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

    2281 Balltown Rd Bryson City, NC 28713

    Sponsored
    For Sale
    $390,000

    Ranch/Single,Farm House,Cottage,Current Rental - Bryson City, NC

    Type:Farm
    Property size:
    2,767 SF
    Lot size:
    0.79 Acres
    Days on Market:
    8
    Last Refresh:
    Feb 25 at 4:06 pm

    Property Features for 2281 Balltown Rd

    General Information

    Property type
    Residential
    Property subtype
    Farm
    Standard status
    Active
    Security features
    Security System
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5, Kitchen, Laundry, Living Room
    Bedrooms
    5
    Bathrooms
    3
    APN
    666404631076
    Parking
    4
    Parking features
    Carport, Garage, Garage - Detached
    Patio and Porch features
    Porch, Deck
    Interior features
    Breakfast Bar, Ceiling Fans, Cell Service Available, Ceramic Tile Bath, Handicapped Accessible, In-law Quarters, Island, Kitchen/Dining Room, Kitchen/FR Combo, Main Level Living, Primary on Main Level, New Kitchen, Security System, Smoke Detectors, Window Treatments, Workshop
    Exterior features
    Apartment Studio, Deck, Fenced Yard, Generator, Handicapped Accessible, Limited Parking, Outbuilding/Workshop, Porch, Screened Porch/Deck, Storage Building/Shed
    Fencing
    Fenced
    Fireplace
    1
    Accessibility
    Accessible Approach with Ramp
    Appliances
    Dishwasher, Range, Refrigerator, Washer
    Size
    2,767 SF
    Lot size
    0.79 Acres

    Utilities

    Heating system
    Fireplace(s)
    Cooling system
    Multi Units, Whole House Fan, Window Unit(s)

    Building Details

    Year built
    1963
    Flooring type
    Hardwood
    Building materials
    Brick, Vinyl Siding
    Roof type
    Metal
    Architectural style
    Cottage
    Additional Structures
    Outbuilding, Packing Shed, Shed(s), Storage, Workshop

    We can help!

    Listing Contact
    Elizabeth L. Wilmot

    THE REDBIRD REALTY COMPANY (828) 736-1811

    Listing agent Elizabeth L. Wilmot (828) 736-1811

    Listing date Feb 18, 2026

    MLS# 26042879 Listing URL

    Copyright © 2026 Carolina Smokies Association 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

    Mountain Home with Guest House

    This mountain home features 3 bedrooms and 2 bathrooms, offering easy one-level living and abundant storage. The open-concept kitchen includes a center island bar with stove, new appliances, and upgraded wood cabinetry. New insulated windows with custom shutters provide natural light, while two electric fireplaces add warmth and farmhouse charm. A spacious 2-bedroom, 1-bath guest house, built in 2005 and fully furnished, offers space for visiting family or potential rental income. The property includes an oversized double garage with covered carport next to the main home, plus a second garage/workshop in the backyard. The fenced front yard is flat and suitable for gardening, complete with a greenhouse. The terraced backyard features decking and stairs. A screened-in back porch has a vaulted ceiling and mountain views. The home is wired for generator use and an ADT security system with cameras and TV monitor. The property is located in Bryson City, NC, and has paved access. The lot size is 0.794 acres, and the property size is 2767 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Single family properties

    Suggested Use

    Restaurant Real Estate Agency Hotel & Motel Travel Agency Bed & Breakfast Restaurant

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

    Location Insight

    • Map
    • Local Demand
    City
    Bryson City
    County
    Swain
    State
    North Carolina
    Longitude
    -83.4793591
    Latitude
    35.4340894

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    FAQs

    What type of property is this?
    Single family property - Charming mountain home with guest house and outdoor living.
    Where is this single family property located?
    The property is located at 2281 Balltown Rd Bryson City, NC.
    What is the asking price?
    The asking price for this property is $390,000.
    What are key features of this property?
    This property features: - Priced $50k below new appraisal.; - Includes a **fully furnished, 2-bedroom, 1-bath guest house** (built in 2005) suitable for family or rental income.; - **Exceptional outdoor living space with screened-in back porch** featuring vaulted ceiling and mountain views.
    (828) 736-1811
    Request Owner's contact information
    2281 Balltown Rd Bryson City, NC 28713
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    Bryson City, NC 28713
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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
    2281 Balltown Rd Bryson City, NC 28713
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    We can help!
    Listing Contact
    Elizabeth L. Wilmot
    (828) 736-1811
    Learn more
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