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    The Largest CRE Database in the US with Over 1 Million Listings

    1019 Hardscrabble Rd Mineral Bluff, GA 30559

    Sponsored
    For Sale
    $10,990,000

    Commercial - Mineral Bluff, GA

    Property size:
    19,000 SF
    Lot size:
    119.00 Acres
    Days on Market:
    120
    Last Refresh:
    Feb 1 at 8:06 pm

    Property Features for 1019 Hardscrabble Rd

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Security features
    Security System
    Zoning
    RURAL
    APN
    0029 076
    Parking
    100
    Parking features
    Paved or Surfaced
    Interior features
    Handicap Facilities, Gas, Ceiling Fan(s), Sprinkler System, Clear Span, Security System, Living Quarters, Private Restrooms, Sheetrock, Wood
    Exterior features
    Equestrian, Gated, Pavilion
    Fencing
    Gate
    Accessibility
    Accessible Approach with Ramp
    Size
    19,000 SF
    Lot size
    119.00 Acres

    Utilities

    Heating system
    Central, Propane (Heating)
    Cooling system
    Central Air, Electric

    Building Details

    Year built
    2024
    Floors in Building
    2
    Building materials
    Frame
    Roof type
    Metal
    Architectural style
    Other

    We can help!

    Listing Contact
    Gary Mills

    Harry Norman REALTORS - Woodstock (678) 983-4184

    Listing agent Gary Mills (770) 977-9500

    Listing date Oct 5, 2025

    MLS# 413028 Listing URL

    Copyright © 2026 Northeast Georgia Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Turn-Key Event Venue on 119 Acres

    This unique property, located in Mineral Bluff, GA, comprises three parcels totaling 119 acres of rolling pasture and wooded land bordered by mountain creeks. Completed in 2024, the ranch facilities are built to high construction standards and are in superb condition. The structures feature a contemporary farm/ranch design using high-quality materials, nicely landscaped grounds, and a thoughtful layout. The property includes an 8,100 square foot timber frame event facility with event space on two levels, a mezzanine, 2,300 square feet of covered porches, a commercial kitchen, and living suites. There is also a 2,000 square foot Activity Barn, a two-story rustic farmhouse with board and batten siding, a main-level event/meeting space, second-level living and sleeping quarters, and storage and hay sheds. The property also features an 8,000 square foot metal storage Maintenance Building with an office, kitchen, locker room facilities, event equipment storage, laundry facilities, four oversize rollup doors for ranch equipment storage, covered feed storage, and a large concrete pad surrounding the building for work vehicles and equipment access and parking. An outdoor 1,200 square foot timber frame activity pavilion on a stone deck includes a fireplace and two restrooms. The 2,000 square foot Cattle Barn currently accommodates a small herd of Scottish Highland cattle and could be used as horse stables. A 1,500 square foot timber frame Chapel is stored and ready to be assembled. This luxury event venue has potential for development as a mountain cabin community, winery, corporate retreat, or a working ranch. All furniture, fixtures, and equipment (FF&E) for hosting 350-person weddings and events make this a turn-key opportunity.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    The Burkhalter Ranch Ranch

    Suggested Use

    Restaurant Hotel & Motel HVAC Service Discount Store Bed & Breakfast Breakfast

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Mineral Bluff
    County
    Fannin
    State
    Georgia
    Longitude
    -84.2758584
    Latitude
    34.9383887

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    FAQs

    What type of property is this?
    Wedding venue - Luxury event venue with ranch facilities and development potential.
    Where is this wedding venue located?
    The property is located at 1019 Hardscrabble Rd Mineral Bluff, GA.
    What is the asking price?
    The asking price for this property is $10,990,000.
    What are key features of this property?
    This property features: - Turn-key luxury event venue with FF&E for hosting 350-person events.; - 119 +/- acres of rolling pasture and wooded land surrounded by mountain creeks.; - Newly constructed (2024) facilities built to the highest standards.
    (404) 229-9998
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    Mineral Bluff, GA 30559
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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
    1019 Hardscrabble Rd Mineral Bluff, GA 30559
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    We can help!
    Listing Contact
    Gary Mills
    (404) 229-9998
    Learn more
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