jumbo, FHA, VA and USDA mortgages, Oregon's own veteran loan program (ODVA), down payment assistance, loans for self-employed buyers that use bank statements instead of tax returns, and bridge loans that let you buy before your current home sells. David or Bri will tell you which ones fit your lot and plans.

We don't quote rates here, because they change daily and depend on your situation. David or Bri will give you real numbers. Nothing on this site is a commitment to lend.

Downtown Nehalem is about three minutes away. Manzanita, which has the closest ocean beach, and Wheeler on Nehalem Bay are about five, and Short Sands in Oswald West State Park is about ten. Portland is around 75 minutes. The best way to check is to time the drives yourself on a visit.

There's the beach at Manzanita, surfing at Short Sands and up and down the coast, kayaking and crabbing on Nehalem Bay, and a lot of forest trails. Through the year you get the Manzanita Farmers Market on summer Fridays, the Nehalem Bay Crab Derby in June, the Fourth of July parade, the Manzanita Film Festival in the fall, and the New Year's Day polar plunge. The events page has the full list.

Yes. Join the update list with just your name and email, and we'll send new lot releases, pricing changes and local event news. Phone and the kinds of updates you want are optional, and you can unsubscribe anytime.

Yes. Book a visit and Jake or Tony will meet you at the property. Times are available Monday through Friday, 8 am to 5 pm, and you'll get a confirmation by email and text. You can also call (503) 730-8677.

Jake Goodson and Tony Le of The HouseLab Team at Like Kind Realty, both licensed in Oregon. They handle availability, pricing, reservations and building questions for this project directly. Reach them at (503) 730-8677 or hello@houselabteam.com.

Yes. Try our Riverview Meadows assistant for anything about the project, or send us a message and Jake or Tony will get back to you.