Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Mountain View Homesite in Cullowhee Title is generated by Realmo AI

    120 Nips Way lot 6, Cullowhee, NC 28723

    View on Map
    Claim this Listing
    For Sale
    $99,000

    LAND - Cullowhee, NC

    Lot size:
    2.94 Acres
    Added:
    May 23, 2026
    Days on Market:
    8
    Last Refresh:
    May 30 at 3:06 am

    Property Features for 120 Nips Way lot 6

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    7544-65-4687
    Lot size
    2.94 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Description
    TR 6 PINE CK EST
    Tax Annual Amount
    187

    Utilities

    Sewer type
    Septic Tank
    Water source
    Well

    We can help!

    Listing Contact
    Al Stoneham
    Al Stoneham

    Listing agent Al Stoneham License #321459

    Listing office Howard Hanna Allen Tate - Wildcat Cliffs 5121 Cashiers Road, Highlands, NC

    Listing date May 23, 2026

    MLS# 1003345 Listing URL

    Copyright © 2026 Highlands Cashiers 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.

    HighLights

    • Ready‑to‑build homesite with cleared area and existing septic tank, saving time and expense.
    • Enjoy exceptional mountain views and excellent privacy on this 2.94‑acre lot.
    • Conveniently located minutes from Glenville, Cullowhee, and Cashiers.
    • Close proximity to dining, shopping, lakes, hiking, and outdoor recreation.
    • Ideal for a full‑time residence, vacation getaway, or investment property.
    • Surrounded by nature and mature mountain landscape.

    Overview

    This 2.94-acre homesite offers mountain views, privacy, and convenience in Western North Carolina. Located minutes from Glenville, Cullowhee, and Cashiers, the property is near dining, shopping, lakes, hiking, and outdoor recreation. The property is prepared for building with a cleared homesite, existing septic tank, and shared well. The lot is surrounded by nature and mature mountain landscape, offering privacy and year-round views. This ready-to-build parcel combines natural beauty, convenience, and infrastructure. It is suited for a full-time residence, vacation getaway, or investment property.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Discount Store Catering Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Cullowhee
    County
    Jackson
    State
    North Carolina
    Longitude
    -83.195961
    Latitude
    35.176741

    Nearby Similar for Sale

    • $898,500
      7,500 SF

      Established Business Opportunity in Cullowhee

      Successful business for sale with diverse retail and outdoor potential.
      7987 Highway 107 S, Cullowhee, NC 28723
      View Details
    • $2,349,000
      10,649 SF

      Multifamily Property Near WCU Campus

      Student apartment complex near Western Carolina University with development potential.
      44 & 54 Legacy Lane, Cullowhee, NC 28723
      View Details
    • $699,000

      Mountaintop Land with Panoramic Views

      4.78-acre mountaintop sanctuary with year-round panoramic views.
      752 Shepherds Gap Road lot: 28, Cullowhee, NC 28723
      View Details
    • $24,900

      Homesite in Cullowhee, NC

      0.94 acre homesite with utilities access in mountain community.
      Wolf Knob Road lot: #4, Cullowhee, NC 28723
      View Details
    • $799,000
      1,600 SF

      Cullowhee Mixed-Use Investment Opportunity

      Mixed-use property with residential and commercial spaces near WCU.
      3074 Old Cullowhee Rd, Cullowhee, NC 28723
      View Details
    • $85,000

      Wooded Golf Course View Lot

      0.84-acre wooded lot with golf course and mountain view potential.
      Lt 11 Trillium Ridge lot: 11, Cullowhee, NC 28723
      View Details
    • $110,000

      Land with Lake Glenville Views

      Build your dream home with spectacular lake and mountain views.
      20 Bright Mountain Road lot: 20, Cullowhee, NC 28723
      View Details
    • $175,000

      Large Flat Lot in Cullowhee

      Buildable 0.82-acre lot near golf and fitness center.
      16 Trillium Ridge Road lot: 16, Cullowhee, NC 28723
      View Details
    • $9,925

      Land in Gated Community

      1.17-acre lot in Blue Ridge Mountains near Lake Glenville.
      S Cliff Rd lot: 16, Cullowhee, NC 28723
      View Details
    • $11,550

      Land in Gated Community

      1.17-acre lot in the Blue Ridge Mountains.
      S Cliff Rd lot: 7, Cullowhee, NC 28723
      View Details
    • $14,950

      Land in Gated Community

      1.08-acre lot in Cedar Cliff, near Lake Glenville.
      S Cliff Rd lot: 10, Cullowhee, NC 28723
      View Details
    • $9,925

      Residential Land in Gated Community

      1.02-acre lot in Blue Ridge Mountains near Lake Glenville.
      E Cliff Rd lot: 35, Cullowhee, NC 28723
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - 2.94-acre homesite with mountain views, ready to build.
    Where is this residential land & home lot located?
    The property is located at 120 Nips Way lot 6 Cullowhee, 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: Ready‑to‑build homesite with cleared area and existing septic tank, saving time and expense.; Enjoy exceptional mountain views and excellent privacy on this 2.94‑acre lot.; Conveniently located minutes from Glenville, Cullowhee, and Cashiers.
    (828) 332-9767
    We can help!
    Listing Contact
    Al Stoneham
    Al Stoneham
    Real Estate License ID: 321459
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    120 Nips Way lot: 6, Cullowhee, NC 28723
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!