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    306 Bear Branch Rd Roan Mountain, TN 37687

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    Claim this Listing
    Pending
    $695,000

    LAND - Roan Mountain, TN

    Lot size:
    53.16 Acres
    Added:
    Mar 31, 2025
    Days on Market:
    403
    Last Refresh:
    May 7 at 7:06 pm

    Property Features for 306 Bear Branch Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    R
    Standard status
    Pending
    APN
    101 056.00
    Lot size
    53.16 Acres

    Taxes and HOA fees

    Tax Annual Amount
    970

    Utilities

    Utilities
    Electricity Available
    Sewer type
    Septic Tank
    Water source
    Well

    Building Details

    Additional Structures
    Outbuilding

    We can help!

    Listing Contact
    Ronald Barrett

    Listing agent Ronald Barrett License #340608

    Listing office KW Johnson City 3009 Greenline Road, Johnson City, TN

    Listing date Mar 31, 2025

    MLS# 9978075 Listing URL

    Copyright © 2026 Tennessee Virginia Regional Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Borders Cherokee National Forest and Appalachian Trail, offering direct access to nature and recreation.
    • Close proximity to Beech Mountain and Sugar Mountain Ski Resorts, and Roan Mountain State Park.
    • Enjoy the 54‑acre property with multiple ideal building sites, two ponds, and mountain views.
    • Low property taxes and no state income tax due to location near the NC/TN line.
    • Includes a rustic mountain home with a wraparound porch overlooking a pond.
    • Additional amenities include a six‑person sauna, guest quarters, two barns, and a storage building.

    Overview

    54 Acres Near Ski Resorts

    This 54-acre plot of land is positioned close to local attractions, bordering the Cherokee National Forest and the Appalachian Trail. It is also less than ten miles from Beech Mountain Ski Resort and Sugar Mountain Ski Resort, and close to Roan Mountain State Park. Located approximately one mile from the North Carolina/Tennessee line, the property benefits from low property taxes and no state income tax. The land features multiple ideal building sites, two ponds, and mountain views. A rustic mountain home overlooks a pond, featuring a wraparound porch. The home is mostly one level, with a loft bedroom. The property also includes a six-person sauna, guest quarters, two barns, and a storage building. Areas of the property could be selectively timbered for additional income. The property is suitable as a second home, or for living in the existing home while building a new home. Wildlife in the area includes bears, deer, bobcats, foxes, hummingbirds, and bald eagles. The home is being sold 'As Is'.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Land

    Suggested Use

    Dental Office Food Market Bar & Pub Farmer's Market Parking Lot & Garage

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

    Location Insight

    • Map
    • Local Demand
    City
    Roan Mountain
    County
    Carter
    State
    Tennessee
    Longitude
    -81.99938
    Latitude
    36.179672

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    FAQs

    What type of property is this?
    Land - Land with mountain views, ponds, and rustic home.
    Where is this land located?
    The property is located at 306 Bear Branch Rd Roan Mountain, TN.
    What is the asking price?
    The asking price for this property is $695,000.
    What are key features of this property?
    This property features: Borders Cherokee National Forest and Appalachian Trail, offering direct access to nature and recreation.; Close proximity to Beech Mountain and Sugar Mountain Ski Resorts, and Roan Mountain State Park.; Enjoy the **54‑acre property with multiple ideal building sites, two ponds, and mountain views.**
    (423) 483-6095
    We can help!
    Listing Contact
    Ronald Barrett
    Real Estate License ID: 340608
    Learn More
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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.

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