2026 HIGH COUNTRY
REAL ESTATE GUIDE
Mountain Times PUBLICATIONS
What’s Inside:
Market update, frequently asked questions, safety tips, and more.
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2026-27 • 3
Four key questions to ask when
buying a home Whether it’s your first time buying a home or not, buying a new home can be stressful.
rely on private wells and on-site septic systems. This can be a big adjustment for those coming from city water and affects a home’s ongoing maintenance checklist. BY LORELEI ROBERTS While touring a home, ask whether the house relies on septic, well, or city lot of information will be systems for water. thrown at you, and it can feel If a home is on well water, have the like a word problem you need water tested to ensure the well is not to solve. One thing you won’t be short contaminated, and ask whether the of is questions, so much so that you may forget a thing or two when touring location makes the well susceptible to contamination. a home and beginning the buying Ask what type of pump is used, process. whether it is working properly, Why would I need whether it has an alarm to indicate a mortgage insurance? malfunction, and how often it needs Most loans require some form maintenance. It is recommended that of mortgage insurance when the the well be serviced every year, and it buyer puts less than 20% down. On can cost $150 to $900 for an inspection a conventional loan, that’s private or other maintenance. mortgage insurance (PMI), which is For homes with septic systems, ask required when the down payment is when the system was built and when less than 20% of the purchase price. it was last serviced. A septic system FHA loans carry their own mortgage needs to be pumped every 3-12 years, insurance premium (MIP), and USDA depending on how many people are in loans charge guarantee fees instead. the household and how many gallons Lenders require the coverage because the septic tank holds, so ask when it a smaller down payment makes you was last pumped. a higher-risk borrower. It protects the Pumping prevents pipe backups and lender, not you, but it allows you to can cost between $300 and $600, but buy your home sooner. replacing the whole system can cost PMI rates are based on credit scores between $10,000 and $25,000. and the down payment amount, and What am I paying closing the cost is typically included in your costs for? monthly mortgage payment. Closing costs include title service Why are many High fees, which cover title searches, title Country homes on well insurance policy premiums, and other title company costs. The cost can and septic systems? run about 3 to 5% of the property’s According to The Guide by Your Side, many homes in the High Country total cost, along with fees charged by
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PHOTO BY LORELEI ROBERTS
There are several questions you should ask when buying a home that is for sale. the assessor and the lender for the appraisal. Both buyers and sellers have closing costs to cover, but buyers’ are usually more complicated. The buyer’s closing costs typically include the down payment, appraisal, bank fees, multiple inspections, attorney fees, homeowners’ insurance, title insurance, prorated taxes, prorated POA/HOA dues, and more.
What contingencies do I add to the offer? North Carolina uses a due diligence period, which removes grey areas and gives homebuyers a chance to inspect the property and safely walk away or renegotiate before buying. You can negotiate the price, due diligence fee, the earnest money, due diligence date and settlement date.
The due diligence fee is paid directly to the seller and compensates them for taking the property off the market. It is generally non-refundable. Earnest money is held in escrow. Buyers can terminate for any reason during the due diligence period and get their earnest money back, though the seller keeps the due diligence fee. After the period ends, buyers who back out risk losing both. Both amounts are credited toward the purchase price at closing. Buyers can walk away at any point and will not be refunded the fees. Sellers cannot terminate the contract, even if someone offers more money. This gives you time to complete an inspection, get quotes, and line up your financing. When buying a home, talk with your real estate agent about these questions and anything else you should ask.
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HIGH COUNTRY REAL ESTATE
market overview BY GEORGIA DIXON
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endy Sloan, an agent with Howard Hanna/Allen Tate Real Estate, received her license in 2005, right before the recession hit. “But that was good for me because that made me dig hard,” Sloan said. “To work hard to get where I am today. I have been very blessed. It gave me a good work ethic for the business.” “Howard Hanna Real Estate is the nation’s largest family-owned independent brokerage,” Sloan said. “Howard Hanna Allen Tate is known for genuine care, elevated service and a level of class that sets the standard.” Sloan works in both the High Country and triad real estate markets. She said the High Country real estate market is currently balanced. The High Country real estate market is seasonal — summer and fall are busy, and the winter months are slower. “The next quarter should be fairly busy for us with the fall season,” Sloan said. “We forecast the market will remain balanced and healthy,” Sloan said. She said mortgage rates fluctuate day by day; the last she checked, they were at 7%. “That is the first time in over a year that it’s been at 7%,” Sloan said. The median home price is $458,000, down 1.9% from last year, Sloan said. The average price is $617,000, which is up 0.1%. “So it’s flat,” Sloan said. In June, there were 1,690 for sale signs posted for residential singlefamily homes. “That was up 48% from the first of the year. And it’s up 22%
WENDY SLOAN from the first quarter to the second quarter,” Sloan said. “Pretty amazing.” Homes for sale are spending an average of 100 days on the market and 106 active days, Sloan said. An increased inventory of properties means more options are available to buyers and sellers. “We are back to what we would call the standard market right now,” Sloan said. The High Country region attracts a large portion of cash buyers, Sloan said. “Who uses equity or stock portfolios for second home purchases — making this segment of the market less dependent on mortgage rates,” Sloan said. “We estimate this accounts for about 40-45% of the market.” Properties in gated communities, with scenic views, adjacent to Appalachian State University and properties available for short-term rental are in high demand, Sloan said. Sloan said short-term rentals are
still available, but there are fewer available options on the market. Location plays a factor in whether a property will receive multiple offers. “Certain price points and neighborhoods have a higher potential for multiple offers. But sellers still need to price the home correctly at market entry,” Sloan said. Sloan said you can add value to your home by ensuring it’s in good condition and move-in ready. It’s important to negotiate repairs. “I think buyers are definitely in tune with pricing right now, and they have the mindset of where they think the pricing should be, and they express that with their offers,” Sloan said. “The market may be balanced, but we are seeing buyers getting more aggressive as they have time and more choices.”
Sloan said sellers need to be realistic about pricing and offering concessions for a quicker sale. Multiple offers are still common. “But only if the house is the right price and in the right condition.” Sloan shared advice for buyers and sellers. She said buyers need to get prequalified first so they have a clear understanding of their target price point. “Once you understand the market, you can move quickly when the right house hits the market,” Sloan said. Negotiating repairs and financing concessions are considered healthy in the current market. “But it is taking a little longer to sell and close in the last couple of years, so as far as things are changing, buyers and sellers are having to be more patient,” Sloan said.
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2026-27 • 7
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What you should know about
property taxes and revaluations As all homeowners know, owning property comes with a long list of responsibilities, including paying property taxes each year. BY NATHAN HAM
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ax rates differ throughout the High Country and can vary based on the town you live in as well. For example, according to the Ashe County Tax Administration Office, tax rates differ in Jefferson, West Jefferson, Laurel Springs, Lansing,
PHOTO COURTESY BLOWING ROCK TOUR OF HOMES
Houses in Blowing Rock, like the one pictured, will have a higher property tax bill than a house in Jefferson.
HIGH COUNTRY REAL ESTATE GUIDE www.mountaintimes.com Creston, Fleetwood, Warrensville, and Pond Mountain. The difference is small, typically just a penny or two. Property tax values are calculated based on the rate per $100 of assessed property value. In Watauga County, Boone and Blowing Rock both have a tax rate of $0.44, while Seven Devils has $0.47 and Beech Mountain has $0.65. County property taxes are one of the largest revenue generators for counties. According to Ashe County Tax Administrator Chris Lambert, Ashe County’s ad valorem tax rate is $.44 per $100 of assessed value. The county’s property tax levy for 2025-26 was $29.45 million, of which the county had collected 99.93%, according to Lambert.
Property tax revaluations coming soon As the end of 2026 is quickly approaching, a pair of High Country counties are already gearing up for their next countywide property tax revaluations. For Watauga County, the next tax revaluation will take place starting in January 2027. Before that, the most recent property tax revaluation occurred in 2022, according to the North Carolina Department of Revenue. Ashe County will also begin its tax revaluation cycle in January 2027, according to Lambert. Ashe County’s previous tax revaluation was in 2023. Lambert previously said the Ashe County Tax Office will reevaluate about 18,000 houses and 39,842 land parcels. Property taxes are based on all land and home sales, and current real estate market pricing does not necessarily affect property values as much as one might think. Lambert said his office examines all sales, noting that pricing fluctuates and one sale doesn’t create a market. “The market can change
anytime,” said Lambert. “We try to be conservative in coming up with values. We have certain guidelines between the state and the Department of Revenue that we have to maintain.” For Avery County, the tax office completed its most recent property tax revaluation this year. Once property tax revaluations are complete, residents can appeal their assessments. Property owners can base their appeals on the assessed value being significantly higher or lower than what is determined to be the fair market value of the property. Appeals can also be based on the value not being “equitably appraised” as compared with other similar properties. According to North Carolina General Statute 105-283, “All property, real and personal, shall as far as practicable be appraised or valued at its true value in money..., the words ‘true value’ shall be interpreted as meaning ‘market value,’ that is, the price estimated in terms of money at which the property would change hands between a willing and financially able buyer and a willing seller, adapted and for which it is capable of being used.”
How to contact your local tax administration office Ashe County Tax Administration 150 Government Circle, Suite 2200 Jefferson, NC 28640 (336) 846-5577 Tax Administrator: Chris Lambert County property tax rate: $0.44 Avery County Tax Administration 200 Montezuma Street Newland, NC 28657 (828) 733-8228 Tax Administrator: Andrea Turbyfill County property tax rate: $0.40 Watauga County Tax Administration 842 W. King Street, Suite 21 Boone, NC 28607 (828) 265-8021 Tax Administrator: Tyler Rash County property tax rate: $0.318
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What to look for when choosing a
real estate agent Choosing a reputable, credible real estate agent is one of the most crucial decisions a buyer or seller can make.
basically three types of agents in North Carolina. “You are either a buyer’s agent (representing a buyer to purchase a property not listed with your firm), a seller’s agent (the listing BY JESSE CAMPBELL agent for the seller), and finally a dual agent,” ealtor Monica Young, of Ashe High Young explained. “For simplicity, I’d focus on a Country Realty - a division of Howard Hanna/ seller or buyer’s agent.” Young said that for a Allen Tate Real Estate listing agent, sellers want said that experience is the someone with attention most important thing she to detail who understands “brings to the table” as an the marketing platforms agent. that maximize your “I have purchased property’s exposure. several homes,” said “You want to discuss Young. “I have also the website of the listing purchased quite a bit company, professionalism of land. I understand of pictures, market first-time buyer loan knowledge, and get a programs, and after good feel for the steps the 35 years in banking, I agent will take when your look for opportunities home is listed,” Young to find down payment explained. assistance programs For a buyer’s agent, or niche loan products. Young said clients should It’s also important for want someone focused an agent to understand on attention to detail, the areas that return a deep understanding the most on investment. of inspections to help You do not want to buy avoid future costs, your first home in a bad location (you will, in most and knowledge of loan instances, eventually need programs to maximize their buying potential. to sell that home). What “That’s even more you see when you see the important for a first-time surroundings at the time of purchase will determine buyer,” Young said. Young also said that whether you gain or lose the most important money.” Young said there are characteristic for almost
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any professional is honesty and whether they can protect the client’s best interests in what can be one of the most important decisions of their life. Sellers and buyers should focus on reputation, through friends and family recommendations, production, and on social media or print advertising. “You can quickly look on Zillow to determine the agents that are movers and shakers,” she said. Young explained that market participants and consumers should seek an agent with open channels of communication. “A person who does not shy away from work- a person who answers his/her phone or communicates well - a person who understands the loan process - a person who can understand and respect the importance of your business,” Young said of the qualities to seek in an agent. Detail-oriented agents can also pay large dividends for clients while avoiding pitfalls. “Inspections matter,” Young said. “The failure to properly identify property lines and find repairs that are needed. I always suggest a septic
inspection. On one system built in the 1970s, the field lines were full. There was no option but to install a new system. Failure to find this would have been a $6 to $9k expense for the buyer.” As a buyer, Young recommends taking the time to meet the home inspector at the home after the inspection so they can help you fully understand the home’s condition. For sellers of large tracts of land, Young said it is important to find an agent who understands property division and county subdivision rules. Young also explained some industry nuance for first-time buyers, including dual agency representation in North Carolina. “This is when I’m selling a buyer a home listed with another agent in my office. The buyer then has the right to request designated dual agency,” Young explained. “Their agent represents them, and the listing agent represents their seller. There is also true dual agency, where you are the listing agent and also the buyer’s agent. In that scenario, you are Monica in the middle. You cannot give either
party an advantage in negotiations, and you advise on inspections as you would any buyer. True dual agency requires absolute honesty and integrity on the part of an agent.” Navigating the real estate industry often comes with a learning curve. “If you want to see a property, it is not always best to just call the listing agent,” said Young. “That agent has a fiduciary
PHOTO SUBMITTED
Realtor Monica Young, of Ashe High Country Realty - a division of Howard Hanna/ Allen Tate Real Estate - said that experience is the most important thing she “brings to the table” as an agent. responsibility to the seller by the fact of the listing. They can act as a dual agent and represent both, but you should explore the value of an agent who represents only you.”
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Home inspections and Mountain-specific issues
Having a home in the mountains comes with several added perks, such as gorgeous views, peace and quiet, and a place to get away from all the traffic of city life.
inspection, thermal imaging, and water testing, cost extra. Here are a few of the common inspection issues that can come with buying a house in the mountains and nearby areas.
Drainage and Slope Erosion
primarily rely on private wells (requiring bacteria and mineral testing) and septic tanks, rather than town utilities.
Roof and Elevation Wear According to Caroline McGuire with High Country Realtor, heavy snow loads and ice, along with highelevation exposure, accelerate shingle and flashing wear on roofs. “These issues don’t automatically mean a home won’t sell. However, they can affect buyer confidence, inspection negotiations, and insurance approval, which ultimately impacts whether a deal moves forward,” McGuire says on her website.
Hard-Working Heating Systems Steep mountains and neighboring terrain can With winters in the High Country sometimes BY ZACH COLBURN change water flow rapidly during heavy rains and lasting close to six months (if not longer), heating snowmelt, both common in the High Country. aving a home in the mountains comes with This can threaten foundations if grading, retaining systems tend to run for long periods. several added perks, such as gorgeous views, Furnaces, heat pumps, wood stoves, and propane peace and quiet, and a place to get away from walls, or gutters fail or don’t work properly. systems, to name a few, tend to work harder in all the traffic of city life. Crawlspace and High Humidity colder mountain climates and require specialized There are also added drawbacks to factor in, and While high humidity is common in the area during safety and efficiency checks. many of them aren’t considered when living in the the summer, crawlspaces underneath your home According to McGuire, HVAC systems tend to last flatlands. can still be at risk if they’re uninsulated or poorly 10 to 20 years, and Water heaters just 8 to 12 years. And that also applies to home inspections. ventilated. Properties in the High Country and the mountains, Other issues from regular mountain moisture in general, require specialized evaluations because frequently lead to wood rot, mold, and structural standard urban and suburban checks often miss deterioration, according to Western North Carolinaissues due to severe terrain and weather-related based Allied Home Inspections. risks. Deck and Balcony stresses While most home inspections in the North Outdoor decks face intense wear from moisture, Carolina mountains typically cost between $500freezing temperatures, and shifting soils, along with $1,000, specialized inspections often cost more to faulty ledger board attachments and unrated lumber. CELEBRATING 21 YEARS address regional issues such as steep slopes, private According to IONCON, a structural engineering wells and heavy winter weather. OF SERVICE IN THE HIGH firm based in Boone, these factors create hidden Certain local inspection businesses, such as structural weaknesses and risk of failure over time. COUNTRY Appalachian Inspections, LLC, start at $375 (for up to 1,000 square feet) and go up to more than $800 for Private Wells and Septic Systems over 5,000 square feet. Add-on services, such as pest Mountain homes, especially those in rural areas,
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Protecting your mountain home:
Wildfire and wildlife
Moving to the High Country means trading city concerns for a different set. BY MOSS BRENNAN
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wo worth knowing before you settle in: wildfire and black bears. Both peak in the fall, both are shaped by Hurricane Helene’s aftermath, and both come down to the same habit — managing what’s around your home. Much of Western North Carolina sits in what the N.C. Forest Service
calls the wildland-urban interface, or WUI: the zone where homes and development meet undeveloped forest and vegetation. North Carolina leads the nation in WUI acreage, with nearly 13 million acres classified this way, and more than half the state’s residents live in it. As more people move into formerly rural areas, that zone keeps growing — and with it, the responsibility falls on homeowners to protect their property before a fire starts.
Guarding against wildfire In North Carolina, fire season
runs October to December and again March to May. For those in the WUI — especially where Helene left behind excessive storm debris and fuel loading — a few steps go a long way: • Clear pine needles, dead leaves, and other burnable material from rooflines, gutters, decks, porches, patios, and fence lines, so windblown embers have nothing to catch. • Trim shrubs and tree branches that come within 5 feet of the house, including overhanging limbs. • Remove anything within 30 feet that could fuel a fire — woodpiles,
spare lumber, vehicles, boats. • Landscape with crushed stone or gravel rather than flammable mulch; keep any mulch raked at least 5 feet from the house. • Store away furniture cushions, mats, potted plants, and other decorations that catch embers. • Screen or seal vents and openings where embers can get inside and burn a home from within. • Use driveways, walkways, patios, and decks as fuel breaks. Debris burning that escapes
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HIGH COUNTRY REAL ESTATE GUIDE 16 • 2026-27 www.mountaintimes.com containment is a leading cause of wildfires. If you burn: check local burning laws, obtain a valid permit when required (available at any N.C. Forest Service office or online at ncforestservice.gov/burnpermit), never burn on dry or windy days, keep water and tools on hand, and stay with the fire until it’s completely out. State law prohibits burning trash and non-vegetative materials. For more on defensible space and fire-resistant landscaping, the Forest Service points to resistwildfirenc.org.
Living with bears Black bear attacks in North Carolina are rare, according to the N.C. Wildlife Resources Commission, and usually happens only when a bear smells food or is protecting cubs. However, it can happen. In mid-August 2026, a Buncombe County resident encountered a female black bear inside her house and sustained non-life-threatening injuries as the bear attempted to exit the home. The resident was treated at a local hospital and released, according to the NCWRC. According to witnesses, the bear exhibited behavior of being habituated, food conditioned, and lacking fear of humans. “From our active investigation, the victim was not intentionally feeding the bear, but it had repeated access to pet food inside the home through an unlocked door and unsecured trash outside,” said NCWRC Black Bear Biologist Jenna Malzahn. “That’s why we want to remind folks about the dangers and consequences of unintentional feeding of wildlife, as repeated access to human-provided foods rewards bears and will lead to bears viewing human homes and neighborhoods as reliable sources of food. The cycle of human habituation and food-conditioning continues when female bears teach their offspring. Communities that follow the BearWise® Basics are less prone to these types of
incidents.” From late summer through fall, bears enter hyperphagia — “extreme appetite” — fattening up for winter. “In late summer through fall, black bears are consuming a variety of hard and soft mast species, from acorns and hickory nuts to pokeberry, cherry, grapes and black gum,” said NCWRC Black Bear Biologist Jenna Malzahn. “They’ll also take advantage of agricultural crops, such as soybeans and standing corn, as well as bird feeders and unsecured garbage and compost.” During this stretch a bear can pack on 3 pounds a day and forage up to 20 hours daily, often ranging well PHOTO COURTESY N.C. WILDLIFE RESOURCES COMMISSION beyond its usual territory — which Bearwise.org is a comprehensive resource that offers proven methods to avoid attracting bears. means more encounters near homes and roads. scarcity in winter months, not Game Mammals and Surveys When driving, make sure to keep temperatures, has been a key driver Supervisor Colleen Olfenbuttel. “Even an eye out for bears and other wildlife for activating the hyperphagia and bears that won’t den until January or by following these tips: hibernation process,” said NCWRC February still look for food practically • If driving with a passenger, put them on wildlife watch. • Always drive at a reasonable speed and follow the speed limit. • At night, consider driving below the speed limit to give yourself more stopping time and scan the sides of the road for eyeshine at night. • Pay extra attention in areas where bushes and trees are close to the road. • Most insurance companies advise that if you see an animal in the road, honk your horn repeatedly, flash your high beams and try to avoid it if you can do so safely. Do not swerve into another lane or slam on your brakes unless you know you can do so safely. Bears are most active at dawn and dusk, so watch the roadsides while driving — especially where brush and trees crowd the pavement. Drive at or below the speed limit at night and scan for eyeshine. “Even in warmer climates, such as our state, a bear’s biological clock will still activate this fall feeding frenzy, even for those bears that hibernate briefly or not at all, as natural food
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PHOTO BY MOSS BRENNAN
A firefighter works to control a wildfire in the wildland-urban interface. around the clock and eat as much as they can find. However, in areas where bears have found dependable yearround supplies of human-provided foods, they may not hibernate at all but will eat as if they are going to.” Bearwise.org is a comprehensive resource that offers proven methods to avoid attracting bears.
Spreading these habits through a neighborhood matters, too. Bearproofing works best when a whole community does it. For wildlife assistance or to report bear activity, please contact the N.C. Wildlife Helpline at 866-318-2401. Learn more about how to keep bears out at BearWise.org.
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Finding home in the High Country: The towns of Ashe, Avery and Watauga counties
No matter the season, High Country towns are special in their own way.
most popular destinations. The town has around 1,300 residents within its limits and offers a wide variety of shops, art galleries and local restaurants that draw tourists to the BY JAMIE SHELL area. The Ashe County Arts Council calls West Jefferson home, as do the efferson, West Jefferson, and Lansing in Ashe County; Newland Ashe County Cheese Plant, West Jefferson Park, and the local office of and Banner Elk in Avery County; the New River Conservancy. and Boone and Blowing Rock in West Jefferson was first Watauga County have something for incorporated in 1909 and saw much everyone. of its early growth from the Virginia In the fall, expect busy roads — especially in early to mid-October — as Creeper Railroad, which passed through downtown. the High Country draws leaf-lookers PHOTO COURTESY NC STATE PARKS The town hosts numerous events from across the region who come to The New River in Ashe County is one of the few bodies of water in the world that flows from south to see the vibrant fall colors visible from throughout the year in its downtown north. area. Along with spring and summer towns and communities throughout concerts, the Christmas in July festival the area. and the Olde Time Antiques Fair in ASHE COUNTY September are two of Ashe County’s largest annual events. JEFFERSON
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Jefferson, the county seat of Ashe County, is home to roughly 1,600 residents within the town limits. The town was first founded in 1799 and named after then-Vice President Thomas Jefferson. It was originally called “Jeffersonton” for a short time and encompassed about 50 acres. Today, Jefferson is home to the Ashe County Courthouse, Ashe County Park, the Ashe County Law Enforcement Center, and numerous restaurants, shops and stores. The town also has the restored 1904 Courthouse, listed on the National Register of Historic Places. The old courthouse now houses the Museum of Ashe County History, next door to the Jefferson Police Department.
WEST JEFFERSON West Jefferson’s bustling downtown is one of Ashe County’s
LANSING Lansing was the third and final town in Ashe County to be incorporated in 1928. Like West Jefferson, Todd and the community of White Oak, it was a major stop along the Virginia Creeper Railroad. The town carries significant historical weight — five sites within its limits are listed on the National Register of Historic Places: the Old Lansing School, Perry-Shepherd Farm, Miller Homestead, Clark-Miller Mill and the Lansing Historic District. Lansing’s population has dropped over the decades since the railroad industry left the county. The 1960 census counted 278 residents; the 2020 census counted just 126.
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HIGH COUNTRY REAL ESTATE GUIDE www.mountaintimes.com known for the fresco painting at Holy Trinity Episcopal Church and the Glendale Springs Inn & Restaurant, where President Bill Clinton and Vice President Al Gore once dined after a 1998 visit to Ashe County. The National Register of Historic Places added the inn in 1979. With easy access to the Parkway and the New River, Glendale Springs offers plenty of opportunity to get outdoors.
sits right on the North CarolinaVirginia state line. It’s home to The Old Store and the Grassy Creek Historic District, added to the National Register of Historic Places in 1976. Much of the land here is used for growing Christmas trees.
with quick access to the Blue Ridge Parkway. The town is home to several family-owned businesses and the Thistle Meadow Winery, open in the spring, summer, and fall months with tours, tastings, and an online store.
TODD
Todd is a small town shared by Watauga and Ashe counties, nestled Creston township, in the northwest in a bend of the South Fork of the corner of Ashe County, is home to New River. According to the Todd Worth’s Chapel, a church built in the FLEETWOOD early 1900s and added to the National Community Preservation Organization, human activity in the area dates back Fleetwood sits between West Register of Historic Places in 1976. nearly 6,000 years. Jefferson and Deep Gap and, like much A drive through Creston brings you The New River — one of only a few of Ashe County, offers easy access close to the Tennessee state line. rivers in the U.S. that flows north — to the New River. Areas between The community is also home to the is Todd’s main summer attraction. Fleetwood and Todd off Railroad Riverview Community Center, which Several river outfitters, including Grade Road are popular put-in spots hosts numerous events throughout RiverGirl and Wahoo’s, offer fly for kayaking, canoeing or floating. the year, including a fish fry every fishing, kayaking and tubing. Fleetwood is also home to a new fire other week. Green Valley Community Park department off U.S. 221. LAUREL SPRINGS is worth a stop for those exploring GRASSY CREEK Laurel Springs sits on the border of on their own, with playground The community of Grassy Creek Ashe, Alleghany and Wilkes counties, equipment, playing fields, a paved
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walking track, a picnic shelter, restrooms, a canoe ramp, hiking trails and river access. Todd is one of the smaller towns in the High Country, and a close-knit one.
AVERY COUNTY NEWLAND The highest county seat east of the Mississippi River, Newland was incorporated in 1913 as the county seat of the newly formed Avery County. Its original name was “Old Fields of Toe,” because it sat in a broad, flat valley at the headwaters of the Toe River. Newland was a mustering place for Civil War troops. “Toe” is short for “Estatoe,” an Indian chief’s daughter who drowned herself in the river in despair after being forbidden to marry a brave from another tribe. A town of approximately 700
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HIGH COUNTRY REAL ESTATE GUIDE 20 • 2026-27 www.mountaintimes.com residents, Newland was chosen as the county seat over three other contenders. Its recently renovated courthouse, originally built in 1913, overlooks a classic town square bordered by shops and churches, complete with a memorial to Avery County veterans. Next to the courthouse is the original jail, now converted into the Avery County Historical Museum, free to visit and featuring the original jail cells and artifacts from Avery County’s history. Newland hosts an annual Fourth of July Parade, as well as a Christmas parade downtown, with decorations reflecting the area’s patriotic fervor and its Christmas tree industry. With a number of restaurants and boutiques downtown, Newland is a solid stop for dining and shopping on the way to nearby Roan Mountain, Tennessee, or Grandfather Mountain.
easy access to slopes, hiking trails, wineries and waterfalls. Visitors return each fall for the Woolly Worm Festival, held every third weekend in October and drawing close to 20,000 people annually. Between the peaks of Sugar Mountain, Beech Mountain, and Grandfather Mountain, the town’s topography gives it natural definition and gentle rolling terrain. For more information or a calendar of events, call the Banner Elk Chamber of Commerce at (828) 898-8395 or visit www.bannerelk.org.
Crossnore eventually took in boarders musicians on the first Friday night through the summer and fall months. and built dormitories to house them. For more information, visit The school gained a national www.crossnorenc.com. reputation for changing lives and breaking cycles of poverty, moonshine ELK PARK and child marriage among mountain The town of Elk Park borders families. Mary Martin Sloop later Tennessee and offers a distinct wrote of these experiences in her visiting experience, from the old-time autobiography, “Miracle in the Hills,” feel of Brinkley’s Hardware Store to which has since inspired a drama the Lower Street antique shops and a of the same name performed each classic mural wall. summer in present-day Crossnore. The town’s original thoroughfare, The Sloops built a school, hospital, Lower Street, and many of its dental clinic and eventually a businesses trace back to Elk Park’s boarding school, and brought the first days as a depot on the old East BEECH MOUNTAIN electricity, telephones, paved roads Tennessee and Western North Carolina At 5,506 feet, Beech Mountain is and boarding schools to Avery County. Railroad, better known as Tweetsie. the highest town in the eastern United Their advocacy helped public schools Elk Park thrived on that industry States. The town sits on the line flourish countywide. and stayed vibrant after the trains between Avery and Watauga counties. Crossnore is known for its stopped running. In the summer, that elevation makes Independence Day parade and Elk Park is also home to Trosly it a prime spot for biking, with the ski celebration, and its Meeting House Farm, where owners Amos and Kaci resort doubling as a bike park; even hosts the Crossnore Jam, a series Nidiffer were named 2020 North on the hottest days, the mountaintop of gatherings and concerts by local Carolina Small Farmers of the Year by stays cool. BANNER ELK Beech Mountain is a four-season The mountain town of Banner Elk lies between two major ski attractions resort town with more than 5,000 and has grown from a tiny hamlet into beds available, ranging from rustic a town offering year-round amenities cabins to mountain chalets and luxury condominiums. Dining options run and family vacations. Banner Elk is home to Lees-McRae from deli sandwiches and pizza to gourmet meals by candlelight. College, a small, private, four-year Much of the mountain remains in liberal arts college founded in 1900 a natural state, with rich forests and and affiliated with the Presbyterian Church U.S.A. The college enrolls more rolling farmland, and it’s only a short drive between the downtown area than 900 students from more than and the surrounding countryside or 38 states and 23 countries. Its old resorts. stone buildings, some currently or For more information, visit recently renovated, are spread across www.beechmtn.com. a campus that’s a photographer’s EMBER KEEPERS CHIMNEY & FIREPLACE delight. CROSSNORE The town hosts numerous shops Crossnore is a town steeped in “Crafting peace of mind, one chimney at a time” and restaurants and stays busy with educational history, home to Marjorie Licensed & Insured activities and events. Visitors can Williams Academy, founded by Drs. Chimney Water Proofing • Chimney Caps and Chases picnic or walk in the town park, catch Eustace and Mary Martin Sloop. Video Inspection • Masonry Repairs • Wood Stove Sales live music in the summer or at venues The Sloops traveled steep dirt year-round, shop, or relax by the Mill trails in isolated mountain valleys Office: 877-934-7668 Pond before dinner at one of Banner to bring medicine to the people and callemberkeepers.com Elk’s restaurants. convince farmers to let their children email: office@callemberkeepers.com Banner Elk sits in the heart of attend school. Because of poverty the High Country’s attractions, with and distance, the Sloops’ school in
HIGH COUNTRY REAL ESTATE GUIDE www.mountaintimes.com N.C. A&T State University Cooperative Extension. For more information, call Elk Park Town Hall at (828) 733-9573.
part- or full-time home can look at Linville Land Harbor, a cozy community with its own golf course, tennis and pickleball courts and other amenities. During winter, Linville is LINVILLE a short drive from the ski slopes at The community of Linville sits just Sugar Mountain and Beech Mountain. south of the intersection of U.S. 221 Perhaps Linville’s most popular and N.C. 105 in Avery County. Founded attraction is Grandfather Mountain, in 1883, it was designed by Samuel offering picturesque views in all four T. Kelsey of Kansas and named for seasons, animal habitats and the William and John Linville, reportedly famous Mile High Swinging Bridge. killed by the Cherokees in 1766. Although the community is SUGAR MOUNTAIN unincorporated, Linville is home For outdoor activity, look no to three country clubs — Eseeola, further than the village of Sugar Grandfather Golf and Country Club, Mountain, which offers more than and Linville Ridge — all open from late great skiing. spring to early fall. Several nearby The village-owned public golf and tourist destinations share the Linville tennis club is a local favorite. Its name, including the Linville River, 18-hole course, voted the No. 2 short Linville Falls, Linville Caverns on U.S. course in the U.S.A., offers immaculate 221 and the Linville Gorge wilderness greens, mountain views and green area. fees starting at $15, along with the Those considering Linville as a Caddyshack Café.
Located next to Grandfather Mountain and surrounded by Pisgah National Forest, the Village of Sugar Mountain also offers an alpine coaster, gem mining, whitewater rafting and hiking, along with 25 restaurants within five miles and plenty of galleries and boutiques. For more information, visit www.seesugar.com.
WATAUGA COUNTY BOONE Boone is the county seat of Watauga County, known as “The Heart of the High Country.” Boone is home to Appalachian State University, which enrolled a record 21,308 students for fall 2026. With that mix of students, tourists and locals, there’s something for everyone in Boone. Downtown Boone hosts a collection of local boutiques and
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businesses. Anna Bananas on King Street offers funky second-hand clothes, while The Shoppes at Farmers, a family-owned business since 1924, carries everything from jewelry to art and toys. Boone’s breweries, including Appalachian Mountain Brewery, Booneshine and Lost Province Brewing Co., host live music and events in the evenings. For those interested in Boone’s bluegrass traditions, the Doc Watson “Man of the People” statue sits on King Street. Watson, a famed guitarist and bluegrass musician local to Boone, won seven Grammy Awards and a Grammy Lifetime Achievement Award. He passed away in 2012, but his spirit remains alive in Boone. For more information, visit www.townofboone.net.
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BLOWING ROCK Don’t be fooled by its small size — Blowing Rock packs a lifetime of natural beauty into just three square miles. The town’s name comes from the rocky cliff overlooking Johns River Gorge, where the winds are said to blow in such a way that light objects falling from the rock float back up. Visitors can experience the phenomenon and learn some of the town’s Indigenous history at the attraction on The Rock Road. The portion of the Blue Ridge Parkway within town limits includes hikes and views at Moses Cone Manor and Julian Price Park, with similar beauty off the Parkway at Bass Lake Trail and Broyhill Park. The Blowing Rock Art and History Museum, a year-round museum just off downtown’s bustling sidewalks, houses exhibitions and programs on the culture, history and traditions of the Appalachian region. For more information, visit www.blowingrock.com.
SEVEN DEVILS Seven Devils sits between Banner Elk and Boone, minutes from Boone, Blowing Rock, Banner Elk and Valle Crucis. According to the town’s website, its founders wanted a catchy, unique name that would draw attention to the mountain. They noticed the repeated appearance of the number seven — including the seven predominant rocky peaks surrounding Valley Creek — along with coincidental references to “devils.” They settled on a name suggesting a frivolous, mischievous resort. Surrounded by Sugar Mountain, Grandfather Mountain and Beech Mountain, the elevated town offers a trek to Otter Falls for those looking to adventure — a 0.6-mile hike to the falls, 1.2 miles round trip, with dogs welcome along the trail. The town of Seven Devils was
established in the 1960s and has continued to adapt and grow while maintaining its commitment to community. For more information, visit www.sevendevils.net.
VALLE CRUCIS Just off N.C. 105 south of Boone, Valle Crucis offers simplicity and serenity in a pastoral riverside community. The valley holds the site of the only known Native American village in the immediate area. Samuel Hicks, the first European settler of Watauga County, also built a fort here during the American Revolution. Today, the community offers historic inns, restaurants, art galleries, farms and churches. The Episcopal Church has played a role throughout its history — an Episcopal bishop entered the community in 1842 and gave it its name, Latin for “Vale of the Cross.” The Valle Crucis Conference Center, on the National Register of Historic Places, stays busy with retreats, and Crab Orchard Falls is a short hike away. The original Mast General Store, a central gathering space since 1883, sits down the road from the Mast Store Annex, which opened about 25 years later. Behind the annex, a gravel road leads to Valle Crucis Park, with walking paths, riverfront access, picnic areas, sports fields and summer live music. For more information, visit www.vallecrucis.com.
FOSCOE Tucked between Boone and Banner Elk, the unincorporated community of Foscoe is small but packed with places to shop, dine and explore. Shopping options include antiques at Front Porch Antique Market, souvenirs at Bear Creek Traders, ceramics and porcelain at Maggie Black Pottery, and custom blades at Winkler Knives. For outdoor fun, visit Foscoe Fishing Company or pan for gold at the Greater Foscoe Mining
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Grandfather Mountain in Avery County is perhaps the region’s most famous attraction, known for its pristine beauty and habitats, the Wilson Center and its commitment to conservation. Company. gorgeous mountain scenery, including The Dog House Café serves soups, famous profile views of Grandfather sandwiches and sweets, while Mountain. Country Retreat Family Billiards offers For more information, visit burgers and pool. Foscoe also boasts www.foscoenc.com. some of the High Country’s most
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