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    For Sale (33)

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    Land in Blue Valley
    $110,000
    3.54 Acres

    Land in Blue Valley

    3.5+-acre parcel with no restrictions adjoining national forest land.

    Carriage Ln, Highlands, NC 28741
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    Residential Lot in Cullowhee River
    $75,000
    0.22 Acres

    Residential Lot in Cullowhee River

    Gently sloping lot with river access and clubhouse.

    46 Amberleaf Way, Cullowhee, NC 28723
    View details
    Sapphire Valley Land Opportunity
    $229,000
    4.32 Acres

    Sapphire Valley Land Opportunity

    4.32 acre lot in Fernwood at Bald Rock subdivision.

    Sori Ln, Sapphire, NC 28774
    View details
    Ready-to-Build Land with Mountain Views
    $399,000
    1.21 Acres

    Ready-to-Build Land with Mountain Views

    1.21 acre homesite with mountain views in gated community.

    Saratay Fls Dr, Cashiers, NC 28717
    View details
    Land with Whiteside Mountain Views
    $349,900
    1.47 Acres

    Land with Whiteside Mountain Views

    1.47 acre homesite in gated community with waterfall.

    Saratay Fls Dr, Cashiers, NC 28717
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    Highlands, NC Mountain Escape Lot
    $125,000
    0.93 Acres

    Highlands, NC Mountain Escape Lot

    0.93-acre lot near Highlands with community amenities.

    King Gap Rd, Highlands, NC 28741
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    Glenville Land with Mountain Views
    $139,000
    2.24 Acres

    Glenville Land with Mountain Views

    2.24-acre parcel in Big Ridge community near Lake Glenville.

    63/64 64, Glenville, NC 28736
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    Land in Gated Mountain Community
    $45,000
    0.97 Acres

    Land in Gated Mountain Community

    0.97 acre lot with utilities near Cashiers and Highlands.

    Fishing Village Ln, Cullowhee, NC 28723
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    Land in Gated Mountain Community
    $47,000
    1.73 Acres

    Land in Gated Mountain Community

    1.73 acre lot with utilities near Cashiers and Highlands.

    Fishing Village Ln, Cullowhee, NC 28723
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    Sapphire, NC Level Building Lot
    $30,000
    0.55 Acres

    Sapphire, NC Level Building Lot

    0.55-acre corner lot in a prime location, ready for building.

    Peach Ct, Sapphire, NC 28774
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    Land in Cullowhee, North Carolina
    $75,000
    13.07 Acres

    Land in Cullowhee, North Carolina

    13+ acre lot perfect for building a dream home.

    Bearwood Dr, Cullowhee, NC 28723
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    Smoky Mountain Motorcoach Lot
    $379,000
    0.08 Acres

    Smoky Mountain Motorcoach Lot

    Premium motorcoach lot in the Smoky Mountains near Highlands, NC.

    60 Bartram Trail Ln, Scaly Mountain, NC 28775
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    Sapphire, NC Vacant Lot
    Contact for pricing
    0.60 Acres

    Sapphire, NC Vacant Lot

    0.60-acre vacant lot with creek in Holly Forest 11.

    N Buckberry Dr, Sapphire, NC 28774
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    Riverfront Land in Waterdance
    $150,000
    3.88 Acres

    Riverfront Land in Waterdance

    3.88 acres on the Tuckasegee River, a fly fisherman's dream.

    3 Waterdance Dr, Cullowhee, NC 28723
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    Unrestricted Mountain Land with Views
    $4,736,250
    210.50 Acres

    Unrestricted Mountain Land with Views

    210+ acres of unrestricted land with development potential in Tuckasegee, NC.

    2787 Charleys Creek Rd, Tuckasegee, NC 28783
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    Highlands Country Club Vacant Land
    $329,000
    2.06 Acres

    Highlands Country Club Vacant Land

    Vacant lot in Highlands Country Club with stream and view.

    Moorewood Rd, Highlands, NC 28741
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    Land in Cullasaja Club
    $95,000
    1.30 Acres

    Land in Cullasaja Club

    Homesite with mountain views and optional club membership.

    Crescent Trl, Highlands, NC 28741
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    Highlands, NC 5.09 Acre Lot
    $89,000
    5.09 Acres

    Highlands, NC 5.09 Acre Lot

    5.09 acre lot in gated Highlands Gate Estates.

    4 Highlands Gate Dr, Highlands, NC 28741
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    Glenville Land with Natural Waterfall
    $165,000
    2.47 Acres

    Glenville Land with Natural Waterfall

    Secluded 2.47-acre lot with waterfall near Cashiers crossroads.

    7 Wandering Ridge Rd, Glenville, NC 28736
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    Land with Mountain, Lake Views
    $1,999,000
    8.48 Acres

    Land with Mountain, Lake Views

    8.48+/- acre property with mountain, lake, and meadow views.

    FE-3 Triple Farm Rd, Cashiers, NC 28717
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    Land with Mountain Views
    $149,000
    1.80 Acres

    Land with Mountain Views

    1.8 acres near Cashiers with mountain views and easy access.

    18 Revised, Cashiers, NC 28717
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    Scaly Mountain Land with Permits
    $105,000
    4.09 Acres

    Scaly Mountain Land with Permits

    4.09-acre lot with permits ready for building.

    Thomas Knob Est Rd, Scaly Mountain, NC 28775
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    Saratay Falls Estate Lot
    $569,000
    1.09 Acres

    Saratay Falls Estate Lot

    1.09-acre homesite in gated Cashiers community with exceptional views.

    11 Nashs Knl, Cashiers, NC 28717
    View details
    Glenville, NC Build-Ready Lot
    $30,000
    1.18 Acres

    Glenville, NC Build-Ready Lot

    1.18-acre lot in amenity-rich community near Lake Glenville.

    Power Line Rd, Glenville, NC 28736
    View details
    Land in Saratay Falls
    $559,900
    2.09 Acres

    Land in Saratay Falls

    2.09 acre land in Cashiers, NC, with custom home potential.

    Saratay Fls Dr, Cashiers, NC 28717
    View details
    Serene Highlands Land Opportunity
    $250,000
    4.23 Acres

    Serene Highlands Land Opportunity

    4.23 acres in Horse Cove, near Highlands and Cashiers.

    5090 &Tract 2, Highlands, NC 28741
    View details
    Sapphire Valley Land Homesite Opportunity
    Contact for pricing
    0.65 Acres

    Sapphire Valley Land Homesite Opportunity

    Serene homesite with creek access and community amenities.

    Alder Ct, Sapphire, NC 28774
    View details
    Land in Nantahala National Forest
    $198,000
    0.20 Acres

    Land in Nantahala National Forest

    Land walkable to village center, near waterfalls and hiking.

    Edward Fowler Rd, Cashiers, NC 28717
    View details
    Unrestricted Land Near Forest Service
    $69,000
    0.49 Acres

    Unrestricted Land Near Forest Service

    Unrestricted 0.49-acre land near US Forest Service land.

    211 Hidden Hollow Ln, Otto, NC 28763
    View details
    Scaly Mountain Homesite with Sunset Views
    $199,000
    3.96 Acres

    Scaly Mountain Homesite with Sunset Views

    3.96-acre homesite with well, driveway, and expired septic permit.

    Eastside Duck Mtn Rd, Scaly Mountain, NC 28775
    View details
    Cashiers Land with Mountain Views
    $450,000
    0.77 Acres

    Cashiers Land with Mountain Views

    Premier lot in gated community with paid utility tap-ins.

    Norton Rdg, Cashiers, NC 28717
    View details
    Sapphire Valley Estate Property
    $119,000
    5.85 Acres

    Sapphire Valley Estate Property

    5.85 acre estate property in Sapphire Ridge.

    Orch Way, Sapphire, NC 28774
    View details
    Sapphire, NC Riverfront Land
    $299,000
    2.03 Acres

    Sapphire, NC Riverfront Land

    2.03 acre riverfront lot in Burlingame community.

    Heritage Dr, Sapphire, NC 28774
    View details

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    Meadows Mountain Realty
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Meadows Mountain Realty
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