Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Sylva Land with Waterfall Title is generated by Realmo AI

    Buff Creek Road, Sylva, NC 28779

    View on Map
    Claim this Listing
    Pending
    $999,900

    LAND - Sylva, NC

    Lot size:
    169.98 Acres
    Added:
    Jan 21, 2026
    Days on Market:
    116
    Last Refresh:
    May 17 at 3:06 pm

    Property Features for Buff Creek Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Vegetation
    Heavily Wooded
    Standard status
    Pending
    APN
    Multiple See "Addendum A"
    Lot size
    169.98 Acres

    Taxes and HOA fees

    Tax Annual Amount
    3834

    Utilities

    Water front features
    Stream, Creek

    We can help!

    Listing Contact
    Jeff Norwood

    Listing agent Jeff Norwood License #208172

    Listing office Mossy Oak Properties Carolina Timber and Realty 560 W Main Street, Whittier, NC

    Listing date Jan 21, 2026

    MLS# 26030256 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.

    HighLights

    • 169+\/- acres bordering U.S. Forest Service land.
    • Enjoy over 1 mile of cascading creek with waterfall potential.
    • Multiple home sites offer long‑range views or creek frontage.
    • Existing gravel road infrastructure throughout a good portion of the property.
    • 15 surveyed and grandfathered parcels, offering subdivision potential.
    • Potential for a Conservation Easement bordering the Blue Ridge Parkway.

    Overview

    This 169+/- acre property is located minutes from Sylva, NC. A cascading creek spans the length of the property for over 1 mile, with a good portion running through the center. Gravel roads provide infrastructure throughout a good portion of the tract. The property offers potential home sites with long range views or creek frontage, including the possibility of building beside a waterfall. Bordered by thousands of acres of State and Federal Land, this property is suitable for a private estate or subdivision into several homesites. There are 15 parcels already surveyed and grandfathered with the County, with the possibility for several more. The buyer could consolidate these back to 1 parcel, or retain them for future lots to sell. The property also presents an opportunity for a Conservation Easement as it borders the Blue Ridge Parkway.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Map

    City
    Sylva
    County
    Jackson
    State
    North Carolina
    Longitude
    -83.159754
    Latitude
    35.405829

    Nearby Similar for Sale

    • $899,000
      1,121 SF

      Sylva Commercial Property For Sale

      Commercial property in Sylva, NC, suitable for office, retail, restaurant.
      307 E Main Street, Sylva, NC 28779
      View Details
    • $390,000
      1,020 SF

      Versatile Commercial Property on Skyland Drive

      Move-in ready building suitable for retail, office, or daycare.
      286 Skyland Drive, Sylva, NC 28779
      View Details
    • $695,000
      6,900 SF

      Commercial Building in Sylva, NC

      Large commercial building suitable for retail or automotive use.
      478 Asheville Highway, Sylva, NC 28779
      View Details
    • $600,000

      Commercial Land in Sylva, NC

      Almost 8 acres of commercial property zoned General Business.
      Grindstaff Cove Road, Sylva, NC 28779
      View Details
    • $1,650,000
      13,000 SF

      Downtown Sylva Commercial Opportunity

      Versatile 13,000 sq.ft. building with parking and creek frontage.
      456 W Main Street, Sylva, NC 28789
      View Details
    • $400,000

      Land with Road Frontage

      2.58 acres with road frontage and city utilities.
      Connor Rd, Sylva, NC 28779
      View Details
    • $1,250,000
      11,000 SF

      West Main Street Commercial Buildings

      Two buildings with retail, office spaces, and business opportunities.
      562 W Main Street, Sylva, NC 28779
      View Details
    • $675,000
      6,262 SF

      Sylva Mixed-Use Investment Opportunity

      Fully leased mixed-use property in downtown Sylva with income potential.
      439 W Main St, Sylva, NC 28779
      View Details
    • $895,000

      Riverfront Property in Sylva, NC

      1.67-acre property with 400 feet of Tuckaseegee River frontage.
      522 N River Road, Sylva, NC 28779
      View Details
    • $300,000

      Downtown Sylva Infill Lot

      Commercial lot in downtown Sylva with dual access.
      Municipal Dr, Sylva, NC 28779
      View Details
    • $895,000
      1,008 SF

      Riverside Commercial Property in Sylva

      Commercial property with over 400 feet of river frontage.
      522 N River Road, Sylva, NC 28779
      View Details
    • $29,900

      Mountain View Land For Sale

      1.15 acre lot with mountain views near Sylva, NC.
      247 Red Hawk Blf lot: 22A, Sylva, NC 28779
      View Details

    FAQs

    What type of property is this?
    Land - 169+/- acres with waterfall bordering U.S. Forest Service.
    Where is this land located?
    The property is located at Buff Creek Road Sylva, NC.
    What is the asking price?
    The asking price for this property is $999,900.
    What are key features of this property?
    This property features: 169+\/- acres bordering U.S. Forest Service land.; Enjoy over 1 mile of cascading creek with waterfall potential.; Multiple home sites offer long‑range views or creek frontage.
    (828) 788-1313
    We can help!
    Listing Contact
    Jeff Norwood
    Real Estate License ID: 208172
    Learn More
    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
    Buff Creek Road, Sylva, NC 28779
    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!