By Robert Bolar, REALTOR® · October 2026
A Bear Lake cabin can be a family gathering place for generations. Here's what to check before you write an offer.
1. Utah side or Idaho side?
The state line crosses the lake. Garden City, Ideal Beach, Sweetwater, and Laketown are in Rich County, Utah, served by Rich School District. Fish Haven, St. Charles, and Paris are in Bear Lake County, Idaho, served by Bear Lake School District #33. The two sides have different property-tax systems, building departments, and short-term rental rules, so compare them with a tax professional if you're weighing both.
2. Access in every season
Many buyers arrive over US-89 through Logan Canyon. Ask whether the cabin's road is plowed by the county, an HOA, or nobody, and whether the property is reachable in winter. Some lots have no direct vehicle access; Garden City's STR application even asks for a recorded access easement in that case.
3. Water, septic, and utilities
Ask whether the property uses a municipal water system, a shared system, or a private well, and whether it's on sewer or septic. Order well-flow and water-quality tests and a septic inspection where needed, and check for winterization (heat tape, drain-down procedures, insulated crawlspaces).
4. HOAs and CC&Rs
Many lake developments have HOAs with rules on rentals, architecture, parking, boats, and trailers. Read the CC&Rs, budget, and reserve study before you close.
5. Will you rent it?
If rental income matters to you, confirm before you buy that the property can be licensed. Garden City accepts new STR applications only January 1–April 30, and unincorporated Rich County requires both a business license and a conditional use permit. See the STR rules guide.
6. Financing a second home
Second-home and investment-property loans can have different down-payment and rate terms than primary-residence loans. Get pre-approved for the right loan type, and use the mortgage calculator for an estimate.
7. Inspections built for mountain property
Look at roof and snow load, decks, wood stoves and chimneys, radon, pests, and drainage. Also check for any boat, dock, or beach-use rights the seller describes, and verify them in writing.