buy
HOW TO SUCCESSFULLY
YOUR DREAM HOME
IN WHEELER COUNTY, OREGON
FOSSIL | MITCHELL | SPRAY
welcome hi, I'm Kenzie
Welcome, and thank you for choosing
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Whether you’re a first-time buyer or a seasoned homeowner, my goal is to make the process as smooth, stressfree, and enjoyable as possible. In this
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make. Let’s get started on finding your perfect home! I take pride in creating meaningful relationships
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Kenzie Carnahan
Welcome to
WHEELER COUNTY
Wide-open spaces, big skies and real small-town pace... Wheeler County is Oregon’s leastpopulated county: about 1,450 people spread across 1,715 square miles of canyon county, ranch land and the John Day River. If you’re dreaming of acreage, a quiet in-town home or a getaway near the Painted Hills, this is a special place to land. The county was founded in 1899, named for early settler Henty H. Wheeler, and Fossil has been the county seat since 1900. It’s also known for having Oregon’s largest deposit of fossils, which is exactly how the county seat got its name. Buying out here is different from buying in town. Wells, septic, water rights, internet and wildfire all matter, and I’ve put what you need to know in the next few pages.
The towns
Three small, tight-knit communities, each 30 to 50 miles from the next.Population figures are 2024 census estimates.
fossil
County Seat ~450 residents
mitchell
Gateway to the Painted Hills ~140 residents
Spray
On the Jogn Day River ~140 residents
The county’s largest town and its northern gateway. The courthouse, assessor and planning office are all here, along with the main Asher Community Health Center clinic and the K-12 Fossil Charter School. Fossil is also home to one of the few public fossil-digging sites in Oregon, right behind Wheeler High School, and the Clarno Unit of the Fossil Beds is a short drive west.
The clostest Wheeler County town to Central Oregon: about 47 miles eeast of Prineville on Highway 26, over the Ochoco Summit. Mitchell began in the 1860s as a stage stop and todayis a small ranching and retirement community. The Painted Hills are about 9 miles northwest, and Mitchell School is K-12 on a bluff above Bridge Creek.
A quiet river town at the county’s east edge, incorporated in 1958. Spray is the jumping-off point for the John Day River and the Umatilla National Forest, and sits roughly equidistant from all three units of the Fossil Beds. You’ll find a post office, a motel, a couple of stores and the K-12 Spray School.
Also in the county: the small communities of Service Creek, Kinzua and Wetmore, plus plenty of ranch and recreational land in between.
The market out here Wheeler County is a small, slow-moving market, and that works in a buyer’s favor. Fewer buyers means more time to decide and more room to negotiate. Fewer sales also means each one counts, so pricing takes local know-how.
$272,400
median home value
$1,893 median property tax bill/year
100+
days on market is common
WHAT THIS MEANS FOR YOU Prices range widely, from in-town fixers under $100K to ranch properties over $1M, so “median” only tells part of the story. Some months see just one or teo sales. I’ll set up alerts so you see new listings the day they hit. With so few comparable sales, appraisals can be tricky. An appraisal contingency protects you. Land and acreage often need a different loan than a house in town. Talk to a lender early.
Buying RURAL PROPERTY
Most Wheeler County homes come with a few things you won’t find in town. Here’s what we’ll look at together before you buy.
01 wells & water
02 Septic Systems
Rural homes usually run on a private well. The Oregon Water Resources Dept. keeps drilling logs for most wells, so we’ll pull the log and test flow.
Outside town, most homes use septic. A septic inspection is a must, and Oregon DEQ office can help confirm where a tank is located.
03 Water rights
04 Wildfire & insurance
Want to irrigate pasture or run livestock? That takes a water right, and not all rights are equal. We’ll confirm what transfers with the property before you commit.
Much of the county is considered high wildfire hazard. Get homeowners insurance quotes early in the contingency period.
05 Internet & utilites
06 Zoning & Building
$272,400
median home value
Power comes from local elecrtic co-ops. Blue Mountain Networks offers fiber in parts of Fossil and Spray; elsewhere is fixed wireless or satelite.
Much of the counnty is zoned to protect farm and forest land. Planning to build, add on or place a manufactured home? Call County Planning first.
Living here SCHOOLS Each town has its own small K-12 school: Fossil Charter School (home of Wheeler High), Mitchell School and Spray School. Expect tiny class sizes and teachers who know every student. Mitchell School also has a boarding residence on campus, and the three schools team up for sports. HEALTH CARE Asher Community Health Center is the county’s health care provider, with its main clinic in Fossil and satelite clinics in Spray and Mitchell. Dental care is offered in Fossil and Mitchell. For emergencies, always call 911.
Things to do
THE PAINTED HILLS. Oregon’s famous striped hills, about 9 miles from Mitchell.
CLARNO UNIT. Another part of John Day Fossil Beds, west of Fossil on Highway 218.
DIG YOUR OWN FOSSILS. The hillside behind Wheeler High School is open to the public for a small fee.
THE JOHN DAY RIVER. Fishing and floating, with Spray and Service Creek as easy launch points.
NATIONAL FORESTS. The Ochoco and Umatilla National Forest for hiking, hunting and camping.
SMALL-TOWN LIFE. Home-cooking cafes, quiet roads and neighbors who wave.
Local resources
Keep this page handy. County offices are in the courthouse at 701 Adams St., Fossil.
COUNTY & STATE OFFICES Wheeler County Courthouse General information
(541)763-2400
Assessor & Tax Collector Property values and tax bills
(541)763-4266
County Clerk Recorded deeds and documents
(541)763-2374
County Planning & Departmet Zoning and land use, Mon-Fri 8--5
planning@co.wheeler.or.us
Oregon Building Codes Division Building permits, Pendleton office
(541)276-7814
Oregon DEQ, Eastern Region Septic system records and locations
(541)633-2018
Oregon Water Resources Dept. Well logs and water rights search
oregon.gov/owrd
HEALTH & SCHOOLS Asher Community Health Center Fossil clinic, plus Spray and Mitchell
(541)763-2725
Fossil Charter School District office, Fossil
(541)763-4384
Mitchell School District District office, Mitchell
(541)462-3311
Spray School District District office, Spray
(541)468-2226
EMERGENCIES: always call 911. Numbers current as of October 2026; call ahead to confirm hours.
successful BUYING PROCESS I KNOW THAT BUYING YOUR HOME CAN BE STRESSFUL... Buying a house can feel overwhelming, but with me as your agent, you don’t have to worry. I handle the details, from finding the right home to negotiating the best deal, to handling any and all inspections. I take what is complicated to most people and wrap a pretty little bow around the whole process so you NEVER have to stress.
CLOSE ON THE HOUSE (AND CELEBRATE)
MAKE A STRATEGIC, COMPETITIVE OFFER
FIND YOUR DREAM HOUSE!
CONTINGENCY REMOVAL PERIOD
why you need an agent Inspections (home, roof, radon, well, septic) Lender Recommendations (to ensure the best rate) Send new listings in your area and price point Access to potential off market properties What expenses you’ll encounter during the buying process Knowledge of the New construction process What contingencies to have in place to protect you (the buyer) How long is the process once you go under contract
FUN FACT: I’m not the realtor looking to close the most deals each year; I’m not interested in being “sales-y” just to get a commission.. I’m the realtor who wants YOUR best interest at heart, and I will fight for YOU every step of the way. I have a saying in my business “It’s never about the commission and its ALWAYS about the client.
Kenzie Carnahan
let’schat
BUYERS REP AGREEMENT Before we begin viewing homes, as of August 17th 2024 every realtor in the industry has to have a Buyer’s Representation Agreement signed with their clients before showing homes. (If agents show with out it signed we get fined and get have our license evoked.) This agreement is critical in making me your dedicated agent, meaning I’m fully committed to working in your best interest throughout the entire homebuying process. It allows me to provide you with the highest level of service, giving you access to my expert advice, negotiation skills, and full support. My social media connections and any/all of my off market properties. The agreement is a great way to make sure we are all on the same page, ensuring that we’re both clear on our roles and that you’re protected as a buyer. Once it’s signed, we can start finding your perfect home with confidence!
home loan application checklist PERSONAL INFORMATION Full name Date of birth Social security number Contact information (phone, email, address) EMPLOYMENT INFORMATION Current employer’s name, address, and phone number Length of time with current employer Position/title Income information (salary, bonuses, commissions, etc.) FINANCIAL INFORMATION Bank account information (checking, savings, investments, etc.) Other assets (real estate, vehicles, etc.) Current debts (credit cards, student loans, car loans, etc.) Credit score and history PROPERTY INFORMATION Property address Type of property (single-family, condo, townhouse, etc.) Purchase price Down payment amount DOCUMENTATION Government-issued ID (passport, driver’s license, etc.) Proof of income (pay stubs, tax returns, etc.) Bank statements W-2 forms Employment verification letter Homeowners insurance policy
ONLINE HOME SEARCH Make finding your dream home in Central Oregon a reality with the Real Scout app! With constant updates and all the latest inventory pulled directly from the MLS, this app truly puts you in control of your home search.
DOWNLOAD THE APP STORE
Real Scout App
homebuying checklist BUDGET
01 02 03
Calculate your monthly income/debt Check your credit report/FICO score Use a mortgage calculator Establish your downpayment
MORTGAGE PRE-APPROVAL Choose your mortgage type Research to find the best lender Shop for the best interest rates
DETERMINE YOUR WANTS & NEEDS IN A HOME Choose a location Choose a type of home Choose a size Choose a price range
04
WORK WITH A REAL ESTATE PROFESSIONAL Get a referral from friends/family Interview agents and ask them about buyer's representation contracts and agreements Go over your wants and needs
homebuying checklist SEARCH FOR HOMES
05
Browse properties online (Zillow, Redfin, Realtor.com) Your agent will set up new listing notifications for you Go on home tours and attend open houses
MAKE AN OFFER AND NEGOTIATE
06 07 08
Determine the purchase price and include any contingencies Read the Purchase and Sale agreement thoroughly before signing Place a competitive bid and be prepared to make a counter offer
FINALIZE THE DEAL Your agent will assist you with requesting the home appraisal and home inspection Choose a home insurance company Complete the loan process with the lender
CLOSE THE PURCHASE Review the settlement document prior to closing to see how funds will be collected/distributed Obtain a cashier's check for the amount you need to bring to closing, including he down payment and closing costs
contingency period In real estate, a "contingency" refers to a condition of the Agreement of Sale that needs to occur in order for the transaction to keep moving forward. As the buyer, there are many contingencies that you can choose to include in your contract. Passing this period, if everything looks good at this point, there are just two more stages before closing: a title search and transfer of ownership. By working closely with me, you'll be better able to understand what contingencies are all about, when they're most likely to be necessary, and what you can do to make sure you're in the best position possible for dealing with contingencies when they arise. COMMON CONTINGENCIES: Sale-of-home contingency, financing contingency, inspection contingency, appraisal contingency.
details of contingencies
01
Inspection Contingency Every contract has an inspection contingency. This is where the buyer is able to do their due-diligence on the property with a professional inspection.
02
Financing Contingency Most contracts are also contingent on the buyer's financing. We don't accept offers unless we have the buyer's pre-approval from a lender.
03
Appraisal Contingency Inside the buyer's financing their is often an appraisal contingency. This means the buyer's financing is contingent upon the home appraising for their purchase price.
04
Home Sale Contingency Some contracts are also contingent upon the buyer selling and closing on their current home. There will be additional paperwork and dates we abide by with this type of contingency.
closing day This is it! The big day!!! I’ve done this dozens of times and I promise you, we’ll get through it just fine. You’ll be signing a lot of paperwork today, most of it pretty dull, all of it important. The good news is, it's all paperwork we'll have already reviewed.
The deed isn’t a legal document until it has been recorded by the county recorder’s office. Once each party has signed, the title company will send it to record. This can take a few hours.
Once the deed records, and the funding has been processed by the title company.. you’ll get the keys to your NEW HOUSE! (i’ll be giving you play by play updates of all of this!)
communication Weekly check-ins with me even if we
aren’t
actively
looking
that
week Weekly check-ins with your lender to
make
sure
everything
is
handling
all
running smoothly I
will
be
communication
with
the
listing
agent the entire time I will handle all title/attorney communication throughout the entire transaction
ready to find your dream home? I can’t wait to help!
KENZIE CARNAHAN R E A L
E S T A T E
A G E N T
541-419-4132 @realtor.kenziecarnahan