Willow Valley pros and cons.....

[V.O.R.F]

The family has been going to the river ever since I was probably 5 or 6 years old, and in all that time there has been a place on the water in middle colony, dike rd. thats an awesome spot on the river, but its kinda tough to kick down 1mm for a first river place. my budget is giving me a couple options near the dike rd. property, but a few more options up river in willow valley. I've only been up there a couple times, and it seems like a nice area, but I dont really have any real time up there and havent figured out the real pluses and minuses of the area.
Could some of the Willow Valley regulars throw down some experience / wisdom here? if you were in my shoes what would you take into account? is it a pain in the ass launching up in that part of the world? what about lines to take the boat out of the water? how are the HOA fee's? are there any particular oddities regarding taxes and other fees for property up there?
is it a pretty happening neighborhood? lots of young families with kids? pretty safe in regards to not having tweekers and bums around? down the road if I want to replace the trailer thats on the lot is it going to be super tough to get permits to throw down a new one? septic? sewer? well? propane? Keep in mind I'm 1 year away from the wedding and about 18-24 months away from the first curtain climber, is it tough to be out there with kids? dogs?

thanks guys.

 

[Don Johnson]

I will take a stab at this.....

My wife and I built in WV 5 years ago. We sold a home in Parker with intentions of building in Havasu but after spending a few trips with friends that own in WV it quickly became apparent to us that WV was much better suited to us.

Marina and river conditions
- Private marina, never more then a 10 minute wait and plenty of parking. Holiday weekend maybe a 15 minute wait on or off
- We have a 33 Daytona and we launch at all river levels, high and low. I learned the river from a friend and we can navigate both up river and down river no problem.

Permits/Sewer/Septic/ Permits/ HOA/Taxes etc
- We got permits to build no problem.
- We have had friends make improvements and remove old mobiles no problem
- HOA's are $87 a year including marina permits. No other taxes besides prop taxes
- There are certain parts of WV that have sewer and require hookup. There are certain parts that have sewer and do not require hookup, yet. We connected to sewer when we built, it cost us $5k including cutting the street and capacity valve. There are parts that are septic only and the normal codes apply relative to easements etc.

Pros
- Private marina
- Great sense of community, great peeps. There is always a gathering of neighbors somewhere to hang out with. Pretty happening place in general. We have met many friends for life there.
- Access to private beaches literally right there. Example, we do not boat on big weekends so we all jump in the Rhino and head to the beach.
- Lots of families
- Awesome access to offroading during off season. Often we will have 10+ neigborhood vehicles head out from WV for the day.
- Allows both mobiles and stick built
- Currently some very affordable lots, homes, mobiles etc. Prices have come up a little lately and inventory is down in WV.
- Dogs are no problem, must be on a leash at the beach. No one really observes this requirement except on big weekends.
- Avi and Laughlin is very close for "windy" days where we cannot boat, golf, beach or offroad.
- 3 awesome golf courses all within 10 minute drive. El Rio, Los Lagos and Avi.

Cons
- There is some rift raft/tweakers and there is occasional theft. To date we have not had a problem, we have an alarm that is well posted and exposed exterior camera's.
- There is a real mix of properties meaning in some areas there is some very nice places then can be a real pit next door, need to carefully choose your property if you want to have good curb appeal and not worry about "bad" neighbors.

We did a fair amount of research prior to buying in WV and for us it was a great decision. Hope this helps, you are welcome to PM me and I will pass on my phone number to pick my brain in more detail if you like.

Good luck!

 

[MOISTURE MISSILE]

Willow Valley is an awesome place, we have been up there about 8 years and have loved every min of it! Launching is great even on busy holiday weekends. Sometimes when the water is low it can be a little harry launching in the morning but by 11 or 12 o clock you are usually good to go. Lines to pull the boat out are never to bad either, on Memorial weekend i think i waited 15 min.
Yearly marina fees are pretty reasonable, cheaper than a season pass to launch at Jack Smith!! if your going to hang out on the indian beaches, which most do you need a permit from them too. Its about 150 for day and night permit and that will hold five people.
There is a good mix of people that go there, you got the younger half like me, 29 and me and the wife are expecting our first child in the beginning of November, lots of friends that go that have kids of all ages and the beaches have alot of kids running around. All the way to the older crowd, but everyone gets along and ends up hanging out on the beach. Its more of an old school river family atmosphere. After the sun goes down you cruise the rhino or golf cart around and hit all the parties!!
Never had to much of a problem with tweekers, they are around so lock up your stuff because i dont trust any tweekers!! Have had friends get gas siphoned out of boats when left under the car port but nothing major.
Permits for a new trailer shouldnt be tough to nail down. There is sewer but not everyone is connected and its not cheap to get. We dont have gas or propane, all stoves and stuff is electric.
This is a great place for kids and dogs and everything in between , you would love it. Hope this helps, if your ever down that way hit me up and i will show you around:drunk
If you need any more info feel free to ask. By the way congrats to you and the soon to be Mrs. Hope to see you out there!!

 

[5oclocksomewhere]

We just bought a place out there a few months back so far we love it. From what I have been told is the north side is the older side and that the south side is the more kid friendly side that's where we are. $73 a year for beach and launch. If you rich or wanna live at the river then sure drop big money on a place. If your just like the rest of us working stiffs come to willow valley. I read your other post don't launch the boat with a side x side get an old jeep cj or TJ to leave out there.

 

[MOISTURE MISSILE]

Don pretty much hit the nail on the head!! We need to stop giving this info out Don or everyone is going to want to come up here!

Willow Valley is closed!!!!!

You guys coming out for fathers day weekend Don?

 

[Don Johnson]

Don pretty much hit the nail on the head!! We need to stop giving this info out Don or everyone is going to want to come up here!

Willow Valley is closed!!!!!

You guys coming out for fathers day weekend Don?

Only so many homes to go around in WV.....

Yup, we are headed out Friday early AM. You have a crew or just family?

 

[MOISTURE MISSILE]

Only so many homes to go around in WV.....

Yup, we are headed out Friday early AM. You have a crew or just family?

Yeah we will be there Wednesday night or Thursday morning and staying to Monday. We have a crew with us about 10 people and 4 or 5 boats. Looking forward to seeing you guys and having some fun!! I got a new bottle of tequila!!:drunk

 

[Don Johnson]

Is Pam and Rodney going with their new boat?

Cool, look forward to seeing you. We are launching and headed to Pirates Saturday with George and Terri, lets hook up on the water.

 

[Don Johnson]

VORF, River Rich has a lot for sale, see his post. Great location close to Dike Rd in the stick built home only area.

Below is his post;

Homes only lot for sale in Willow Valley

--------------------------------------------------------------------------------

This 7,840 Sqft parcel is located in the homes only area of Willow Valley and is within walking distance of private marina, launch and beach located on the Colorado river.This home site has unobstructed views of the surrounding Mohave Valley. Community privileges include boat / jetski launches, beach, picnic area and clubhouse (HOA's $74.00 Annually).

Utilities: At property
Title: Pioneer Title Agence, Bullhead City, AZ

$75K

PM Tom for more info
Attached Images map69158 (2).pdf (1.23 MB, 39 views)

 

[MOISTURE MISSILE]

Is Pam and Rodney going with their new boat?

Cool, look forward to seeing you. We are launching and headed to Pirates Saturday with George and Terri, lets hook up on the water.

Yup, PamRod is taking out their new boat!! Pirates on Saturday sounds like a great idea! Damn it, its only Monday and I cant wait to get to the river!!!

 

[V.O.R.F]

thanks for the kind words and warm welcome guys, I'll keep you updated on our decision.

 

[LomitaBob]

end of summer I am buying a river place. I have been stuck between bullhead, Villow Valley and parker for almost 2 years. I love them all

 

[rivermobster]

We just bought a place out there a few months back so far we love it. From what I have been told is the north side is the older side and that the south side is the more kid friendly side that's where we are. $73 a year for beach and launch. If you rich or wanna live at the river then sure drop big money on a place. If your just like the rest of us working stiffs come to willow valley. I read your other post don't launch the boat with a side x side get an old jeep cj or TJ to leave out there.

Stay away from the older/north end of the park! Lots of full time people live there, and you can just guess who they are.

The newer south east side is where you want to be. I have 2 friends that have places there, and are both real happy out there.

Launch ramp is Nuts on a holiday weekend, but really, what place on the river isnt??

The only draw backs are the water is COLD and its damm shallow just south in the morning. The place it's self is real nice. :thumbsup

 

[thmterry]

We have had a place since 94...Never had anything stolen.(knock on wood).

Like was said the only draw back is the water is low in the morning and takes thinking to navigate it..(not always easy after friday night or Don Johnsons parties)

The crowd does seem like it is getting younger. I see a lot more families now.

Every place has its draw backs but after everything is said and done we love it here.


O forgot...Willow Valley is Closed

 

[V.O.R.F]

Stay away from the older/north end of the park! Lots of full time people live there, and you can just guess who they are.

The newer south east side is where you want to be. I have 2 friends that have places there, and are both real happy out there.

Launch ramp is Nuts on a holiday weekend, but really, what place on the river isnt??

The only draw backs are the water is COLD and its damm shallow just south in the morning. The place it's self is real nice. :thumbsup

from what I can see, it seems to me there is a northwest area, and a south east area, separated by Kings. st.

I'm assuming you mean all the younger families and vacationers are on the south side of King St.

http://www.zillow.com/homes/for_sal...,-114.582531,34.91122,-114.649994_rect/14_zm/

 

[Abc123]

Like said, great place and plan on some expansion.

There are current plans for an RV park to be built were the WV golf course is. The course will still remain there, however it will be given small remodel.

I have personally seen the new plans for the new marina. It will be 10 times better than it is now offering more lanes, docks and overnight mooring. A small store will also be included.

There was also a approved project to build more homes in a separate gated community behind the golf course. Unfortunately it took the builder a bit longer than anticipated to obtain water rights and the market fell shortly before they were going to break ground. When things turn around up there, expect this and some condominiums to be built.

 

[Abc123]

Stay away from the older/north end of the park! Lots of full time people live there, and you can just guess who they are.

The newer south east side is where you want to be. I have 2 friends that have places there, and are both real happy out there.

Launch ramp is Nuts on a holiday weekend, but really, what place on the river isnt??

The only draw backs are the water is COLD and its damm shallow just south in the morning. The place it's self is real nice. :thumbsup

I agree 100% with you on the cold and shallow water. It's just something you get used to.

The ramp is never really a carnival. Maybe 15-20 minutes max.

 

[V.O.R.F]

Like said, great place and plan on some expansion.

There are current plans for an RV park to be built were the WV golf course is. The course will still remain there, however it will be given small remodel.

I have personally seen the new plans for the new marina. It will be 10 times better than it is now offering more lanes, docks and overnight mooring. A small store will also be included.

There was also a approved project to build more homes in a separate gated community behind the golf course. Unfortunately it took the builder a bit longer than anticipated to obtain water rights and the market fell shortly before they were going to break ground. When things turn around up there, expect this and some condominiums to be built.

who is the developer behind this?

 

[Abc123]

who is the developer behind this?

A relative

 

[thmterry]

Like said, great place and plan on some expansion.

There are current plans for an RV park to be built were the WV golf course is. The course will still remain there, however it will be given small remodel.

I have personally seen the new plans for the new marina. It will be 10 times better than it is now offering more lanes, docks and overnight mooring. A small store will also be included.

There was also a approved project to build more homes in a separate gated community behind the golf course. Unfortunately it took the builder a bit longer than anticipated to obtain water rights and the market fell shortly before they were going to break ground. When things turn around up there, expect this and some condominiums to be built.

That would ruin the old school feel of the neighborhood and overcrowd this section of the river.

 

[LomitaBob]

All good things............... get ruined by a bunch of assholes!

 

[Abc123]

That would ruin the old school feel of the neighborhood and overcrowd this section of the river.

Really? My family has owned properties in there for close to 30 years. Being someone who has been around, I don't see how it would "ruin" the feel. Did Cimmeron Lake ruin it or any of the other several homes built in the last ten years ruin it? I highly doubt it would overcrowd the area.

If the WV expansion upsets you, just wait till you see what happens next to the Spirit Mountain Casino and behind the AMPM. That should really piss you off. lol

All good things............... get ruined by a bunch of assholes!

Thanks for the kind words.

 

[LomitaBob]

I saw the renderings for that deal at a realtor's office a whil back. if it ever happens it will be good for that part of the river in terms of revenue and places to go besides PC

 

[Abc123]

I saw the renderings for that deal at a realtor's office a whil back. if it ever happens it will be good for that part of the river in terms of revenue and places to go besides PC

The store proceeds at the marina would go back into WV. The bar/restaurant in the marina would be very hard to get approved, or are you talking about the one a little down river? I don't think that one is going down either.

 

[LomitaBob]

it may have been down river just a bit, but looked like a gigantic place, big marina ( if i remember right ) big casino, and houses of some sort

 

[V.O.R.F]

I've been hearing rumors they want to build a big casino between WV and the Needles bridge.

 

[thmterry]

Really? My family has owned properties in there for close to 30 years. Being someone who has been around, I don't see how it would "ruin" the feel. Did Cimmeron Lake ruin it or any of the other several homes built in the last ten years ruin it? I highly doubt it would overcrowd the area.

If the WV expansion upsets you, just wait till you see what happens next to the Spirit Mountain Casino and behind the AMPM. That should really piss you off. lol



Thanks for the kind words.

Wow another site that if you express your opinion someone slams you.

Last I checked cimmeron still had a bunch of unbuilt lots available and there has been a @40 acre field for sale on King st for awhile. as far as new houses in WV they are great, out with old and in with the new. But they are on WV lots that already exsist. There arent many business that have survived on that part of the 95 for the last 5 years. So I doubt anything will happen anytime soon. Whole strip centers are empty.

But back to my original statement I like WV because it is not overrun with 2 many people. Yes my opinion:beer

 

[5oclocksomewhere]

Gentleman no arguing or fighting allowed in willow valley. Only drinking, partying and goodtimes are allowed on mulberry dr. j/k I think the work week is getting to all of us the weekend can't get here soon enough.:champagne:

 

[Abc123]

Wow another site that if you express your opinion someone slams you.

Last I checked cimmeron still had a bunch of unbuilt lots available and there has been a @40 acre field for sale on King st for awhile. as far as new houses in WV they are great, out with old and in with the new. But they are on WV lots that already exsist. There arent many business that have survived on that part of the 95 for the last 5 years. So I doubt anything will happen anytime soon. Whole strip centers are empty.

But back to my original statement I like WV because it is not overrun with 2 many people. Yes my opinion:beer

I'm not slamming you. I agree with you on it being a mellow place. It's kinda nice.

That 40 acre lot was sold to a group of investors from Mcculloch, just like the "lottery lots" down off Kingsley and Fox St. The investors backed out of the project and let that land go a couple years ago. Several millions of dollars were lost. File BK, liquidate the corp and get the hell out, makes sense right? Some of the investors are looking into re-purchasing the property, however if that falls through I'm sure someone else will pick it up when the time and numbers are right. I can't remember who sold the land to the Cimmeron Lakes builder, however I wan't to say that was McCulloch too. Yes you are correct, they never finished either. Water rights and the Indians were a huge problem up there for builders as the Indians (farmers) controlled the board. Not anymore.

Gentleman no arguing or fighting allowed in willow valley. Only drinking, partying and goodtimes are allowed on mulberry dr. j/k I think the work week is getting to all of us the weekend can't get here soon enough.:champagne:

Seriously. Can't wait to get out there on Friday! :thumbsup

 

[thmterry]

Does anyone know what they are doing on the California side straight across from the Willow Valley marina parking lot?

Lots of heavy equipment there knocking down the hill and making a big pad?

 

[Abc123]

Does anyone know what they are doing on the California side straight across from the Willow Valley marina parking lot?

Lots of heavy equipment there knocking down the hill and making a big pad?

I saw that last time I was out there. I have no idea. Maybe grading out for more lots? Looks like a big project.

 

[V.O.R.F]

Can you offroad clear up to the AVI or Laughlin from Willow Valley?
anyone got a "map" of the offroad trails?

 

[Don Johnson]

Can you offroad clear up to the AVI or Laughlin from Willow Valley?
anyone got a "map" of the offroad trails?

Yes you can, we go to Avi all the time via Dike Rd. I do not have maps.

Not sure about offroad to Laughlin. You can offroad to Bullhead no problem.

 

[thmterry]

Yes you can, we go to Avi all the time via Dike Rd. I do not have maps.

Not sure about offroad to Laughlin. You can offroad to Bullhead no problem.

Nobody hassles you going over the bridge to the Avi? Is UTV legal on west side of river?

 

[V.O.R.F]

Nobody hassles you going over the bridge to the Avi? Is UTV legal on west side of river?

waiting on an answer to this as well

 

[rivermobster]

On the CA side, the rules are all the same. No off-roading unless it's a posted legal area.

Now, with that being said, my pals in WV go off-roading on the CA side all the time.

You roll the dice and take your chances...

 

[wishiknew]

Really? My family has owned properties in there for close to 30 years. Being someone who has been around, I don't see how it would "ruin" the feel. Did Cimmeron Lake ruin it or any of the other several homes built in the last ten years ruin it? I highly doubt it would overcrowd the area.

If the WV expansion upsets you, just wait till you see what happens next to the Spirit Mountain Casino and behind the AMPM. That should really piss you off. lol



Thanks for the kind words.

Whats going on behind AMPM

 

[Don Johnson]

Nobody hassles you going over the bridge to the Avi? Is UTV legal on west side of river?

We have crossed the Avi bridge many times to access the Calif offroad trails and never had a problem nor have I heard of anyone having a problem. We also frequently drive over the Needles bridge and run the Jack Smith road to access the offroad trail to Naked Pirate. I have passed many Calif police and never been pulled over.

Our vehicles are licensed in AZ with onroad and offroad stickers.