Living in Pine Mountain Club
A managed mountain community at 5,500 feet with its own village, golf course, equestrian center, and a full calendar of reasons to never want to leave.
Tanner Brown | Your Local Mountain REALTOR® | DRE 02011892
Overview
Pine Mountain Club is a planned mountain community at 5,500 feet in the Frazier Mountain area, managed by a Property Owners Association. With its own village center, a 9-hole golf course, equestrian center, and full roster of amenities, it's the most established community in the area — built for both full-time residents and second-home owners alike. The drive up is winding and scenic, and worth understanding before your first trip. If you're considering making the mountain your primary home, I put together a guide on what full-time mountain living actually looks like.
The community is home to roughly 2,500 properties across a range of sizes and styles, from cozy A-frame cabins to custom-built family homes. The POA provides 24/7 community security, road maintenance, and manages all shared amenities — though internet and cell service and access to groceries, gas, and medical care work differently than in town. For first-time visitors, understanding how mountain communities differ from towns and cities helps set realistic expectations.
Why People Choose Pine Mountain Club
It's not just the views. It's the structure, the amenities, and the way daily life feels when you're surrounded by forest at 5,500 feet.
Four-Season Mountain Living
Real winter with snow, warm summers with starry nights, fall color, spring wildflowers. This isn't a seasonal retreat — it's a year-round lifestyle at 5,500 feet.
Custom Architecture & Character Homes
From classic A-frames to custom family builds, no two homes feel the same. Architecture here reflects the mountain, not the subdivision.
POA Amenities & Community Structure
Golf course, equestrian center, Olympic-style pool, clubhouse, tennis/pickleball, parks, 24/7 security, and road maintenance — all managed by the POA.
Walkable Village Core
Coffee, food, shops, a post office, and familiar faces — all within walking distance of most lower-community homes.
Shops and restaurants in Pine Mountain Club VillageIdeal For
- Second-home buyers looking for weekend escapes
- Retirees wanting an active mountain community
- Families who love outdoor recreation
- Golf and equestrian enthusiasts
- Anyone seeking managed mountain living with amenities
Nearby Access
Frazier Mountain Community Health Center
15-20 minPrimary care, dental, and behavioral health — operated by Clinica Sierra Vista at 704 Lebec Road
Los Padres National Forest
Direct accessHiking, camping, and mountain recreation
I-5 Freeway
20-25 minConnect to LA, Bakersfield, and beyond
Neighborhoods in Pine Mountain Club
Pine Mountain Club isn't one neighborhood — it's several, each with a different feel. Where you buy shapes your day-to-day experience.
The Village & Lower PMC
Flatter terrain, closer to shops, restaurants, and the post office. This is the most walkable part of Pine Mountain Club and tends to have milder winter conditions. Popular with retirees and full-time residents who want everyday convenience without getting in the car.
Upper Alpine
Higher elevation within PMC with more snow accumulation, steeper lots, and bigger pine trees. This area has a quieter, more secluded feel — ideal for buyers who want that deep-forest cabin experience with real mountain immersion.
Near the Golf Course
Properties along or near the 9-hole mountain golf course. Open views, green space, and easy access to the clubhouse, restaurant, and bar. Appeals to golf enthusiasts and buyers who prefer a more open, less densely forested setting.
Bordering National Forest
Lots that back up to Los Padres National Forest. More wildlife — deer, bears, hawks — ultimate privacy, and direct trail access. The trade-off is more remote feel and steeper terrain, but for many buyers, that's exactly the point.
Mid-Community / Residential Core
The in-between. Established neighborhoods with a solid mix of full-time and weekend homes. A good balance of access to amenities and the quiet that mountain living promises. This is where many families and long-time owners settle.
Not sure which area fits? Tell Tanner what you're looking for and get neighborhood-specific guidance.
Community Features
PMC's Property Owners Association maintains an impressive range of amenities — all included with yearly dues. Members and guests should always carry their member or guest cards when using community facilities.
Clubhouse
Social hub with restaurant, bar, and events
Olympic-Style Pool & Spa
A full-size outdoor pool open seasonally — one of the most popular summer spots in the community
Golf Course & Pro Shop
9-hole, PGA Rated mountain course with stunning views — available to Pine Mountain Club members and their guests with per-round fees and yearly memberships
Ferns Lake
A stocked catch-and-release fishing lake nestled in the pines — a peaceful spot to cast a line and enjoy the quiet
Equestrian Center
Full boarding facility at 16225 Aleutian Drive with stalls, corrals, indoor arena, and direct trail access to Los Padres National Forest. Monthly boarding fees apply.
Horse Trails and Riding in Pine Mountain Club
Tennis & Pickleball Courts
Courts available for members year-round
Lampkin Park & Playground
Open green space with a playground, picnic tables, and room for kids and families to spread out
Dog Park
A fenced, off-leash area where four-legged residents can run, play, and socialize
Campground
Member camping area for guests and overflow
Archery Range
A dedicated range for members to practice and enjoy target archery in the mountain air
Basketball Court
An outdoor court open to members for pickup games and casual play
Volleyball Court
An outdoor sand court for members to enjoy a game with neighbors and guests
Community Patrol
24/7 community security patrol keeping PMC safe and providing assistance to residents and guests
Road Maintenance & Snow Removal
Year-round road upkeep and prompt snow plowing to keep the community accessible through every season
Kern County Fire Station 58
Located right in PMC with 24/7 paramedics on site and a helipad for emergency airlift — a major safety asset for the community
USPS Post Office
A full-service United States Post Office located right in the village — convenient mail and package services without leaving the mountain
The Village
The Pine Mountain Club Village is the heartbeat of the community — coffee, food, shops, and familiar faces. Everything you need for daily life is within walking distance. Discover things to do in Pine Mountain Club year-round.
Outdoor Recreation
Miles of hiking trails, horseback riding from the Equestrian Center, and direct access to Los Padres National Forest — all from your doorstep. If you're interested in equestrian living, I wrote a detailed guide on horse property options across the Frazier Mountain area.
Good to Know
POA Membership Required
All property owners are members of the Pine Mountain Club POA. Dues cover security, roads, and amenities.
24/7 Community Security
PMCPOA Patrol provides around-the-clock community security. Visitors are always welcome.
CC&Rs Apply
Building and property rules exist. Review before purchasing.
Elevation: ~5,500 ft
Expect snow in winter, cool summers, and thin air.
Well Water
Community wells serve most properties. Water is managed by Mil Potrero Mutual Water Company.
Propane Heat
Most homes use propane for heating. Delivery services available.
Mountain Road Conditions
Weather, road conditions, and winter prep matter. Mil Potrero Highway can be challenging in storms.
Internet & Cell Service
Starlink is the most popular high-speed option. Frontier DSL available in some areas. Cell coverage (T-Mobile, Verizon) is limited and location-dependent.
Schools & Education
Frazier Mountain High School (Lebec, ~20 min). Frazier Park Elementary for younger students. Homeschool and online learning are also common.
Pine Mountain Club Market Snapshot
A quick look at what the PMC real estate market looks like right now.
Median Home Price
$350K – $450K
Approximate / seasonal
Average Days on Market
45 – 90 days
Seasonal variation
Most Active Season
Spring & Summer
Peak buyer activity
Common Buyer Profile
Weekend / vacation homeowners
From LA & Bakersfield
Pine Mountain Club's real estate market moves with the seasons. Spring and summer bring the most buyer activity — families visiting, weekenders falling in love, retirees making the move. Winter tends to slow things down, but serious buyers know that's when the best negotiating happens.
Most properties sell in the $300K–$500K range, though custom builds and larger lots can reach $700K+. Vacant land remains one of the most affordable entry points in the community.
Buying in Pine Mountain Club
Buying a home in Pine Mountain Club — whether as a weekend cabin or a full-time residence — is a little different from buying in a typical subdivision. Here's what every buyer should understand before making an offer. If you're visiting for the first time, start there — it'll help set expectations before you tour properties. Buyers evaluating cabins as both a lifestyle purchase and a financial one should also read my mountain cabin investment guide.
Property Types in PMC
Classic mountain architecture — cozy, iconic, and popular with weekend visitors
Full-size homes with modern builds — ideal for full-time mountain living
Build your own — lots available in various sizes and locations within the community
Entry-point properties with renovation potential — common in this market
What Buyers Should Know
POA Dues: Every property owner in PMC pays annual POA dues. These cover road maintenance, community security services, access to shared amenities (pool, tennis courts, clubhouse, parks), and community infrastructure. The golf course and equestrian center are separate paid amenities — golfers can pay per round or purchase yearly memberships, and horse owners pay monthly boarding fees. It's one of the reasons the community feels so well-maintained.
ECC Inspections: The Environmental Control Committee (ECC) reviews property modifications and new construction. Before closing, buyers should understand what's been approved and what may need attention.
AB38 Fire Compliance: California's AB38 requires sellers to disclose defensible space compliance. At 5,500 feet surrounded by forest, fire safety isn't optional — it's a core part of mountain ownership.
Insurance Considerations: Mountain properties can be harder to insure. Fire risk, elevation, and distance from fire stations factor into coverage and premiums. I'll connect you with agents who specialize in insuring mountain homes.
Tanner Brown | Your Local Mountain REALTOR® | DRE 02011892
Selling in Pine Mountain Club
Selling in PMC means understanding what makes this community unique — and making sure buyers see the value. Here's what every seller should know.
POA Transfer Requirements: When a property changes hands in PMC, the POA has specific transfer requirements and disclosure documents. I handle this process regularly and make sure nothing gets missed.
ECC Compliance: The Environmental Control Committee reviews property modifications. If previous owners made changes without ECC approval, it can surface during escrow. I'll help you identify and address any compliance gaps before listing.
AB38 Fire Disclosures: California's AB38 requires defensible space compliance disclosure. At 5,500 feet surrounded by forest, this is a critical selling consideration. I help sellers prepare their property and documentation in advance.
Positioning Your Property: PMC buyers come for the lifestyle — amenities, village life, mountain atmosphere. I know how to highlight what makes each property stand out in this market.
Pine Mountain Club Local Addendum
Selling in PMC means navigating POA requirements, ECC inspections, propane tank regulations, AB38 fire compliance, septic disclosures, and more. Tanner uses a PMC-specific addendum to make sure every detail is covered and sellers are protected.
How Local Addendums Protect Pine Mountain Club SellersLive Here. Invest Here. Sell Here.
Whether you're buying your first mountain home, listing a property you've loved, or exploring what Pine Mountain Club has to offer — I'm here to help.
Talk With TannerFrequently Asked Questions
Common questions from buyers, sellers, and visitors exploring Pine Mountain Club.
Is Pine Mountain Club a gated community?
What are the POA dues and what do they cover?
What types of properties are available in PMC?
How is internet and cell service in Pine Mountain Club?
What is the water and sewer situation?
Does it snow in Pine Mountain Club?
Are there schools nearby?
Local Notes
Observations, seasonal tips, and things worth knowing — from someone who lives here.
Winter Prep Checklist for Pine Mountain Club Homeowners
Winter up here at 5,500 feet is no joke. I've helped dozens of PMC homeowners get their properties storm-ready, and this checklist covers the essentials you can't afford to skip.
Winter Prep Checklist for Pine Mountain Club HomeownersPMC POA Rules: What New Homeowners Need to Know
Pine Mountain Club has a POA — not an HOA — and there's a difference. Understanding the rules before you buy saves surprises. Here's my breakdown of what matters most.
PMC POA Rules: What New Homeowners Need to KnowSeptic Systems in Pine Mountain Club: A Homeowner's Guide
No sewer lines up here means every PMC home runs on a septic system. Here's what you need to know about maintaining yours and what to look for when buying.
Septic Systems in Pine Mountain Club: A Homeowner's GuideLiving with Bears in Pine Mountain Club
Yes, we have bears in PMC — and they're smart. Living alongside them is part of mountain life. Here's how to keep your property safe and your encounters peaceful.
Living with Bears in Pine Mountain ClubGolf and Recreation at Pine Mountain Club
One of the best things about PMC is the amenities. A golf course, pool, equestrian center, and miles of trails — all included with your POA membership.
Golf and Recreation at Pine Mountain ClubBuying a Cabin in Pine Mountain Club: What to Expect
Buying in PMC is different from buying in the valley. From POA documents to propane systems, here's what I tell every buyer before they start looking.
Buying a Cabin in Pine Mountain Club: What to ExpectInternet and Cell Service in Pine Mountain Club
Connectivity is one of the top questions I get from buyers. Here's the honest truth about internet and cell service in PMC — and how to make it work.
Internet and Cell Service in Pine Mountain ClubFire Clearing and Defensible Space in Pine Mountain Club
Fire safety isn't optional up here — it's the law. Here's what PMC homeowners need to know about defensible space, AB38 compliance, and annual fire clearing.
Fire Clearing and Defensible Space in Pine Mountain ClubWhat Spring Looks Like in Pine Mountain Club
Spring in PMC is one of the best-kept secrets on the mountain. The snow melts, wildflowers pop up, and the community comes alive again. Here's what to look forward to.
What Spring Looks Like in Pine Mountain ClubDealing with Power Outages in Pine Mountain Club
Storms knock out power up here more than you'd think. Here's my guide to staying comfortable — and keeping your pipes from freezing — when the lights go out in PMC.
Dealing with Power Outages in Pine Mountain ClubWinter Road Conditions and Snow Removal in Pine Mountain Club
Snow is part of the deal up here, and knowing how the roads get handled makes all the difference. Here's what I tell every buyer and new resident about winter driving in PMC.
Winter Road Conditions and Snow Removal in Pine Mountain ClubWhat It's Like Living Full-Time vs Part-Time in Pine Mountain Club
Some people come up every weekend. Others never leave. Both ways of living in PMC are great — but they come with different realities. Here's my honest breakdown.
What It's Like Living Full-Time vs Part-Time in Pine Mountain ClubHiking Trails That Start Inside Pine Mountain Club
You don't have to drive anywhere to go for a great hike in PMC. Several trails start right inside the community and connect to the national forest. Here's the insider guide.
Hiking Trails That Start Inside Pine Mountain ClubFire Insurance and Coverage in Pine Mountain Club
Insurance is one of the biggest questions buyers face in PMC right now. The market has changed, and here's what you need to know about coverage, costs, and your options.
Fire Insurance and Coverage in Pine Mountain ClubThe Village: Everyday Life in Pine Mountain Club
The village is the heart of PMC — where you grab gas, pick up mail, meet neighbors for coffee, and feel the pulse of the community. Here's what daily life looks like.
The Village: Everyday Life in Pine Mountain ClubSeasonal Changes Buyers Don't Expect in Pine Mountain Club
Most buyers see PMC in summer and fall in love. But every season up here brings something different — and some of it catches people off guard. Here's what I wish every buyer knew.
Seasonal Changes Buyers Don't Expect in Pine Mountain ClubShort-Term Rentals and Second Homes in Pine Mountain Club
Thinking about renting your PMC cabin on Airbnb or buying for rental income? Here's what you need to know about the rules, the reality, and the risks.
Short-Term Rentals and Second Homes in Pine Mountain ClubWhat Homes Sell Best in Pine Mountain Club (and Why)
Not all PMC properties move the same. Some sell in days, others sit for months. Here's what I've seen sell best — and what sellers can do to get top dollar.
What Homes Sell Best in Pine Mountain Club (and Why)