OFF MARKET

Listed by Tricia Eyre • North Cascade Land & Home Co. Bought with RE/MAX Advantage.

Off Market Feb 2025 for $94K

$96,556

Est. refi paymentEst. refi $724/mo

Land

•

15.41

acres (lot)

8 Cowboy Rd, Pateros, WA 98834

About this home

Soar with the Eagles! Inspiring 15 plus Acres with giant Mountain views in every direction including 1,000's of feet on Methow River meandering through your Valley view. Solar powered Entry Gate at start of Cowboy road. Driveway to level prepared building site established. Property ready for you to drill well & install septic system. Methow River Ranch amenity of Common area Riverfront. Gated entry. 504sf Rustic Log Cabana has covered picnic area, grill, restrooms and shower. Gentle walking trail to riverfront and sandy beach. Cool down on Summer days by the river. Launch your raft or Kayak! Enjoy steelhead fishing and more... HOA $550.00 Annually.

Vacant landProperty Type

15.41 acresLot Size

$6,266Price/Acres

Listed by Tricia Eyre • North Cascade Land & Home Co.

Bought with Andreas Collum • RE/MAX Advantage

Redfin checked: 2 minutes ago

•Source:NWMLS as Distributed by MLS Grid #2204296

Redfin Estimate

$96,556

$2,456 since sold in February 2025$11K since July

Recently sold homes
Estimate history
Homes for sale

This home's estimate is 57.9% lower than the average sale price ($229K) of 6 comparable homes.

SOLD JUL 17, 2026
$520,000
A
2 beds2 baths1,577 sq ft
88 Cowboy Rd, Methow, WA 98834
SOLD JUL 24, 2026
$90,000
B
Land— sq ft
0 TBD Peterson Ranch Rd, Pateros, WA 98846
SOLD JUL 21, 2026
$79,000
C
Land— sq ft
33 Avery Rd, Pateros, WA 98834
SOLD AUG 6, 2026
$545,000
D
3 beds2.5 baths2,028 sq ft
420 Plata Rd, Brewster, WA 98812
SOLD JUN 11, 2026
$67,500
E
Land— sq ft
0 Mountain Point Rd, Brewster, WA 98812
SOLD MAY 18, 2026
$74,500
F
Land— sq ft
817 Bill Shaw Rd, Pateros, WA 98834

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Market trends in 98846, WA

Last updated July 2026

Buyer's Market

Seller's Market

Balanced market

Sale-to-List Price

92.7%

0.0% MoM

Median sale price

$463K

$105 MoM

Avg. days on market

118d

0 days MoM

Recently sold homes

0 MoM

New listings for sale

$320,000
3 beds2 baths1,232 sq ft
327 Beach St, Pateros, WA 98846
Rikki Grow • Trophy
See all

Provided by Redfin

Sale history for 8 Cowboy Rd

Tax history for 8 Cowboy Rd

*Taxable value of land and structures on it ("additions") is determined regularly by local assessors and does not affect market price.

Public record

Beds

—

Baths

—

Stories

—

Lot width

—

Lot depth

—

Lot size

15.41 Acres

Year renovated

—

Sq. Ft.

—

Year built

—

Style

Vacant Land

County

Okanogan County

APN

3023070026

Parking Spaces

—

Basement

—

Accessible

—

HOA Dues

—

Garage

—

Features

—

Last updated by owner on Aug 3, 2026.

Property details

Interior

Virtual Tour

Exterior

Exterior Features
Improvements: Cabana/Gazebo

Property Features
Property Features: Brush, ORV Trails, Recreational, Riding Trails

Waterfront Information
On Waterfront
Waterfront Footage: 50

Property Information
Restrictions: CC&R,NO Manufactured Homes,See Remarks
Style Code: 41 - Res-Over 1 Acre
Property Type: Land
Has View
Zoning: MVR1

Land Information
Survey: YES
Possible Use: Residential, See Remarks

Lot Information
Lot Number: Lot 8
MLS Lot Size Source: Public Record
Road Information: Access Easement,Dirt,Gravel,Privately Maintained,Recorded Maint. Agrm
Road On Which Side: East
Slope Comment: West to River common area
Zoning Jurisdiction: County
Lot Features: Dead End Street
Lot Size Units: Square Feet
Lot Size Acres: 15.41
Lot Size Dimensions: Irregular
Elevation Units: Feet
Road Surface Type: Gravel

Financial

Tax Information
Tax Annual Amount: $216
Tax Year: 2024

Financial Information
Listing Terms: Cash Out
Buyer Financing: Cash

Utilities

Utility Information
Water Source: Well Needed
Water Jurisdiction: WRIA48
Electricity Status: In Street
Sewer: Not Available
Septic Design Installed: false
Utilities: Common Area Maintenance, Electricity Available, Road Maintenance, Snow Removal
Gas Status: Not Available

Location

HOA Information
Has HOA
Association Fee: $550
Association Fee Frequency: Annually
Association Fee Includes: Common Area Maintenance, Road Maintenance, Snow Removal

School Information
Elementary School: Pateros Elem
Middle Or Junior High School: Pateros Junior
High School: Pateros High
High School District: Pateros

Location Information
Water Access: Community Waterfront/Pvt Beach,Deeded Access
Directions: Follow Hwy 153 to Burma rd., follow to Methow River Ranches entry gate at Cowboy Rd., drive to Y and take R on Cowboy Rd to Lot 8 on Right side of road. See RE signs.
Topography: Cliffs,Level,Sloped

Community Information
Senior Exemption: false
Community Features: CCRs, Trail(s)
Common Interest: Vacant Land

Public facts

Beds: —
Baths: —
Sq. Ft.: —
Stories: —
Lot Size: 15.41 acres
Style: Vacant Land
Year Built: —
Year Renovated: —
County: Okanogan County
APN: 3023070026

Home facts updated by county records on Aug 3, 2026

Other

Listing Information
Buyer Brokerage Compensation: 3
Buyer Brokerage Compensation Type: %
Mls Status: Sold

Listing Date Information
On Market Date: Friday, March 1, 2024

Home Information
Living Area Units: Square Feet
Calculated Square Footage: 0
Building Area Total: 0
Building Area Units: Square Feet
Building Name: Methow River Ranches Phase 2
Structure Type: Unspecified
Level Comment: Level Build site. Driveway into homesite

Around this home

Schools

Pateros Elementary School

Public K-6 • Assigned • 5.9mi

4/10

Pateros High School

Public 7-12 • Assigned • 5.9mi

4/10

Provided by GreatSchools

Lifestyle

Provided by Walk Score and Local Logic

Climate risks

1/10 Flood Factor

Minimal risk of a flood reaching the building in the next 30 years

7/10 Fire Factor

15% chance of being in a wildfire in next 30 years

5/10 Heat Factor

7 days above 94° expected this year, 15 days in 30 years

1/10 Wind Factor

Minimal risk of severe winds over next 30 years

10/10 Air Factor

21 unhealthy days expected this year, 23 days in 30 years

Provided by First Street

Historical weather

Pateros, WA • 98834

Average low and high temperatures (°F)

Jan

Feb

Mar

Apr

May

Jun

Jul

Aug

Sep

Oct

Nov

Dec

Sun exposure

In this area, properties receive around 8.4 hours in June and 1.5 hours in December, placing it below the U.S. average for solar exposure.

8.4 hrs

1.5 hrs

JuneDecember

Provided by Shadowmap

Estimated sale price

$92,000 – $112,000

Sell confidently with a local market expert in Pateros. 3 minutes to get started.

Nearby similar homes

$191,500

Land— sq ft

0 Lot 36 B and O North Rd, Okanogan, WA 98840

Russ McClellan • KW NCW

$195,000

Land— sq ft

32 Maggies Rd, Twisp, WA 98856

Emily Gibson • CB Cascade RE - Winthrop

$191,500

Land— sq ft

0 Lot 34 B and O North Rd, Okanogan, WA 98840

Russ McClellan • KW NCW

$191,500

Land— sq ft

0 Lot 37 B and O North Rd, Okanogan, WA 98840

Russ McClellan • KW NCW

$180,000

Land— sq ft

0 Sawtooth View Rd, Methow, WA 98834

Anna Marie Dalbey • Keller Williams Realty Spokane

$191,500

Land— sq ft

0 Lot 35 B and O North Rd, Okanogan, WA 98840

Russ McClellan • KW NCW

New listings for sale in 98846

$320,000

3 beds2 baths1,232 sq ft

327 Beach St, Pateros, WA 98846

Rikki Grow • Trophy

Home values near 8 Cowboy Rd

Data from public records.

Address	Redfin Estimate
76 Cowboy Road, Pateros, WA 2 Beds \| 2 Baths \| 2016 Sq. Ft.	$598,035
100 Burma Road, Pateros, WA 3 Beds \| 3 Baths \| 1924 Sq. Ft.	$545,829

Address	Redfin Estimate
88 Cowboy Road, Methow, WA 2 Beds \| 2 Baths \| 1577 Sq. Ft.	$516,572

Address	Redfin Estimate
21 Flycast Road, Pateros, WA 3 Beds \| 2 Baths \| 1408 Sq. Ft.	$466,670

Property information provided by NWMLS as Distributed by MLS Grid when last listed in 2024. This data may not match . Learn more.

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GreatSchools Ratings provided by GreatSchools.org.

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About this home

Redfin Estimate

Market trends in 98846, WA

Sale history for 8 Cowboy Rd

Tax history for 8 Cowboy Rd

Public record

Property details

Around this home

Schools

Lifestyle

Climate risks

Historical weather

Sun exposure

Nearby similar homes

New listings for sale in 98846

Home values near 8 Cowboy Rd

More real estate resources