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    1526 Highway 255 N Sautee Nacoochee, GA 30571

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    Claim this Listing
    For Sale
    $1,695,000

    COMMERCIAL - Sautee Nacoochee, GA

    Property size:
    4,364 SF
    Lot size:
    26.87 Acres
    Price / SF:
    $388/SF
    Added:
    Jan 22, 2026
    Days on Market:
    101
    Last Refresh:
    May 3 at 12:06 am

    Property Features for 1526 Highway 255 N

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Agr
    Parking
    20
    Parking features
    Parking Lot
    Interior features
    High Ceilings 10 or Greater, Living Space Available, Restrooms
    Fencing
    Barbed Wire
    Standard status
    Active
    APN
    070 347
    Size
    4,364 SF
    Lot size
    26.87 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    4486

    Utilities

    Utilities
    Cable Available
    Sewer type
    Septic Tank
    Heating system
    Propane (Heating)
    Cooling system
    Central Air
    Water source
    Well
    Water front features
    Stream, River Front

    Building Details

    Year built
    1837
    Floors in Building
    2
    Flooring type
    Tile, Hardwood
    Building materials
    Wood Siding
    Additional Structures
    Outbuilding

    We can help!

    Listing Contact
    Colin Sawyer
    Colin Sawyer

    Listing agent Colin Sawyer License #394029

    Listing office Atlanta Fine Homes Sotheby's International 8000 Avalon Boulevard Suite 800, Atlanta, GA

    Listing date Jan 22, 2026

    MLS# 7708502

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

    Overview

    Historic Bed and Breakfast Venue

    This historic bed and breakfast is situated on 26.87 acres in Sautee Nacoochee, Georgia, offering mountain views. The 4,364 square feet property is suitable for an inn, events, weddings, or a family retreat. Constructed with peg and post, the home features a warm atmosphere. The commercial kitchen is equipped for large gatherings and hospitality operations, making it ideal for continuing as a bed and breakfast or hosting events like weddings, reunions, and retreats. The property includes a wraparound rocking porch with views of pastures, Chickamauga Creek, and vegetable gardens. An attached caretaker apartment offers private living quarters. The property is zoned Agr. It is suitable to operate as an inn or event venue, create a wedding destination, or a family farm.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Bed & breakfasts

    Suggested Use

    Restaurant Gym & Fitness Center Bed & Breakfast Restaurant

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

    Similar Places Nearby

    • The Stovall House Inn & Events — 1526 GA-255, Sautee Nacoochee, GA 30571

    Location Insight

    • Map
    • Local Demand
    City
    Sautee Nacoochee
    County
    White
    State
    Georgia
    Longitude
    -83.662523
    Latitude
    34.70294

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    FAQs

    What type of property is this?
    Bed & breakfast - 26.87-acre property ideal for inn, events, weddings, or retreat.
    Where is this bed & breakfast located?
    The property is located at 1526 Highway 255 N Sautee Nacoochee, GA.
    What is the asking price?
    The asking price for this property is $1,695,000.
    What are key features of this property?
    This property features: 26.87 acres of land with **360‑degree mountain views**, suitable for various purposes.; **Historic bed and breakfast** with established potential as an inn, event venue, or wedding destination.; 4,364 sq ft of living space with a mix of historic charm and modern amenities, including a commercial kitchen.
    (404) 237-5000
    We can help!
    Listing Contact
    Colin Sawyer
    Colin Sawyer
    Real Estate License ID: 394029
    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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    1526 Highway 255 N, Sautee Nacoochee, GA 30571

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