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| Good Questions About Mountain Properties
1. Why do I see what appear to the same listings shown twice, and with different MLS numbers, on internet sites like realtor.com and others? Our regional area includes 2 different MLS systems: NC’s Mountain Lakes and the Northeast Georgia. Many properties are listed on both systems, and appear with different MLS numbers accordingly. Because some agencies are a member of one but not both MLS systems, there are NC properties that appear only on the Northeast GA system. And yes, we are members of both because we list and sell properties in GA as well as NC (the GA line and towns of Blairsville and Blue Ridge are less than 20 minutes from our office in Murphy). Tips: Properties you see in real estate magazines may show an agency office file #, an NC Mountain Lakes MLS #, or a NE Georgia MLS #. Please be patient when it comes time to track it down, as sometimes it takes a while. Also, publications and many of the internet search sources are not "real time" up to date - you may be looking at a property that has gone under contract or sold. 2. Why can’t I find your property addresses on my GPS or a map or mapping system? We have no county road system, meaning roads are either state maintained or privately owned and maintained. Most of the roads are privately maintained by either individuals (driveways from a main road) or homeowners associations (mountain communities), and many private roads still may not appear on a map. All that to say, finding your way to properties on the market can be very challenging here. Tips: The best map of Cherokee County, which includes detail maps of the towns of Murphy and Andrews as well as Bear Paw, can be found at the Cherokee County Chamber of Commerce & Welcome Center on 64 in Murphy. The following communities are located in the Murphy, NC zip code area: Beaver Dam/Unaka, Hiwassee Dam, Shoal Creek, Hot House, Suit, Ranger, Bellview, Martins Creek, Peachtree, and the town of Murphy. The Brasstown/Warne area properties are located on the borders of Cherokee (Murphy) and Clay (Hayesville) counties. The Culberson and Marble communities have their own zip codes, as does the town of Andrews. The Topton and Nantahala communities lie beyond the town of Andrews. 3. What does a subdivision or “deed restricted” mean? Our county has no zoning. Private deed restrictions for lots or tracts of land are the only means of limiting the use of the land for residential only purposes. The typical deed restrictions, or covenants & restrictions, are very “mild” and include: -no commercial, no junked cars or appliances -no trailers, mobiles or manufactured homes -no farm animals (horses may be allowed in larger tract developments) -minimum square footage requirements for construction (varies from 600-1200 sqft to accommodate vacation cabins or chalets); those allowing for manufactured homes typically carry a "new or newer" standard with a permanent foundation. -annual contributions toward road maintenance (typically range from $100-300/year) -annual contributions toward shared or community well maintenance if the property does not have its own well (typically ranges from $100-300/year). And, it's not unusual to have one time hook up fees when a house is built and actually connected to the shared or community well; water fees don't apply until a house is connected. Tips: Things like design or architectural reviews, rules & regulations on landscaping and exterior appearances, are rarely included or addressed. Homeowners associations are typically formed for the sole purpose of collecting money and maintaining common roads and wells for the property owners. The town of Murphy, and the Bear Paw Resort area on Lake Hiwassee, do have zoning ordinances. 4. Is unrestricted property available? Yes, and it means what it says- anything goes. Large tracts of land on the market are typically non-restricted, and are a good choice for those wanting to invest in a family estate, farm, commercial operation, or acreage that can be subdivided for development. Smaller parcels of unrestricted land typically may be found with an *older farm house or cabin, trailer or manufactured home on it (residential listings), and you’ll typically find non-restricted parcels of land around it. *If you're searching the internet for a nice piece of land to start with, you'll need to look at both land and residential listings to catch all the possibilities. 5. Are there trailer parks and manufactured home developments? Yes, but not many. Most of these developments require new or newer double wide homes on permanent foundations. If you're financing your purchase, you'll want to find out more about lender requirements for approving a mortgage on a manufactured home. They vary too. 6. Is acreage the best indicator of privacy or the amount of usable land? Actually, no. For instance: a wooded, gentle laying 1 acre parcel may offer more buffer, privacy and usable land than a 2+ acre parcel with a view which lays long and narrow (steep) on the side of a mountain. Tips: When looking at either land or homes, it’s important to go out with the survey plat and/or county mapping aerial view to get a sense of its borders and lay. Unfortunately, many parcels of land on the market are not marked, or not marked well enough, to tell where the borders are. A survey re-mark or new survey subject to the buyer’s satisfaction is a typical condition of a contract and actual closing. 7. What about income tax and property taxes? NC (and GA) has a state income tax, and that applies to non-federal and out-of-state pensions. As for property taxes, they’re LOW here compared to most places. In Cherokee County, property owners pay 38 cents per $100 of assessed value, plus applicable fire district and landfill fees. At present, there is no "homestead exemption" for full-time property owners in Cherokee County, NC. Since the county’s assessed value for tax purposes may be different than actual market value at time of contract or purchase, checking the records on a particular property is required to calculate what the property tax would be. The next tax reeavaluation for Cherokee County is underway for the 2012 tax year (the last was done for the 2008 tax year). The final tax bill is a product of the tax assessed value and the annual tax rate decided on by local elected officials. Tip: When trying to determine what the current annual property tax bill would total, it's best for your agent to run the calculations or verify the tax bill through the county. 8. What about water, sewer and utility services? With few exceptions, electric and telephone service is already run to the land or readily accessible (underground service is typical, as it fares better in the wooded terrain). We have no natural gas service in the mountains, so propane tank services (above ground or buried) are the norm for those who want gas heating, gas log fireplaces, and/or gas cooking. City water systems are extremely limited, making shared or private wells the norm. Same goes for city sewer systems, making septic tank systems the norm. As for high speed internet, capabilities vary depending on specific locations. High speed fiber optic is available in some locations, DSL or satellite in others. Both cable and satellite TV options are available in the area, again depending on specific locations. Tips: If you’re looking for an unimproved parcel of land, you can budget $5-10k for a private well, $5k for a conventional septic system, and another $5-30k for house site and utilities prep depending on the size and lay of the land. If the parcel already has some or all, you’re that much to the good. Beautiful parcels of land can be found with a “fixer upper” or mobile home on it (residential listings) – while the existing home may not suit you, the advantage is having a temporary place to enjoy or live pending construction, and with all the "basics" to start with. In any event, when considering a vacant land purchase it's important to compare apples to apples on what's already done and what remains to be done to site and begin home construction. 9. What about other home services? Things you might take for granted may work a little differently here. Getting your garbage picked up can be contracted for, but most people haul their own to the nearest convenience center (property owners get a permit, and there's no fee for household drop offs). The U.S. Post Office delivers mail as far as a state maintained road, so most mountain communities have their mailboxes at the entrance. P.O. boxes are also an option. 10. How are the roads, and will a 4-wheel drive vehicle be required? You'll find the highways and main roads paved and easy to travel, although some of the roads have a lot of curves and take a little getting used to. People are generally very impressed with the condition of the main roads here. Privately maintained roads are either paved or gravel, and vary in terms of how well the road is maintained by the property owner(s). Property owners are responsible for maintaining their own driveways to the home, which depending on the property can be short or a long distance. When looking at "raw land," there may be no road into the property at all. The vast majority of properties can be accessed easily, and without a 4-wheel drive vehicle. Considering the condition and your comfort with all access roads to a property is a very important factor in selecting a mountain property. And, what works for a vacation or getaway place may not be as comfortable for every day, full-time living. 11. What does USFS, TVA and Indian Land mean? USFS stands for U.S. Forestry Service held land, and there is a LOT of it in Cherokee County. A property bordering or overlooking USFS land is a “plus” from the standpoint of being assured of no future development. USFS and TVA (Tennessee Valley Authority) borders around the lake shorelines and rivers are typical here as well, making actual “lake front” properties a rare find. References to “Indian Land” typically mean lands held by the Eastern Band of the Cherokee Indians. While it is not guaranteed against future development, the Indian lands are usually regarded as lands to be conserved and with low risk for environmentally unfriendly development. 12. How's the weather in Murphy? With elevations ranging from around 1600 to over 3000, we have beautiful and distinctive seasonal changes here. It's unusual to have severe winter weather- ice and snow come on occasion, but nothing usually "sticks" for more than a day or so. By the same token, summer heat waves are unusual and in any event humidity tends to be low. Surrounded by mountains, the Murphy area tends to stay protected from the bad stuff. 13. What can I expect to get within my investment range? Not to avoid the question, but that depends on a world of variables for both existing homes and vacant lots or land. You can focus on price point, or you can focus on the character and location of the home or home site you want, in whittling down a mountain of possibilities to what would really please you. Asking prices range as widely, as do the nature of the properties here. Tips: As for that perfect little mountain getaway cabin or chalet, new construction ranges from $120k to well over $4000k depending on the setting, lot or land features, construction quality and square footage. "Fixer uppers" or older cabins in need of updating or repair can be found in all price ranges. Manufactured homes can be found in the under $75k to the over $175k range, again depending on the home and land features. Tips: The vast majority of residential properties here were built for part-time or getaway places. Things like garages, more than 2 bedrooms/2 baths, or more than 1400 sqft are not typical in the under $150k range. 14. Where can I stay when I come to look for properties in the Murphy, NC and surrounding areas? Murphy has a variety of hotels, motels and bed & breakfast inns - visit the "community information" link on our site for the business directory and contact information. If you're looking for a cabin or chalet vacation rental, or perhaps a home for longer term rental, ERA Carolina Mountain Homes now has a full-time property manager who can help you. And, if you'd like to rent your mountain place while you're not using it, you'll want to explore putting it on our agency's rental program. 15. Is it best to just come up and see what happens, or make arrangements in advance with a realtor to help me out with what I'm trying to accomplish? While it's hard to know who you're dealing with until you've dealt with them, we would strongly suggest you make initial inquiries and start with an appointment with a realtor you feel comfortable with. It's hard for a realtor to help you if he or she doesn't know you're coming, or what you're coming for. Given the massive geographic area we cover, and literally thousands of active listings on the market any given day of the week, you'd be well advised to put someone to work for YOU. Tips: When looking for properties on your own, you'll want to go out equipped with a plat, a county mapping ortho of the property, and GOOD directions (beware of directions on the MLS sheets, which unfortunately are often lacking). We are pleased to help you do the initial explorations on your own, or take you there. Also, please note that many residential properties are occupied by owners or renters, and advance appointments are required to see the property. |