iron horse farm - amazon s3 · iron horse farm is 282± acres in far western north carolina nestled...
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IRON HORSE FARMMURPHY, NORTH CAROLINA
LISTING AGENT: ELLIOTT DAVENPORT, JR.
THE WINGS GROUP, LLC1428 WILLIAM ST., SUITE C-2
CHATTANOOGA, TENNESSEE 37408
M: 423.364.2092
$1,750,000 | 282.49± ACRES
IRON HORSE FARMMURPHY, NORTH CAROLINA
LISTING AGENT: ELLIOTT DAVENPORT, JR.
THE WINGS GROUP, LLC1428 WILLIAM ST., SUITE C-2
CHATTANOOGA, TENNESSEE 37408
M: 423.364.2092
$1,750,000 | 282.49± ACRES
Land… that’s where it all begins. Whether it is ranch land or family retreats, working cattle ranches, plantations, farms, estancias, timber or recreational ranches for sale, it all starts with the land.
Since 1946, Hall and Hall has specialized in serving the owners and prospective owners of quality rural real estate by providing mortgage loans, appraisals, land management, auction and brokerage services within a unique, integrated partnership structure.
Our business began by cultivating long-term relationships built upon personal service and expert counsel. We have continued to grow today by being client-focused and results-oriented—because while it all starts with the land, we know it ends with you.
WITH OFFICES IN :
SALES | AUCTIONS | F INANCE | APPRAISALS | MANAGEMENT
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DENVER, COLORADO
EATON, COLORADO
STEAMBOAT SPRINGS, COLORADO
STERLING, COLORADO
SUN VALLEY, IDAHO
HUTCHINSON, KANSAS
BUFFALO, WYOMING
BILL INGS, MONTANA
BOZEMAN, MONTANA
MISSOULA, MONTANA
VALENTINE, NEBRASKA
COLLEGE STATION, TEXAS
LAREDO, TEXAS
LUBBOCK, TEXAS
MASON, TEXAS
MELISSA, TEXAS
SOUTHEASTERN US
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EXECUTIVE SUMMARY Iron Horse Farm is 282± acres in far western North Carolina nestled quietly in the Blue Ridge Mountains near Murphy, NC. This farm is a pastoral mountain retreat that boasts 100± acres of gently rolling grasslands, a feature not regularly found in this mountainous region. Currently, the property manages a small herd of cattle, but is used more for the owner’s equestrian interests. Just next to the main home at the neck of a hollow is a 1.5-acre clear mountain pond used regularly for refreshing summertime swims or fishing for stocked trout. Iron Horse is well improved and includes a 3,188± square foot owner’s home, ample equestrian improvements, and a caretaker’s home among other improvements. There is a great trail system throughout the forested portions of the farm, and you are situated near lots of outdoor recreational opportunities that include Hiwassee Lake and the Ocoee and Hiwassee Rivers. Located at elevations of 1,700 to 2,000 feet, the climate is very pleasant, and the farm offers some highly sought-after seasonal weather. Considered a picturesque Appalachian Mountain town, Murphy is only 30 minutes from the property.
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LOCATIONNestled in the Appalachian Mountains, Iron Horse Farm is located near Hiwassee Lake just east of the North Carolina and Tennessee border and only 17 miles from Murphy, NC, a quaint mountain town located at the confluence of the Hiwassee and Valley Rivers. Murphy has a population of 2,000 and is a quaint yet rich township with an historic downtown filled with quality restaurants, shops, and galleries. The property is in the northwestern portion of Cherokee County, NC. Cherokee County is known as the “Gateway to the Smoky Mountains”.
Iron Horse Farm has convenient access to the following metropolitan areas:
• 30 minutes Murphy, NC
• 2 hours Chattanooga, TN
• 2 hours Knoxville, TN
• 2.50 hours Asheville, NC
• 2.75 hours Atlanta, GA
~MURPHY, NORTH CAROLINA
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LOCALELocal Rivers: Rivers in and near Cherokee County include the Hiwassee River, Valley River, Nottely River, and the Ocoee River and Nantahala River Gorges. All rivers are popular for many outdoor activities that include white water rafting, kayaking, hiking, canoeing and camping. Within an hour’s drive, we have three delayed harvest streams with Nantahala being a Trout Unlimited Top 100 Stream. There is wild water in this area that is just waiting for a dry fly to be floated across it.
Hiwassee Lake: This 6,090-acre mountain lake is 22 miles long and has over 163 miles of shoreline of which 93 percent is not developed. It collects water from a 968 square mile watershed. With the exception of private development located near the dam, the U.S. Forest Service and TVA own the land around Hiwassee. It is an unspoiled lake that offers great boating and water recreation.
Appalachia Lake: Located a stone’s throw from Iron Horse, Appalachia Lake is a small deep, cool-water lake just below the Hiwassee Lake. Also pristine in nature, it offers another nearby water venue.
ACREAGEIron Horse Farm totals 282± acres of which 100± acres are in well-maintained pastures.
~APPALACHIA LAKE
~HIWASSEE RIVER
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IMPROVEMENTS
MAIN HOUSE – 3,188± SQUARE FEET:
Constructed in 1994, the main residence sits on a hill at the edge of the forest overlooking the pastureland. The house is a one-story home with three bedrooms, two baths, and a large bunkroom. It has an open floor plan with kitchen, dining area and living space plus a wooden deck with gorgeous views of the property. Underneath the house is a horse stable with five stalls, an office, tack room and large storage area.
HORSE STABLE:
Another separate horse stable is located next to the house. It contains five stalls, an office, and two wash bays.
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CARETAKER’S HOUSE:
A charming one story caretaker’s house is located just 200 yards inside the front gate. Built in 2003, the house has three bedrooms and two baths.
GUEST HOUSE – 632± SQUARE FEET:
Located near the eastern entrance to the property is a small guest house. Constructed in 1963, it is older and dated and has two bedrooms and one bath. It is great for some spillover or a place for the kids to hang out and feel some independence.
EQUIPMENT SHED & BARNS:
There are a number of farm structures including equipment barns, shop, hay shed, and animal shelters to support management of the property.
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CLIMATEIron Horse Farm has an elevation of 1,700 – 2,000 feet, which provides for very pleasant summertime weather. It offers an escape from the hot humid weather found in nearby southern metropolitan areas. This area of western North Carolina has four distinct seasons, and Murphy receives regular rainfall and afternoon showers keep the landscape lush and thriving. On average, the area receives 60 inches of rain and 4 inches of snow every year. This area is part of the Appalachian temperate rainforest known for a cooler and milder climate.
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RECREATIONAL CONSIDERATIONSWithin its boundaries, Iron Horse Farm is loaded with recreational activities, but it also offers a convenient platform for nearby access to all types of world-class outdoor recreation.
The farm itself features one of the nicest equestrian setups found in the mountains of western North Carolina. All of the equine infrastructure is in place with two horse barns, acres of rolling pastureland, paddocks and gorgeous four board fencing throughout plus an extensive trail system through the forested hills with great scenery.
Water on the property is abundant, which always makes a property more engaging. There is a small mountain creek that runs through the center of the property as well as a 1.5-acre clear mountain pond near the main house. The pond is used regularly for cookouts, summertime swims and fishing for stocked trout.
The diversity of the landscape and habitat at Iron Horse promote an abundant amount of wildlife and there are strong populations of game species such as whitetail deer and eastern turkeys.
The proximity to the Hiwassee River is one of the property’s highlights and provides an enormous source of aquatic recreation. The upper section of the Hiwassee, the part closest to Iron Horse, is the most popular section of the river, featuring an enjoyable whitewater rafting experience ranging from Class I and II rapids to the occasional Class III. Fisherman will migrate towards the middle of the river to wet a fly line in search of trout.
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BROKER’S COMMENTSIron Horse Farm is a stunning property located in a very desirable climate of western North Carolina. In the Appalachian Mountains, it is very difficult to find or cultivate lush and fertile open lands - the terrain simply doesn’t allow for much of this. However, Iron Horse has it in abundance with 100± acres of pasturelands, which significantly expands an owner’s ability to use the property for a number of different interests. Also, I love the convenient access this property offers to venues such as Hiwassee Lake and the Hiwassee River.
TAXESBased upon recent years, the annual property taxes for
Iron Horse are estimated at $8,546.
NOTICE: Offering is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classifications, acreages, building measurements, carrying capacities, potential profits, etc., are intended only as general guidelines and have been provided by sources deemed reliable, but whose accuracy we cannot guarantee. Prospective buyers should verify all information to their satisfaction. Prospective buyers should also be aware that the photographs in this brochure may have been digitally enhanced.
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Click on map above for link to MapRight map of property.
PRICE
$1,750,000
ADDITIONAL SERVICES OFFERED BY HALL AND HALL1. MANAGEMENT SERVICES – Hall and Hall’s Management Division has a very clear mission–to represent the owner and
to ensure that his or her experience is a positive one. Services are customized to suit the owner’s needs. They often
begin with the recruiting and hiring of a suitable ranch manager or caretaker and are followed by the development of
a management or operating plan along with appropriate budgets. Ongoing services include bill paying, ranch oversight,
and consulting services as needed. Even the most sophisticated and experienced ranch owners appreciate the value of a
management firm representing them and providing advice on local area practices and costs. Wes Oja, Jerome Chvilicek,
Dan Bergstrom or Brant Marsh at (406) 656-7500 are available to describe and discuss these services in detail and
welcome your call.
2. RESOURCE ENHANCEMENT SERVICES – Increasingly the value of a ranch is measured by the quality of each and every
one of its resources. Coincidentally, the enhancement of a ranch’s resources also increases the pleasure that one derives
from the ownership of a ranch. Our management services have included the assessment of everything from wildlife
habitat to bird habitat to water resources and fisheries and the subsequent oversight of the process involved with the
enhancement of these resources. Wes Oja, Jerome Chvilicek, Dan Bergstrom or Brant Marsh at (406) 656-7500 are
available to describe and discuss these services in detail and welcome your call.
3. AUCTIONS - Hall and Hall Auctions offer “Another Solution” to create liquidity for the owners of Investment-Quality Rural
Real Estate. Our auction team has experience in marketing farmland, ranchland, timberland and recreational properties
throughout the nation. Extreme attention to detail and complete transparency coupled with Hall and Hall’s “Rolodex”
of more than 40,000 targeted owners and buyers of rural real estate help assure that there are multiple bidders at each
auction. In addition, the unique Hall and Hall partnership model creates a teamwork approach that helps to assure that
we realize true market value on auction day. For more information on our auction services contact Scott Shuman at
(800) 829-8747.
4. APPRAISALS - Staying abreast of ancillary market influences in ever-changing economic conditions requires a broad
professional network to tap into. Finding an appraiser who not only understands the numbers but also the differences in
value from one area to another is a critical part of making an informed decision. The appraisal team at Hall and Hall,
formed entirely of Accredited Members of the American Society of Farm Managers and Rural Appraisers (ASFMRA), has
that critical network of brokers and lending professionals. This professional network coupled with diverse experience
across multiple regions and market segments allows our appraisal team to deliver a quality product in a reasonable
timeframe. Scott Griswold at (406) 656-7500, Ben Gardiner at (970) 520-4871 or Stacy Jackson at (903) 820-8499
are available to describe and discuss these services in detail and welcome your call.
5. SPECIALIZED LENDING - Since 1946 Hall and Hall has created a legacy by efficiently providing capital to landowners.
In addition to traditional farm and ranch loans, we specialize in understanding the unique aspects of placing loans on
ranches where value may be influenced by recreational features, location and improvements and repayment may come
from outside sources. Our extensive experience and efficient processing allows us to quickly tell you whether we can
provide the required financing.
Competitive Pricing | Flexible Terms | Efficient Processing
Tina Hamm or Scott Moran • (406) 656-7500
Judy Chirila • (303) 861-8282
Adam Deakin • (970) 716-2120
Monte Lyons • (806) 698-6882
J.T. Holt • (806) 698-6884
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WORKING WITH REAL ESTATE AGENTS
When buying or selling real estate, you may find it helpful to have a real estate agent assist you. Real estate agents can pro-vide many useful services and work with you in different ways. In some real estate transactions, the agents work for the seller. In others, the seller and buyer may each have agents. And some - times the same agents work for both the buyer and the sell-er. It is important for you to know whether an agent is representing you as your agent or simply assisting you while acting as an agent of the other party. This brochure addresses the various types of agency relationships that may be available to you. It should help you decide which relationship you want to have with a real estate agent. It will also give you useful information about the various services real estate agents can provide buyers and sellers, and it will help explain how real estate agents are paid.
SELLERS
Seller’s Agent If you are selling real estate, you may want to “list” your property for sale with a real estate firm. If so, you will sign a “list-ing agreement” authorizing the firm and its agents to represent you in your dealings with buyers as your seller’s agent. You may also be asked to allow agents from other firms to help find a buyer for your property. Be sure to read and under-stand the listing agreement before you sign it. Your agent must give you a copy of the listing agreement after you sign it.
Duties to Seller: The listing firm and its agents must • promote your best interests• be loyal to you• follow your lawful instructions• provide you with all material facts that could influence your decisions• use reasonable skill, care and diligence, and • account for all monies they handle for you.
Once you have signed the listing agreement, the firm and its agents may not give any confidential informa-tion about you to prospective buyers or their agents without your permission so long as they represent you. But un-til you sign the listing agreement, you should avoid telling the listing agent anything you would not want a buyer to know.
Services and Compensation: To help you sell your property, the listing firm and its agents will offer to perform a number of services for you. These may include• helping you price your property• advertising and marketing your property • giving you all required property disclosure forms for you to complete • negotiating for you the best possible price and terms • reviewing all written offers with you and • otherwise promoting your interests.
For representing you and helping you sell your property, you will pay the listing firm a sales commis-sion or fee. The listing agreement must state the amount or method for determining the sales commis-sion or fee and whether you will allow the firm to share its commission with agents representing the buyer.
Dual Agent You may even permit the listing firm and its agents to represent you and a buyer at the same time. This “dual agency relation-ship” is most likely to happen if an agent with your listing firm is working as a buyer’s agent with someone who wants to pur-chase your property. If this occurs and you have not already agreed to a dual agency relationship in your listing agreement, your listing agent will ask you to amend your listing agreement to permit the agent to act as agent for both you and the buyer.
It may be difficult for a dual agent to advance the interests of both the buyer and seller. Nevertheless, a dual agent must treat buyers and sellers fairly and equally. Although the dual agent owes them the same duties, buy-ers and sellers can prohibit dual agents from divulging certain confidential information about them to the other party.
Some firms also offer a form of dual agency called “designated agency” where one agent in the firm represents the seller and anoth-er agent represents the buyer. This option (when available) may allow each “designated agent” to more fully represent each party.
If you choose the “dual agency” option, remember that since a dual agent’s loyalty is divid-ed between parties with competing interests, it is especially important that you have a clear understand-ing of what your relationship is with the dual agent and what the agent will be doing for you in the transaction.
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BUYERS
When buying real estate, you may have several choices as to how you want a real estate firm and its agents to work with you. For example, you may want them to represent only you (as a buyer’s agent). You may be willing for them to represent both you and the seller at the same time (as a dual agent). Or you may agree to let them repre-sent only the seller (seller’s agent or subagent). Some agents will offer you a choice of these services. Others may not.
Buyer’s Agent Duties to Buyer: If the real estate firm and its agents represent you, they must • promote your best interests • be loyal to you • follow your lawful instructions • provide you with all material facts that could influence your decisions • use reasonable skill, care and diligence, and • account for all monies they handle for you.
Once you have agreed (either orally or in writing) for the firm and its agents to be your buyer’s agent, they may not give any confidential information about you to sellers or their agents without your permission so long as they represent you. But until you make this agreement with your buyer’s agent, you should avoid telling the agent anything you would not want a seller to know.
Unwritten Agreements: To make sure that you and the real estate firm have a clear understanding of what your relation-ship will be and what the firm will do for you, you may want to have a written agreement. However, some firms may be will-ing to represent and assist you for a time as a buyer’s agent without a written agreement. But if you decide to make an offer to purchase a particular property, the agent must obtain a written agency agreement before writing the offer. If you do not sign it, the agent can no longer represent and assist you and is no longer required to keep information about you confidential.
Be sure to read and understand any agency agreement before you sign it. Once you sign it, the agent must give you a copy of it.
Services and Compensation: Whether you have a written or unwritten agreement, a buyer’s agent will perform a number of ser-vices for you. These may include helping you • find a suitable property • arrange financing • learn more about the property and • otherwise promote your best interests.
If you have a written agency agreement, the agent can also help you prepare and submit a written offer to the seller.
A buyer’s agent can be compensated in different ways. For example, you can pay the agent out of your own pocket. Or the agent may seek compensation from the seller or listing agent first, but require you to pay if the listing agent refuses. What-ever the case, be sure your compensation arrangement with your buyer’s agent is spelled out in a buyer agency agree-ment before you make an offer to purchase property and that you carefully read and understand the compensation provision.
Dual AgentYou may permit an agent or firm to represent you and the seller at the same time. This “dual agency relationship” is most likely to happen if you become interested in a property listed with your buyer’s agent or the agent’s firm. If this occurs and you have not already agreed to a dual agency relationship in your (written or oral) buyer agency agreement, your buyer’s agent will ask you to amend the buyer agency agreement or sign a separate agreement or document permitting him or her to act as agent for both you and the seller. It may be difficult for a dual agent to advance the interests of both the buyer and seller. Nevertheless, a dual agent must treat buyers and sellers fairly and equally. Although the dual agent owes them the same duties, buyers and sellers can prohibit dual agents from divulging certain confidential information about them to the other party. Some firms also offer a form of dual agency called “designated dual agency” where one agent in the firm represents the seller and another agent represents the buyer. This option (when available) may allow each “designated agent” to more fully represent each party. If you choose the “dual agency” option, remember that since a dual agent’s loyalty is divided between parties with competing interests, it is espe-cially important that you have a clear understanding of what your relationship is with the dual agent and what the agent will be doing for you in the transaction. This can best be accomplished by putting the agreement in writing at the earliest possible time.
Seller’s Agent Working With a BuyerIf the real estate agent or firm that you contact does not offer buyer agency or you do not want them to act as your buyer agent, you can still work with the firm and its agents. However, they will be acting as the seller’s agent (or “subagent”). The agent can still help you find and purchase property and provide many of the same services as a buyer’s agent. The agent must be fair with you and provide you with any “material facts” (such as a leaky roof) about properties. But remember, the agent represents the seller—not you—and therefore must try to obtain for the seller the best possible price and terms for the seller’s property. Further-
more, a seller’s agent is required to give the seller any information about you (even personal, financial or confidential information) that would help the seller in the sale of his or her property. Agents must tell you in writing if they are sell-ers’ agents before you say anything that can help the seller. But until you are sure that an agent is not a seller’s agent, you should avoid saying anything you do not want a seller to know. Sellers’ agents are compensated by the sellers.
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SALES | AUCTIONS | F INANCE | APPRAISALS | MANAGEMENT
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Dedicated to Land and Landowners Since 1946