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    Sugar Mountain Estate Lot Title is generated by Realmo AI

    38 Sugar Tree, Sugar Mountain, NC 28604

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    Claim this Listing
    For Sale
    $99,000

    LAND - Sugar Mountain, NC

    Lot size:
    0.79 Acres
    Added:
    Apr 21, 2026
    Days on Market:
    41
    Last Refresh:
    May 31 at 5:06 pm

    Property Features for 38 Sugar Tree

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Lot size
    0.79 Acres

    We can help!

    Listing Contact
    Gina Ross

    Listing agent Gina Ross License #365112

    Listing office Keller Williams High Country 774 E King Street STE A, Boone, NC

    Listing date Apr 21, 2026

    MLS# 261339 Listing URL

    Copyright © 2026 High Country 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.

    HighLights

    • Expansive 3/4 acre lot offering breathtaking 360‑degree views during fall and winter.
    • Nestled on a quiet cul‑de‑sac in an established neighborhood of fine homes.
    • Utilities (water, electric, fiber optic) are readily available at the road.
    • Expired septic permit confirms favorable soil analysis.
    • Gentle sloping topography ideal for a grand facade and convenient rear‑entry garage.
    • Enjoy freedom with no HOA or architectural review process.

    Overview

    This 0.79-acre estate lot is located in the heart of Sugar Mountain, North Carolina, at an elevation of 4,400 feet. Situated at the top of a gentle knob on one of the best-situated streets, the lot offers 360-degree views during the fall and winter months. The topography slopes gently and evenly from a roadside elevation of 440 feet. The neighborhood features dark black paved roads that wind through a cozy area of fine homes. The lot is located at the end of a quiet cul-de-sac. The land has been perc tested and has an expired septic permit for a 3-bedroom home, indicating good soil analysis, though re-application will be required. There are no deed restrictions, and no HOA or architectural review process is required; however, the Town of Sugar Mountain requires a zoning review to ensure compliance with zoning. Structural review will be required through the Avery County Building Department. The height restriction is 35 feet from the highest point of soil contact with the home. The slight downward slope offers the opportunity for a grand facade and possibly a rear-entry garage configuration. A Carolina Water meter is at the road, as is the provision of electrical and fiber optic services.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Restaurant Real Estate Agency Dental Office Building Supply Spa & Massage Center Hair Salon Big Box & Wholesale Store Nail Salon Auto Parts Store Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Sugar Mountain
    County
    Avery
    State
    North Carolina
    Longitude
    -81.86554
    Latitude
    36.134445

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    FAQs

    What type of property is this?
    Residential land & home lot - Generous lot with 360 degree views in Sugar Mountain.
    Where is this residential land & home lot located?
    The property is located at 38 Sugar Tree Sugar Mountain, NC.
    What is the asking price?
    The asking price for this property is $99,000.
    What are key features of this property?
    This property features: Expansive 3/4 acre lot offering breathtaking 360‑degree views during fall and winter.; Nestled on a quiet cul‑de‑sac in an established neighborhood of fine homes.; Utilities (water, electric, fiber optic) are readily available at the road.
    (404) 277-3545
    We can help!
    Listing Contact
    Gina Ross
    Real Estate License ID: 365112
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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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