High Country Real Estate Guide 2022

• Tips for First-Time Buyers and Sellers • 2021 High Country Real Estate Recap • Make Your Home More Attractive to Buyers • Plus More

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HIGH COUNTRY REAL ESTATE GUIDE

Wednesday, March 16, 2022

First time home buyers in the High Country make sure the outside is well maintained and that the yard and pathway to the front Purchasing a home can door is landscaped propoften be a milestone moment erly. First impressions are in the life of an individual everything. or family. Whether buying “A lot of times, people will that first house or piece of get me in their house and property or selling the same, say, ‘We want to put it on it is wise to enter the process the market. Tell us what we knowing what to look for and need to do.’ Well, you need to how to best set yourself up update painting, update your for success in the market. roof, update your appliances First-time home buyers and plumbings, fixers and are granted numerous perks remove all personal items when house hunting. Benefrom your house. Declutter fits such as specialized loans, it as much as you can. Take tax breaks and community down all the pictures of the programs make buying a family and the kids. Pack it more manageable process away. You’re getting ready with exciting advantages. to move. (In the meantime), But, when those purchasdo everything you can to get ers are ready to move on to the house bright and new,” FILE PHOTO Combs said. another property, as firstThe staff at Lacey Realty have the experience and professional expertise to help the firsttime sellers they must make Lacey noted that from his time home seller get their house on the market and into the hands of a potential buyer. Picmultiple decisions. expertise, there are three tured from left are Ally Long, Mike Lacey and Amy Vaughan. Not pictured are Bruce Lacey, A significant resource in primary things a customer Debbie Lacey and Ivy Stafford. your home-selling experience would be wise to consider is a real estate agent. Agents when it comes to planning to often have years of local to the family or a couple is buy or sell a home: a discloassisted countless individuals comfortable space, not just for yourself but for the future sure on residential property, expertise and know the lay beginning to start one and and families with their real owners as well. of the land, as well as how needs additional space, local estate needs, noting their a survey and an owner’s title While major renovations and what the market bears agents such as Mike Lacey insurance policy. insights from experience in may not make sense when at a particular time. Their and Patricia Combs are more a number of areas to look “A homeowner is required putting the home up for expertise can streamline the than prepared to offer their to give you a disclosure for when buying and selling sale, it’s crucial to ensure process by pricing the propassistance. on residential property, property. the home is move-in ready erty based on local trends, Lacey, owner of Lacey which asks a whole series before going to market. Rath- of questions, and a seller finding motivated buyers and Realty in Newland and Completing repairs er than focusing on removing can respond “yes, there’s a ensuring the legal aspects are Linville, has been in the real One crucial way to ensure walls or extending the living covered. estate business for more problem, and this is what it space, spend time inspecting is” “no, there is no problem,” Throughout the High than four decades, following value in your home when deciding to sell is to make your appliances. Try to make or “no disclosure,” Lacey Country area there exists a in the footsteps of his father gradual improvements to sure that all water equipment explained. “Usually the no number of professional and who opened Avery County’s is free from leaks, the floors highly qualified real estate first real estate office in 1962. the home while living there. disclosure can indicate that According to Combs, a are sturdy and your HVAC agencies with a breadth Through his experiences, someone has inherited the system is up to date. of experience in the local Lacey has learned to note the homeowner tends to live in house or the bank has foretheir first home from two It can be a dealbreaker housing market who possess area trends and assist cusclosed on the house, or the to five years before selling, when a homebuyer visits the individual has never lived in the tools to assist first home tomers in order to have the which keeps them from property and notices that sellers to move on to that big- maximum earning potential the house and doesn’t know. they must make significant ger, better piece of property. and success when it comes to paying capital gains taxes.

In theory, if they know of the This timeframe presents a investments in updating Whether a family is selling homes and real estate propproblem, they will respond great opportunity to make their appliances. In addition with a ‘yes’ and disclose their home because they’re erty. He, along with Combs updates and create a more to the inside of the home, welcoming a new member of Blue Ridge Realty, have whatever the problem may

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be, so I’d always suggest getting the home inspections.

It’s always worth the money and is like its own little insurance policy, so that if something goes bump in the night you have some coverage and some protection.”

Lacey added that the survey also helps a buyer or seller from any unforeseen surprises along the way.

“I’ve surveyed about 35 houses in my surveying career. That isn’t a whole lot, but if you’re one of the those 35 houses, it is a whole lot to you. The repercussions on when you find a setback restriction or whatever, for the cost of the survey, it’s like another insurance policy,” Lacey added. “The bank doesn’t make you get a survey, but if something goes wrong, the way they work it, the title insurance company will protect the bank but not protect you. So a survey can determine whether the house is all right, and most of the time it is.”

An owner’s title insurance policy, Lacey explains, is a potential money-saving investment that helps the equity in an owner’s home.

“The bank will require that you get a lender’s policy. For example, let’s say you purchase a house for $100,000.

You put $20,000 down, and something goes wrong the day after you close, like a judge awarding ownership of the property as native homelands, or any of a variety of reasons the day after you close. At any rate, you’ve lost it,” Lacey explains.

“They’re going to pay off SEE BUYERS ON PAGE 3

Wednesday, March 16, 2022

June,” Combs said. “People tend to wait and see if something has been sitting on the CONTINUED FROM PAGE 2 market, or they’re trying to the mortgage and the bank move in before school starts. is covered for the $80,000, People are here more in the but there’s nothing covering fall looking to buy.” your equity unless you get Lacey concurred with the an owner’s policy. Once you notion that summer months have that owner’s policy, you tend to generate greater have that $20,000 covered, interest in the real estate and if it’s 20 years down the market, as he notes that road, when you owe the bank the months of July through $20,000 and your $80,000 early-to-mid-October are the is in equity, then you’ve got strongest months in the High coverage for your $80,000.

Country when it comes to Title insurance policy is good real estate. for as long as you own the “The slower time in this property.” location and offseason is Timing may also play a role typically between November in when a good time is to sell and March. Much of the maror purchase property. If you ket up here is summer folks, aren’t in a rush to sell your plus not very many people home, waiting for a summer want to look at a house when selling season can help get it’s cold. So when it’s Decemthe most value and quickest ber, people aren’t thinking turnaround. about houses; they’re usually According to the Nationthinking about the holidays al Association of Realtors, and Christmas. There’s not warmer months show to as many people here, as a have the most aggressive lot of folks have gone back house hunters, while sales to Florida, South Carolina, significantly slow during Charlotte or wherever, and the winter. Of course, the it’s cold,” Lacey stated. weather can vary dramatLacey has been around the ically, depending on your field long enough to almost region. Timing the market pinpoint that time when the right is another benefit you interest tends to wane, based gain when working with an on the climatological signs experienced agent. and people’s habits.

Combs points out that the “For the longest time, for summer months of August most of my career, sales and September are the busseason was July through Ociest for people to buy, while tober. You’d start doing stuff winter months are notorious- in April, and each month ly slow, with some excepyou’d get a little busier as you tions. After all, the three went. May and June you’re most important words in real picking up, but showtime estate are location, location was July through October. and location.

By the end of October it’s like “Now, if you’re on Beech Elvis has left the building, Mountain or Sugar Mounspecifically the weekend tain, it’s a whole different not immediately after the ball game, but you typically leaves fall, but the following want to put your on house on weekend,” Lacey observes. the market around May or “Let’s pretend that the leaves

BUYERS

HIGH COUNTRY REAL ESTATE GUIDE have fallen on a Wednesday.

That next weekend’s going to be busy because no one knows off the mountain that the leaves are not available to look at, so they come. But when they return to their area and the word gets out that the leaves have fallen, that next weekend won’t be busy, so the season ends the weekend after the leaves fall, generally until the next spring. We sell very little in the winter season. I normally go into December expecting to sell nothing, and you’ll usually sell a few places, but nothing like in the summertime when there’s people and it’s warmer.”

The new landscape of the 2022 market The home market for 2022 has been influenced by a tremendous amount of fluctuations and national components which contribute to an interesting forefront of increased home market prices. The current year’s property tax reevaluations have revealed a large-scale escalation in values due to low base rates, pumping funds into the economy and an uneasiness of people living in urban centers due to the pandemic, along with a slew of other national factors.

The current trends suggest that a seller’s market currently exists throughout the region. A separation of value and worth has also hosted a bridge for value growth in Western North Carolina.

The natural rise of home prices have been offset by the current valuations of properties with a generic expectation that the market will stabilize itself through time SEE BUYERS ON PAGE 4

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and organic market balance.

First-time home buyers should familiarize themselves with the contemporary inflation of values and take it into consideration when doing due diligence on the region.

While market trends vary from region-to-region and county-to-county, the current national influx of values demonstrates a more widespread conditional change.

Isolated experiences can also be present with respect to the rise. It is recommended that buyers research comparable properties before making a decision.

Covid has also proved to be a major impact-laden circumstance for the home market. While at the beginning of the pandemic the market was slow, a considerable change occurred resulting in an influx of buyers.

Due to the fact that Covid has slowed down but has not terminated, the lingering effects of the virus on the home market could continue to trickle throughout this current year.

Jim Edsall, owner and broker of Antler Realty in Banner Elk, confirmed the zealous nature of the current market.

“There is a big difference ever since Covid phase 2 began. So much activity and demand,” Edsall said. “The market took off, demand is so high and inventory is low.”

However, Edsall also explained that the most recent recession had plunged the market by roughly 25%, thus the market has almost self-corrected itself back to

where it was before 2008.

“We have recovered and have passed the original point,” Edsall added.

The Internet age and remote possibilities One of the other key factors toward the increased activity in High Country real estate is the expansion of internet utilization and growth of remote employment opportunities.

“The ability of people to work from home has increased the amount of buyers who want to find a location they love instead of moving close to a city,” Edsall noted.

Less populated areas and resort-style living has seen an uptick due in part to these notions of remote possibilities.

The intensity of online programs with respect to real estate has also added another component to home buyers, especially first-time home buyers, in which individuals can perform their own research with different online websites.

“Folks have the opportunity to do their own hunting,” said Edsall, where the real estate agency can focus on specifics and fine-tuning for buyers instead of casting a wide net and continuously narrow options.

Antler Realty posts all of its listings on the website and will help with all aspects of the buying process, from hunting to contracts to closing. The personal online research that can be conducted by potential buyers “helps in a market like this with low inventory to narrow down what their looking for,” said Edsall. “We love being able to live and sell in the High Country. There are

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HIGH COUNTRY REAL ESTATE GUIDE so many wonderful aspects with quaint and fun towns.

It is an amazing area and we are thrilled when people find their dream home.”

The overall COVID pandemic effect on area real estate Real estate sales in the year 2020 was an anomaly all its own, according to Lacey, as the COVID-19 pandemic altered the habits of real estate customers in a way seldom previously seen in the market.

“The past several years, we saw sales slowly beginning to build in April and May, leading into the busy season.

That wasn’t the case last year because that was at the time that Covid was becoming an issue. April was a dead time and the phone didn’t ring, but come May we had an explosion of activity like a balloon has burst,” Lacey reflected. “We’ve never had a year like 2020. I’ve never experienced the demand and frenzy that we had this past year. The pandemic started in March, and for that month and April nobody was calling. There were times I had to pick up the phone to make sure it was still working. Then around the first of May things broke loose and we went from zero to 80 immediately.”

Lacey attributed the COVID effect on the market in the High Country to what he viewed as five contributing factors: a strong economy in areas outside of aviation, restaurant, hotel, bar or gym businesses; to the High Country as a popular area for Floridians to come to get away from the heat while also seeking more rural, less urban and population-dense locations; the safety of the

someone you are comfortable with and get along with, and stick with them.”

Another vital piece of advice is to find a realtor who is familiar with the local area and who is also familiar with the particular home for sell. Many larger real estate companies tend to sell homes that are miles and miles away from where they themStaging and showing selves live. The upside Hiring an expert to stage with hiring a local agent your home before an open who is within the same house or showing is a stratarea as the home for sale egy implemented by a numis that the agent possesses ber of realtors. The visual of an innate knowledge of the how space is used can entice local schools, businesses, prospective buyers who can community resources and imagine how the property important amenities withwill work for their daily lives. in the area that you hope Even if the house is already to call home. vacant, it’s beneficial to fill it “You need the right agent with furniture, bedding and that knows the area. That’s lights to give it an attractive a big thing I see a lot. Let’s ambiance. say there’s a home in MinReferrals are important neapolis right on the Toe “Staging can be what an Finding or being referred owner does on their own, River or in Frank or Roaring to a trusted realtor should like decluttering or putting Creek, you’ll see brokers out some plants around, but a lot be considered a long-term of Charlotte listing these of homes are empty. They’re relationship, as many home houses. They don’t have a and property owners seek completely vacant. Someclue what they’ve got. You familiarity and consistency times we’ll come in with really need a local, educated when it comes to finding the broker that is privy to the staging companies and it does help them sell,” Combs right realtor for their conarea that you want to live in. stant or changing needs. said.

It’s not always best to go hire “The longer you’re in busi- the company that has the According to Lacey, there ness, obviously the better are advantages and disadbig name. Hiring the right vantages to staging. Howev- the percentage of business broker for the right area is er, it ultimately comes down will come through referrals more important than that,” because you’ve made more to what the future buyer’s Combs said. contacts with people over preferences are. In either Combs can be reached by the years, so I’m sure it plays clicking to blueridgerealty. case, it is important to get a big part,” Lacey noted. rid of personal items in the net/team/patricia-combs “I have people I serve who home and prepare it for a or calling (828) 737-3100 I have worked with, and I new individual or family to or (828) 733-9694. Lacey worked with their parents move in. can be reached by clicking and helped them, so it’s “If you have furniture to www.laceyrealtync.com been ongoing through many or calling (828) 733-2151 or there, someone might envision what the space will years. My dad was in real es- (828) 733-5770. look like with their furniture tate in 1962, and some of the Edsall and Antler Realty people I’m dealing with are in place. On the other hand, can be reached by clicking to the children of the customers www.antlerrealty.com or if all the furniture is gone that he dealt with. If you’re then the house will appear www.antlerrealty.net and bigger but not be cluttered,” working with a broker, find by calling (828) 898-3111. rural mountain region versus urban areas with potential for civil unrest; an influx of buyers from non-traditional states such as New York and New Jersey to the High Country; and the trend of working-class individuals and families who wished to work from home in a serene and more visually appealing location.

Lacey added. “One thing I would caution someone when it comes to selling is if there’s anything in the house that you won’t part with, I’d recommend getting it out of there before showing it. If you have Grandma’s ancient dresser that you aren’t going to give up with the house for any amount of money, then remove it from sight when it is being shown. Just as sure as you leave that item in the house, when we show the house to a potential buyer, that person is going to point to it and tell us they will purchase the house, but only if that one item that you said you don’t want to part with comes with the house. If you have something you won’t give up, make sure that you don’t have it in the house. If it isn’t in there, you can’t be arguing about it.”

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HIGH COUNTRY REAL ESTATE GUIDE

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Off the beaten path: Finding a place to call home

BY NATHAN HAM NATHAN.HAM@ ASHEPOSTANDTIMES.COM A picture-perfect life for some involves living in a quiet, peaceful setting in the woods far away from the cities and towns full of cars and people.

While the many small towns in Ashe County are nothing like the city life of many of the metropolitan areas within a couple of hours of the High Country, visitors and residents alike often pack downtown West Jefferson throughout the week. Ashe County has become a popular vacation spot for many, but it is also becoming a place where people want to live year-

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Ashe County, and the High Country in general, is a popular vacation spot for many, but it is also becoming a place where people want to establish roots year-round.

round.

“I think West Jefferson

and Ashe County in general are becoming a place on the

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map,” said Josh Johnson, a realtor with Vannoy Prop-

erties in West Jefferson.

“A lot of folks are wanting to live here full-time now, rather than having second homes or vacation homes.”

Crowded highways and city buses are certainly not part of what you will find in Ashe County. Instead, you’ll find small shops, several local restaurants and a lot of folks taking a stroll through town. It is truly an escape from the city lifestyle that never slows down.

“A lot of the people moving here come from the metropolitan areas like Charlotte, Raleigh and Durham, and some from Wilmington. We’ve had people from South Carolina in the Charleston area, people from Florida, even

folks from Ohio and New York have been moving into the area as well,” Johnson said.

The COVID-19 pandemic aided in a lot of people finding the hidden gems of the High Country, including Ashe County. A lot of people made the move to live permanently in Ashe County as a way to feel safer and healthier.

“I have been doing this for about 15 years, and the inventory is the lowest that I can ever remember.

There are more buyers than there are sellers,” Johnson explained.

Johnson said he expects the real estate market to SEE RURAL ON PAGE 9

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HIGH COUNTRY REAL ESTATE GUIDE

Wednesday, March 16, 2022

Amy Ballou, the broker in charge at New River Realty CONTINUED FROM PAGE 8 in Jefferson, said that a lot of her most recent buyers remain strong in the High have been coming from out Country. While the panof state, including from as demic is nowhere near as far away as California, Orebad as it was in 2021, the gon, Texas and New York. word has gotten out about “The market is still very the many positive attributes good. It is still very much that living and visiting Ashe a seller’s market. We still County has to offer. have lots of people looking “I think what draws but not enough inventory, everybody here is that we especially affordable invenare a tight-knit community tory,” Ballou said. and people truly care about Buyers in Ashe Couneach other and are very ty and other parts of the genuine,” Johnson said.

High Country continue to “People that move here be divided between those seem to think that is a rarseeking to establish a ity, but for us it makes us permanent residency here, who we are and makes this as well as people investing place what it is. It’s a great in vacation homes. This has place to raise a family, to also put a crunch on the work, to get involved in the inventory available across community and help your all ends of the pricing neighbor.” spectrum.

“We have some higher end homes on the market, but the problem is that a lot of first-time home buyers or people that are looking to buy homes locally can’t afford those higher-end homes. We need those too, but we really need more affordable inventory,” Ballou said. “We are still seeing a lot of people buying second homes.

Most of the people that are buying second homes turn around and rent them on Airbnb or Vrbo. A lot of your higher-end homes are being purchased for those reasons.”

New homeowners in the High Country have been able to escape life in the city thanks to remote working positions. Not having to sit behind a desk has been a real game changer for folks

that want to keep their jobs but be able to work outside of their typical office setting.

“The pandemic has allowed a lot of people to work from home. It has become the new norm because a lot of people aren’t going back. Now, people that have wanted to live somewhere different are now able to because they can work from anywhere.

They want to get out of the cities with everything that has been going on and I think people want to raise their kids somewhere safe,” Ballou said.

According to data provided by the High Country Association of Realtors, the last two calendar years for home sales have resulted in more than $300 million in home sales in Ashe County alone. In 2020, there were

541 homes sold for a total of $153 million. The median home price that year was $265,000. In 2021, the number of homes sold increased to 563 with the total sales number reaching $184 million. The median home price in 2021 was $290,000.

Looking at the financial aspects of purchasing a home, mortgage loan interest rates have risen slightly at the end of 2020 and early in 2021. However, those numbers are fluid and could easily begin to drop again, making it more affordable for home buyers.

“Interest rates are probably about where they are going to be for right now and may even come down a little, so that was good news,” Ballou explained.

Having a strong school

system, low rates of violent crime and a reliable rural hospital are certainly attractive reasons why people would want to move to Ashe County.

Ashe Memorial Hospital has been honored with numerous awards throughout the years, including being named the National Rural Health Organization of the Year by the National Rural Health Association in 2006 and being named one of the top 100 Critical Access Hospitals in the United States by iVantage Health Analytics in 2018. Ashe County is also ranked 18th out of the 100 counties in North Carolina for overall health outcomes in a community health assessment conducted by the North Carolina Division of Public Health in 2020.

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HIGH COUNTRY REAL ESTATE GUIDE

Understanding the housing market STAFF REPORT When it comes to buying and selling your home, there are a few important things that you need to know in order to understand the local real estate market.

Purchasing or selling a house can sometimes be stressful and time consuming, but realtors across the High Country have tips to make buying a new home and selling one an easier process.

When it comes to buying a home Tony Jarrett, Regional Vice President for the Allen Tate Company who oversees the High Country area, says that being prepared is one of the most important things that a buyer can do.

Properties sell at a slow or fast rate depending on the current market. For example, a seller’s market could mean that properties in the regions could go quickly. Because of this, it is imperative that a real estate agent not only has comprehensive knowledge of the market, but also an understanding of the latest technologies. This could mean the difference in snagging a home in time to purchase the perfect vacation spot, or letting it slip away.

“With today’s competitive market, buyers have to know what they can afford per a mortgage and they have to move very, very quickly to secure a successful contract,” Jarrett said. “Getting pre-approved for a loan is one of the ways that buyers can be prepared before they even begin the search and purchase process.

It is very helpful for buyers to have their financing all lined up so that their offer stands out when it comes

time to purchase, according to Jarrett.

Leslie Eason of Leslie Eason Real Estate Team for Keller Williams High Country says that speaking with experienced loan agents and bankers should be the first step for those who plan to use financing.

“First and foremost, if you plan to obtain financing, talk to at least two mortgage lenders to determine what you can afford and if you qualify for a loan. We highly recommend that you speak to at least one bank that has some specialty in this area,” said Eason.

“Know that it takes money for the purchase process in addition to the price of the home. There are two areas of pre-purchase expenses: The diligence fee and the inspection fees.”

Diligence fees are relatively unique to North Carolina, although utilized to a lesser extent by some other states.

A diligence fee payment to the seller in exchange for the right to perform inspections on the property and to have the property marked as under contract. The fee is negotiable but non-refundable. It is taken from the closing cost, though if an individual decides not to close, the sellers keep the fee.

The fee can range, and can be anywhere from $1,000 to $10,000 depending on the popularity of the property.

North Carolina is a “buyer beware” state, meaning that buyers and their agents determine if there are issues or needed repairs with the home. Inspections can include overall home inspections, pest inspections, septic inspections and other specialities. Eason said that she usually tells

buyers to anticipate spending at least $2,000 during the inspection process.

The National Association of Realtors stated that most homebuyers were looking to avoid renovations and problems with plumbing or electricity, and that heating and cooling costs were the most important environmental features in buying decisions.

The Boone Allen Tate office is located in downtown Boone and has more than 20 experienced realtors that serve clients all throughout the High Country.

Local realtors, including regional real estate giant Allen Tate Realtors and the local experienced agents at Leslie Eason Real Estate Team — Keller Williams High Country, have long offered families looking for the perfect seasonal escape top-of-the-line properties and superior service. According to Scott Macintosh, Branch Leader of Allen Tate’s Boone and Blowing Rock office, the path to finding the perfect High Country getaway starts with finding the perfect real estate agency.

MacIntosh said that it is always best to work with a local realtor. A local realtor knows the market the best and can assist the buyer through the entire transaction process.

Jarrett noted that the Boone real estate market has greatly accelerated in the last 12 months, largely due to the COVID-19 pandemic.

He said that a lot of people are rethinking their vacation plans and are deciding to stay closer to home, which has benefited the beach and mountain areas.

Eason shares that the current market in Boone can

be difficult to navigate, as the demand for housing is exceeding the supply.

“This (supply to demand ratio) drives up prices and makes it more difficult to find homes. Note that this market is very different than in 2008 when we hit the recession. At that time there were mortgages in default and an oversupply of homes. This market is not a bubble, so we do not expect a massive correction or decline in values,” said Eason.

“We hope that it will level off and become a more balanced market over the next two years. Expected increases in interest rates will serve to slow demand a little.”

Known for its year-round recreational activities that range from skiing and hiking to fishing, horseback riding and rock climbing, the High Country of Northwestern North Carolina has become a prime location for family getaways, with many adventure minded folks choosing to purchase property in the region.

The National Association of Realtors stated that the first step for 44 percent of recent buyers was viewing the properties online. Because home buyers are doing their research online before even visiting a property in person, it’s critical to craft an attractive listing description.

“We are seeing a lot of buyers come into the High Country with a second home purchase for their trips, and along with renting to others,” Jarrett said. “So buyer demand has really increased.”

When looking at the statistics, this becomes even more apparent. Jarrett said that the average price point has increased from $340k to

$440k in one-year – so buyers are moving up the price ladder due to low inventory and low mortgage rates or cash investment.

According to Jarrett, pricing your house right is critical in today’s market, considering that the median price point has increased from $275k to $340k in one year and the list price to close price ratio has moved up from 97% to 99% and in many price points, it’s exceeding 100%.

As a seller, in order to get the best offers for your house in this market and make your house more marketable, pricing your home right, conditioning it right, and timing your entry into the market are all important aspects, said Jarrett.

The National Association of Realtors stated that home sellers should make sure to highlight bathrooms, bedrooms, entertainment spaces and the landscaping in their online listing. An appealing listing can entice buyers to schedule a visit. Sellers should also consider offering a virtual tour with an agent.

Because of today’s competitive market and high selling prices, now is one of the best times to sell your home.

“We coach our sellers to have buyers “fighting over their property” with multiple offers,” Jarrett said. “To do that you have to have a compelling price and not get too aggressive. Pricing at the market will actually provide a better outcome for the seller.”

First impressions of a home are critical, according to Jarrett. In terms of getting your home ready to sell, “The other factors are getting the property in tip-top shape

for the market via property condition, staging the house with new paint, furniture, etc., along with the best marketing strategy in the first week to position the property,” he said.

Eason shares that in today’s market, sellers should expect for things to move quickly.

“These days, be prepared for things to happen quickly. Start your sorting and decluttering process well before you list your home. Be prepared to be out of the property within 2-3 months of listing the home,” said Eason. “Be prepared to be asked for repairs or an allowance for repairs as a result of inspections. There are often issues you were not aware of that need to be addressed.”

A great realtor can coach sellers from day one to get their house in shape for the market.

When it comes to selling your house, knowing where to price it can be tricky. There are several things to look at beforehand that allow sellers to know where they stand in the market.

It is important to look at houses in the same area that have closed recently to see how much they sold for. Also looking at other houses in the area that are currently on the market to see what they are listed for.

Jarrett noted that a good realtor can talk the seller through all of these components so that they can decide on a compelling offer price to hit the market from day one. “When sellers get too aggressive with price, the local Realtors and buyers will know this, and it will cause fewer showings and lower priced SEE MARKET ON PAGE 11

Wednesday, March 16, 2022

pare before looking at houses.

Knowing where you want to CONTINUED FROM PAGE 10 live, knowing your budget and mentally preparing to lose offers,” he said. some offers are some things to Eason said that realtors keep in mind. It is also importcan perform a comparable ant to know that the market home analysis and that home moves fast, so you should too. appraisals are also an option.

“Know your desired price She noted that sellers should budget and know your ceiling not set prices based on the price budget so you know opinions of family members, where your flexibility is in friends or replacement value making an offer,” Jarrett said. of the home and that online At the end of the day, selectvalues estimates can be highly ing a realtor that has a client’s inaccurate. best interest in mind is key.

When it comes to buying As a buyer or seller, be sure a house in this market, there to bring up any needs that are several things that can be should be addressed regarding expected. a purchase or sale.

“In this market it is very Once upon a time the most hard to find the ‘perfect’ house important words in real estate so there could be some sacriwere “location, location, locafices for square footage, bedtion.” In today’s High Country room count, etc,” Jarrett said. and North Carolina markets, “Might be some renovations another word has to be added: needed on some houses so just “inventory.” expect you may get lucky and “We have plenty of buyers get everything, or you may but we have very little product have to adjust your criteria a to sell,” said Pam Vines, a little once you see what is out principal of Jenkins Realtors there for your budget.” and former president of the Eason said that due to the High Country Association of high demand for housing in Realtors. “Most of what is sold Boone, it is important to be in the High Country are single flexible in needs and wants family homes and condominiwhen buying a home. ums. To put into perspective “In this market, buyers need how tight the market is right to be flexible on their criteria now, consider that in the last as too many needs and wants 180 days, there have been 93 will significantly limit the listings sold in the Blowing choices. Think about the true Rock zip code. That is not just must haves, such as proximity within the town limits, but to work and number of beds areas like App Ski Mountain and baths. For example, most and other locations in the of the homes here do not have extra territorial jurisdiction garages. If you can live without and even out in the county, a garage your choices will go beyond the ETJ. So nearly 100 up,” said Eason. “Be prepared properties sold in the last six to have to do some updating months but in the same area on your home. We do not have we only have 22 listings of as many new homes in this homes and condos available area as in many others, so you for sale right now. Demand may need to switch out carpet hasn’t stopped. and formica counters.”

“The competition for availAs a buyer, there are a few able properties is crazy. To a things that you can do to prelarge extent, these are unprec-

MARKET

HIGH COUNTRY REAL ESTATE GUIDE edented market conditions, at least for this area,” Vines added. “In my 30 years in the business, we have seen high levels of demand before, but we have always had inventory.

Not this time.”

How unusual is the current market? Vines quickly pointed to a chart she pulled from Multiple Listing Service to illustrate.

“Over the last five years a chart of ‘Days on Market’ and ‘Average List Price’ have sort of muddled along, both lines in a sort of sideways pattern and staying relatively close together,” Vines pointed out on the graph. “We didn’t see much separation in their trends until things started opening back up in July 2020, then suddenly there was a sea change of momentum in both — in opposite directions. Days on Market in the Blowing Rock zip code started rapidly declining while the Average List Price skyrocketed. Now we have clear separation between those trends.”

Vines attributed the surge in buying to pent-up demand from when everyone was sidelined in the COVID-19 lockdowns, but also because more people decided they wanted an escape to open spaces, including the mountains and the coast.

“I have to emphasize that word, ‘want,’” said Vines. “Second homes are a want, not necessarily a need, and people buying second homes is an important driver of demand in this market. As a real estate business owner, my greatest fear is that those buyers who are disappointed in not being able to get their bids accepted will become frustrated and decide to go somewhere else or just stay with their primary home.”

Tony Jarrett is the Regional

Vice President for Allen Tate Realtors, covering the High Country, as well as the Triad and Research Triangle areas.

“The High Country market has accelerated a lot in the last 12 months and we are looking at a very good 2022, at this point,” said Jarrett. “The pandemic fueled a lot of the activity, with buyers coming in largely to buy a house that they can make a long-term vacation place for themselves or as a long-term investment as a vacation rental, such as through Airbnb or VRBO, where short-term rentals are legal.

The mountains have seen a lot of this and the coast has seen a lot of the same thing.”

Jarrett also pointed to problems with the area’s inventory.

“The speed of the market has accelerated,” said Jarrett.

“When I look at the High Country, the days on market has been cut in half or more, typically. The inventory has shrunk. It is like when they announce a big snowstorm is coming a few days ahead of time and you wait to go to the supermarket the night before storm — and there is nothing on the shelves. The inventory of product has shrunk. Well, that is what it feels like to real estate buyers in the High Country right now.”

The strength of demand for properties is not just in the mountains and coast, though, according to Jarrett.

“The entire state of North Carolina has lost about a third of the inventory we had a year ago and I think it is going to get worse before it gets better.

The properties are flying off the shelf. This is a really good time for sellers,” said Jarrett.

But how aggressive can sellers be in their pricing?

“If there was ever a time for sellers to gamble on listing above market value, this

Mountain Times Publications • Page 11

would be it,” said Jarrett, “but that may not be the smartest thing. We coach sellers to price their properties so that they have buyers competing for it. If you overprice a house, people are very smart and they do their research, they know their numbers. If you price it to the market, you will get a better final offer because you will have buyers fighting over it with multiple offers in these market conditions.”

The Allen Tate veteran added that there is almost a vicious cycle occurring in the real estate market, especially in the High Country.

“The majority of our transactions in the High Country are cash sales, with no bank financing,” said Jarrett.

“When the cash comes in, appraisals are a non-issue.

And those cash purchases also push the comparable market values higher, too. A rising tide pushes all boats.

“The High Country has gone from a four-month market to a two-month market in the last year,” Jarrett added.

“Really, it has been cut in half.

Depending on the location and the neighborhood, it could even be much less. Blowing Rock, for example, tends to be much less than 60 days right now, depending on the price points. The average is about three weeks. What is really intriguing, though, is that similar conditions exist statewide, even in the interior of the state. The Research Triangle (Durham, Raleigh, and Cary) is down 50 percent in the first two months of this year compared to a year ago. The Triad (Greensboro, Winston-Salem, High Point) is down 40 percent. A lot of it depends on employment growth, wage growth, and population trends.”

What is driving the evapora-

tion of inventory statewide?

“We are seeing a little bit of everything. Some of it is the migration of businesses to North Carolina from more traditional urban areas, like New York, Detroit and Chicago, as well as other large cities, but we are also seeing a lot of organic growth pushing demand. The pandemic pushed a lot of employers to say, ‘I don’t have to go to the office anymore. I want to live somewhere else,’” said Jarrett. “Most of our Allen Tate sales are not people moving to North Carolina from out-of-state, but from within North Carolina. People are moving from Charlotte to Raleigh. Others are moving from Raleigh to Charlotte, and so on. This last round of buyers, has been people saying, I need a bigger house.

I need two offices in my house rather than just one. I need some acreage. We need some outdoor living.’”

Any dominance by organic growth trends might be changing, though.

“Based on some of the job announcements we have seen recently from the Department of Commerce, I think we are going to start seeing more people moving here from other states. And, in part, I am measuring that by the conversations we are having with third party companies that help people move. We are starting to get those kinds of inquiries. People are looking.”

“This is a perfect storm in the real estate market,” Vines said. “Even the rental market is extremely tight.”

More information on Allen Tate can be found at allentate. com/offices/boone/. More information about Eason and Keller Williams can be found at www.mountainhomesnc. com.

Page 12 • Mountain Times Publications

HIGH COUNTRY REAL ESTATE GUIDE

Wednesday, March 16, 2022

Towns of the High Country BOONE No matter what activity draws you to the High Country, it’s likely that you’ll end up in Boone at some point during your visit.

Boone is the hub of Watauga County, the gathering place for people from all walks of life, whether resident or visitor, student or retiree, socialite or seeker of peace and quiet.

The town is home to Appalachian State University, one of the 17 colleges and universities that make up the University of North Carolina system and draws more than 20,000 students.

Interest in the school

boomed after the Mountaineers’ football team won three consecutive NCAA Division I national championships in 2005, 2006 and 2007 and continues as the football team keeps winning. The university’s presence helps create a young and friendly vibe throughout the town.

Just make sure not to cross anyone by mispronouncing the name: It’s “App-uh-latch-un.”

Adjacent to the university is King Street and the surrounding area, one of the town’s best shopping destinations. One-of-akind stores and eclectic PHOTO SUBMITTED

SEE TOWNS ON PAGE 14

The Watauga Arts Council hosted Buskers Fest in downtown Boone in October of 2021.

Mountain Times Publications • Page 13

HIGH COUNTRY REAL ESTATE GUIDE

Wednesday, March 16, 2022

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Page 14 • Mountain Times Publications

TOWNS CONTINUED FROM PAGE 12

boutiques dot the landscape, interspersed with legal offices and a diversity of restaurants to suit almost any taste. For more information, visit www. townofboone.net.

HIGH COUNTRY REAL ESTATE GUIDE

Wednesday, March 16, 2022 river. For more information, visit www.toddnc. org.

FOSCOE

Nestled between Boone and Banner Elk is the unincorporated community of Foscoe. But don’t let its size fool you. The community is brimming with shopping, art, dining BLOWING ROCK and outdoor fun. ShopBlowing Rock manages ping includes mementos to cram a ton of beauty and more at Bear Creek and fun into just three Traders, treats, snacks and square miles. other tail-wagging goodies The town’s name comes for your furry friends at from an immense cliff Mountain Dog & Friends overlooking Johns River and the luxurious linens Gorge, where the winds of Dewoolfson Down. If whip in such a way that you’re shopping for outlight objects thrown over door fun, cast a line with the rock float back to their Foscoe Fishing Company, owners. or pan for gold with the Anyone wishing to Greater Foscoe Mining PHOTO BY LUKE WEIR Company. experience the phenomThe annual Christmas in July festival celebrates Ashe County’s famous Christmas tree industry, as seen in 2019. enon firsthand can visit Some of the High The Blowing Rock attracCountry’s finest gourmet tion, which showcases the of Boone, Valle Crucis its supplies from the train. sandwiches and baked Conference Center, on and The Ham Shoppe, offers simplicity and town’s namesake and the The Todd Mercantile goods await at Eat Crow, the National Register of which boasts some of the serenity in a pastoral Native American legend features the work of local while burgers, billiards Historic Places, stays busy best sandwiches in the riverside community. The with retreats for numerous High Country. For more that surrounds it. artists and crafters, as well and family fun are on cue valley contains the site The trails surrounding as mountain honey and at Country Retreat Family groups, and Crab Orchard information, visit www. of the only known NaMoses Cone Memorial other local goods, while Billiards. Foscoe’s also Falls is a short hike from vallecrucis.com. tive American village in Park and Bass Lake offer also hosting monthly home to one of the views the conference center. the immediate area. The a scenic stroll. There’s square and contra dances, that made Grandfather The original Mast General TODD also the Blowing Rock Art first European settler of with traditional mountain Mountain famous — the Store provides a central Todd is a town so nice Watauga County, Samuel and History Museum in music by local performers. ridgeline’s iconic profile of gathering space in the downtown, where you can Hicks, also built a fort in The ever-crafty Elkland an old man reclining. community, as it has since it’s claimed by both Watauga and Ashe counexperience art and discov- the area during the Ameri- 1883. Residents appreciArt Center, known for ties. The community’s can Revolution. er history. The museum its colorful parades and ate the store for its post main drag, Railroad Grade environmentally conscious SEVEN DEVILS Today, the community features year-round exoffice, morning news and From elevations of some Road, is popular with bioffers several historic hibits, cultural programs, puppet shows, offers coffee, while visitors can 5,200 feet, the town of inns, restaurants, art galart workshops, lectures also find gifts, apparel and cyclists and walking tours, summer workshops and Seven Devils straddles as it winds along with the and more. The picturesque leries, farms and churches souvenirs. Just down the programs for those with both Watauga and Avery that provide service and town of Blowing Rock is a flair for creativity. The road is the Mast Store An- New River, one of the few in the world that flows comfort to all who enter. the perfect place to have river itself provides plenty counties. From many nex, which opened about areas in the town, one north. The Todd General The Episcopal Church has 25 years later. Behind an active summer vacato do, from canoeing and Store was an old-fashplayed a role throughout tion — or to relax and do kayaking to excellent fish- has views of Grandfathe annex is a gravel road ther Mountain, as well as ioned mercantile that dat- ing. Several companies, the community’s histonothing at all. For more to the Valle Crucis Park, Beech Mountain, Sugar ed back to 1914 and was ry. An Episcopal bishop information, visit www. including RiverGirl Fisha recreational area with built in anticipation of the ing Company and Wahoo’s Mountain, Rich Mounentered the community blowingrock.com. walking paths, riverfront, Norfolk and Western “Vir- Adventures, have outposts tain and Mount Rogers in in 1842 and provided its picnic areas, sports fields ginia Creeper” railroad. name, which is Latin for near Todd to provide gear Virginia. and live music during the VALLE CRUCIS Todd was the last stop of “Vale of the Cross.” and instruction for anyone summer. Dining highSEE TOWNS ON PAGE 15 Just off N.C. 105 south The Valle Crucis lights include Over Yonder the route and got much of interested in hitting the

as well as the many coincidental references to ‘devCONTINUED FROM PAGE 14 ils.’ ‘Seven Devils’ seemed to suggest a frivolous, Seven Devils is just a mischievous resort where few minutes from Boone, people could experience Blowing Rock, Banner the temptation of Seven Elk and Valle Crucis and Devils.” can be found off N.C. In the 1960s, the town 105. grew with a golf course, One of the smaller towns ski slope, lake, riding in the region, Seven Devils ground and camping area. began life in the 1960s as After the resort venture the Seven Devils Resort, experienced financial and, in 1979, the resort trouble, the town was became incorporated as incorporated. While the the town. golf course and ski slope How did it get have been closed for a its name? According to number of years, Hawkthe Seven Devils website, snest has become one of “The founders wanted the town’s centerpieces. a catchy, unique name Among the attractions that would bring attenat Hawksnest (www. tion to the mountain. hawksnestzipline.com) They noticed the repeated is year-round ziplining. appearance of the number For more information and seven, including the seven events at Seven Devils, predominant rocky peaks visit www.sevendevils. surrounding Valley Creek, net.

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Mountain Times Publications • Page 15

HIGH COUNTRY REAL ESTATE GUIDE

Wednesday, March 16, 2022

BANNER ELK The mountain valley town of Banner Elk has grown from a tiny hamlet to a town offering yearround amenities and memorable vacations for the entire family.

Banner Elk is home to Lees-McRae College, a small, private, four-year coeducational liberal arts college affiliated with Presbyterian Church U.S.A. with more than 900 students from more than 20 states and countries.

The old stone buildings nestled across campus make for a photographer’s delight.

The town hosts numerous shops and restaurants and stays abuzz with activities and events.

Visitors can picnic or walk in the town park, hear live music, enjoy exquisite shopping or

simply relax by the Mill Pond and stay in one of the inns after dinner in a fine restaurant.

Banner Elk is in the heart of the High Country’s many attractions, and just a short drive will take you to numerous natural settings where you can relax and revel in nature’s beauty.

Banner Elk also offers many cultural happenings, with a celebrated summer theater program by LeesMcRae and art festivals by some of the area’s many galleries and artisans.

Visitors are encouraged to return to Banner Elk each year for its Woolly Worm Festival, which attracts close to 20,000 people annually.

Cutting between the peaks of Sugar Mountain, Beech Mountain and Grandfather Mountain,

the topography of the town provides natural definition and gentle undulation through the town’s boundaries.

For more information or a calendar of events, call Banner Elk Chamber of Commerce at (828) 898-8395, or visit www. bannerelk.org.

BEECH MOUNTAIN At 5,506 feet, Beech Mountain is the highest town in Eastern North America.

That means two things: When winter comes, it’s a great place to ski, and, even on the hottest day of the summer, it’s cool on top of Beech Mountain.

Even when it’s steamy in the “lowlands” of 3,000plus feet, the temperature stays comfortable.

The rest of the world

seems distant when you settle down on the front porch of a rental condominium and survey the magnificent view that is one of Beech Mountain’s trademarks.

Beech Mountain is a four-season resort. There are more than 5,000 beds available on top of the mountain. These range from rustic cabins to mountain chalets to luxury condominiums.

When it’s time to eat, you can enjoy anything from a deli sandwich to pizza to a gourmet meal by candlelight.

During the days, there are many specialty stores for shopping, a golf course, horseback riding, tennis, swimming and hiking. There are nearby canoe and raft runs that SEE TOWNS ON PAGE 16

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Page 16 • Mountain Times Publications

Wednesday, March 16, 2022

HIGH COUNTRY REAL ESTATE GUIDE

TOWNS CONTINUED FROM PAGE 15

are among the best offered in the Eastern United States.

Nightlife is alive and well on the mountain.

Whatever your musical taste, you can find a spot to enjoy an after-hours scene.

There’s another good thing about Beech Mountain. The mountain is so large that much of it remains in a natural state, with rich forests dotted by rolling farmland. And it’s only a short drive from the “downtown” to the country or resorts. Take your pick.

Our guess is if you spend some time in Beech Mountain, you’ll want to come back to do some real estate shopping. Or at least book a slopeside condo for the ski season.

For more information, visit www.beechmtn.com.

CROSSNORE Crossnore is a town steeped in educational history. The town is home to Crossnore Academy, founded by Drs. Eustace and Mary Martin Sloop.

The Sloops traveled the steep dirt trails in isolated mountain valleys to bring medicine to the people and convince farmers to let their children come to school. Because of poverty and distance, the Sloop school in Crossnore eventually took in boarders and built dormitories to accommodate them.

It gained a national reputation for effectiveness in changing lives and in breaking the cycle of pov-

PHOTO BY DAVID ROGERS

More than 100 beer connoisseurs enjoyed fellowship and fun on the Blowing Rock Chamber of Commerce lawn for the 2022 Winterfest Beer Garden on Jan. 29, raising their glasses to celebrate the good times.

erty, moonshine and child marriages of mountain families. Mary Martin Sloop eventually put these tales to paper in her autobiography “Miracle in the Hills,” which has since been used as the basis for a drama of the same name that takes place each summer in present-day Crossnore.

The Sloops built a school, hospital, dental clinic and, eventually, a boarding school to give children the basis for an improved life. They brought to Avery County the first electricity, telephones, paved road and boarding school. Through the Sloopses’ advocacy, public schools flourished in Avery County.

Today, Crossnore Communities for Children carries on the work of the original school and has reclaimed the

educational foundation beneath its commitment to give hurting children a chance for a better life. The school’s teachers enable it to meet not only the special needs of Crossnore residents, but also the needs of area students who live at home and whose educational needs are best met at Crossnore.

Crossnore is famous for its Independence Day parade and celebration, and the town’s Meeting House is home to the Crossnore Jam, a series of gatherings and concerts by local musicians on the first Friday night through the summer and fall months.

For more information, visit www.crossnorenc. com.

ELK PARK The town of Elk Park

borders the state of Tennessee and offers a unique visiting experience.

From the old-time feel of Brinkley’s Hardware Store to the additional Lower Street antique shops and classic barbershop, Elk Park takes visitors back to a simpler time.

The town’s original thoroughfare, Lower Street, and many businesses originated when Elk Park hosted a train depot for the old East Tennessee and Western North Carolina Railroad, better known as Tweetsie.

Elk Park thrived due to the industry and remained vibrant after the trains stopped running through town.

For more information, call Elk Park Town Hall at (828) 733-9573.

LINVILLE The community of Linville is located just south of the intersection of U.S. 221 and N.C. 105 in Avery County. The community was founded in 1883, designed by Samuel T. Kelsey of Kansas and named for William and John Linville, who were reportedly killed by Cherokees in 1766.

East Tennessee and Western North Carolina Railroad passed through the community from 1916 through 1940, when a major flood washed away the tracks. The old rail route later became N.C. 105 in 1956.

Linville has three country clubs in the area: Eseeola, Grandfather Golf and Country Club and Linville Ridge, all open late spring to early fall.

A number of local tourist areas within a short drive share the Linville name, including the Linville River and majestic Linville Falls, Linville Caverns on U.S. 221 and the Linville Gorge wilderness area.

For visitors considering making Linville a part- or full-time home, they can visit Linville Land Harbor, where units are available for sale or rent in a cozy community featuring its own golf course and amenities.

A number of residents reside at Land Harbor part time, while others stay year-round to enjoy the beauty of the area’s four seasons.

During the winter months, Linville is only a short drive to nearby ski SEE TOWNS ON PAGE 17

HIGH COUNTRY REAL ESTATE GUIDE

Wednesday, March 16, 2022

TOWNS CONTINUED FROM PAGE 16

slopes at Sugar Mountain and Beech Mountain, popular skiing and snow-tubing destinations.

Perhaps the most popular tourist attraction housed in Linville is Grandfather Mountain.

The Grandfather Mountain attraction offers picturesque views during all four seasons, animal habitats and the famous Mile High Swinging Bridge.

Grandfather Mountain State Park offers hiking trails and backcountry camping opportunities.

NEWLAND The highest county seat east of the Mississippi River at 3,589 feet, the town

of 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 is located in a broad flat valley and is 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 because she could not marry a brave from another tribe.

A town of about 700 residents, Newland succeeded over three other areas for the honor of county seat.

The recently renovated courthouse, originally constructed in 1913, overlooks a classic town square, bordered by shops and

churches and complete with a memorial to Avery County veterans.

Adjacent to the courthouse building is the original jail, which has been converted into the Avery County Historical Museum. Exhibits in the museum, which is free to visit, include the original jail cells, numerous artifacts and information about the history of Avery County.

During the autumn and fall months, visitors can check out the farmers’ market that meets on Saturday mornings outside of Newland Elementary School, and visitors traveling out of town can picnic or hike at Waterfalls Park, a unique recreation spot sponsored by Newland Volunteer Fire Department.

Heritage Park hosts rodeo events on weekends during the summer and is the permanent home for the county’s annual Agriculture and Heritage Fair each September.

Newland hosts an annual Christmas parade through downtown, with decorations adorning the town reflecting the area’s rich Christmas tree industry.

With a number of restaurants and boutiques downtown, Newland is a prime destination for dining and shopping, or just to stop in on a visit to nearby Roan Mountain, Tenn., or Grandfather Mountain. For more information, visit www. townofnewland.com.

SUGAR MOUNTAIN If outdoor activity is

Mountain Times Publications • Page 17

your thing, look no further than the village of Sugar Mountain.

Offering more than just great skiing, Sugar Mountain also provides its visitors with an array of ways to get outside and enjoy the beauty of the High Country.

One attraction in particular is the summer lift rides on Sugar Mountain.

On weekends, weather permitting, visitors can ride the ski lift to the 5,300-foot peak of Sugar Mountain. The 40-minute round-trip ride features a spectacular view of the High Country and runs from Independence Day weekend to Labor Day weekend.

If heights aren’t what you’re looking for, Sugar Mountain can also be seen on foot. With numerous

trails that wind throughout the village of Sugar Mountain, you can see both the brilliant greens of summer, the vibrant reds and yellows of fall, and the white of winter.

The trails of Sugar Mountain are not just for those on foot. Many cyclists choose the village of Sugar Mountain for its variety of challenging and picturesque terrain.

The village of Sugar Mountain also gives tennis and golf lovers an opportunity to enjoy their favorite sports in the beautiful mountain setting. With Sugar Mountain’s golf course, six fast-dry clay courts and full-service tennis pro shop, visitors will never be faced with the problem of finding SEE TOWNS ON PAGE 18

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nity Center is located off of N.C. 88 West in Creston CONTINUED FROM PAGE 17 and is home to festivals and other events all year something to do. long. Worth’s Chapel at Whether you come for Creston United Methodist a day or stay in one of Church is located in Cresthe many comfortable ton and was listed as a lodgings the village has to National Historic Building offer, Sugar Mountain will in 2005. soon become your destinaThe chapel was built tion for great outdoor fun. about 1902. The interior For more information, of the chapel is finished, visit www.seesugar.com. in part, with American chestnut wood, harvested before the blight reached CRESTON the northwestern mounLocated in the northtains of North Carolina. western corner of Ashe County, Creston lies on FLEETWOOD the border of Tennessee.

Located just off of U.S. The curvy winding roads can offer travelers some of 221 between West Jefferson and Deep Gap, Fleetthe most beautiful, scenic wood is home to great byways in the area. community gatherings at The Riverview Commu-

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HIGH COUNTRY REAL ESTATE GUIDE the Fleetwood Community Center and the local volunteer fire department.

On your way to and from the busy towns of Boone and West Jefferson, stop by to look at local crafts, antiques and civic pride in Fleetwood.

prior to its counterpart, West Jefferson, and stood at the base of Mount JefGRASSY CREEK ferson. The town was first Just south of the North known as Jeffersonton, Carolina-Virginia border, but then became JefferGrassy Creek is a tightly son, and was one of the knit community that is first towns in the nation dotted with smiling faces to bear the name of U.S. and countless rows of Fra- founding father Thomas ser fir Christmas trees.

Jefferson.

GLENDALE SPRINGS Check out the sights The town is the county Home of the breathtakaround the nationally reseat of Ashe and is home ing and awe-aspiring fres- nowned New River, where to the new courthouse, as co painting by Ben Long at you will also find the River well as the historic 1904 Holy Trinity Episcopalian House Country Inn and Courthouse.

Church, Glendale Springs Restaurant for delectable The Museum of Ashe has become revered for its dinners.

County History is located budding arts scene. in Jefferson and can be The community has found in the 1904 Courtbecome a must for anyone JEFFERSON house. The museum, A rich history, dating visiting Ashe County. through items collected from 1799, lies in the Proximity to the Blue and on display, offers a Ridge Parkway is an added picturesque town of Jeflook at who the citizens of ferson. bonus as summer sets in the county are, where they Jefferson was founded and fall colors begin to came from, how they got explode.

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to the town, what did they do on the way and where do they go next?

Ashe County Park and Foster Tyson Park are also located in Jefferson, the former of which hosts a nationally celebrated disc golf course.

LANSING Whether you’re looking for a town reminiscent of the past or a town that offers whispers of tomorrow, the small, friendly town of Lansing beckons to travelers from near and far to visit and relax, while browsing its shops, trying some home cooking and tasting some locally made wine.

The town, in the northwestern section of Ashe County, is 20 minutes from Jefferson and West Jefferson and only 45 minutes from Boone.

Travelers can arrive in the town in less than an hour from Abingdon, Va., or Mountain City, Tenn.

The town has one stoplight, and several businesses line the street.

Home-cooked meals can be found at Country House Restaurant, while pizza, sandwiches and salads, along with specialty teas and fresh roasted coffee, are available at Pie on the Mountain.

The first post office in the town was established in 1882 and served a rural community, made up of a village and outlying farms until the railroad made its appearance, according to www.lansingnc.com.

The economy and population began to take off SEE TOWNS ON PAGE 21

Wednesday, March 16, 2022

HIGH COUNTRY REAL ESTATE GUIDE

Mountain Times Publications • Page 19

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Page 20 • Mountain Times Publications

HIGH COUNTRY REAL ESTATE GUIDE

Wednesday, March 16, 2022

KEEP heating BILLS CHILL! Harsh temps force your heating system to work extra hard to keep up with the thermostat setting. But you can keep costs chill by managing energy use.

Help bills relax with these tips: •

Lower your thermostat. Heating your home accounts for about 42%* of the typical utility bill.

Lowering the thermostat by even 1 or 2 degrees will reduce your electricity costs related to heating.

•

Find and seal air leaks. This can save you anywhere from 5% to 30%** per year on energy costs.

•

Change filters regularly. A dirty filter can slow air flow and make your heating system work harder.

That increases electricity use and your bill.

•

Take advantage of saving tools. Usage Tracker is a free tool that shows how much electricity you’re using each day and the impacts of outside temperatures. Find Usage Tracker on “My Account” at BlueRidgeEnergy.com.

Find more solutions to keep costs mellow at BlueRidgeEnergy.com/101. *According to energy.gov

|

**According to the U.S. Dept. of Energy

HIGH COUNTRY REAL ESTATE GUIDE

Wednesday, March 16, 2022

Mountain Times Publications • Page 21

TOWNS CONTINUED FROM PAGE 18

by 1914 as the Norfolk and Western Railroad, better known as the Virginia Creeper, came to town.

A big commodity for area residents was iron ore mined from the mountains. The railroad served as an avenue to transport the ore to markets in Richmond, Va., and Pittsburgh, Pa. During its history, Lansing had a cheese plant, clothing store, coffin shop, doctor’s office, bank and a restaurant, according to the town’s website. The cheese plant allowed area farmers to bring their goods to sell instead of having to travel into West Jefferson. The town was chartered and incorporated in 1928.

Lansing faced two devastating fires in the 1930s and ‘40s and faced Hurricane Hugo later that century. Despite these setbacks, the town continued to flourish and expand.

The Works Progress Administration built the Lansing High School in 1941, using local granite stone.

Former school still stands today. The scenic Virginia Creeper biking trail is available to visitors, as is the town’s park.

For more information about Lansing, visit www. explorelansingnc.com.

PHOTO BY NEAL FALVEY

Florida family Barry, Dylan and Jack Higgins slide down the Beech Mountain Sledding Hill. “I love going fast,” said Jack.

on the scenic byway.

Although it touches Wilkes, Alleghany and Ashe counties, Laurel Springs is never more than a 30-minute drive from the listed county seats. Also, be sure to stop by the Thistle Meadow Winery for individualized tours of a family-owned wine business.

around the Virginia-Carolina Railroad depot during the early 1900s.

According to the town’s history, the first ownership of the valley now known as West Jefferson began in 1779 when N.C. Gov. Richard Caswell granted 320 acres to Col. Ben Cleveland, who battled the British at Kings Mountain.

More than a century later, the West Jefferson WEST JEFFERSON LAUREL SPRINGS Land Company surveyed Another border commuWith a thriving arts the new town and fixed its nity, Laurel Springs prides district and Christmas limits as a square one-half itself with small town trees galore, West Jeffermile north, south, east and charm and beauty that son makes its mark on the west of the Virginia-Caroentices motorists from the High Country as a destina- lina Depot. The town was Blue Ridge Parkway for tion for locals, as well as chartered in 1915. a quick bite to eat before visitors.

The town’s initial growth continuing their adventure The town was built came through the railroad,

but early development was also spurred by the opening of the First National Bank of West Jefferson in 1915.

The bank’s branch office, built in 1962, is now home to West Jefferson Town Hall.

The town continues to thrive today and has a little something for everyone. Those visiting the town can browse one of the many art galleries, gift shops and retail stores.

West Jefferson is home to many varieties of artwork, from paintings and photographs to sculptures and quilted items.

More information about the area’s art district can be found

at the Ashe Arts Center, located at 303 School Ave., just off of East Main Street.

The center is home to the Ashe County Arts Council, which sponsors a variety of community programming and exhibits throughout the year.

A popular spot in the town is the Ashe County Cheese Plant where visitors can see cheese made and go across the street to the Ashe County Cheese Store to purchase a variety of cheeses, from cheddar to pepper jack and the celebrated cheese curds.

Old-fashioned snacks and candies and locally made wines can also be purchased at the store.

The cheese plant is open year-round and located at 106 E. Main St. in West Jefferson.

Just outside West Jefferson, in the Beaver Creek community, St. Mary’s Episcopal Church can be found. The church is the location for a fresco of Jesus on the cross by renowned artist Ben Long.

A painting of Madonna with child also hangs on the sanctuary wall.

Local eateries and cafes offer all sorts of tasty treats, coffee, spirits and more, from one end of the town to the other.

For more information, visit www.visitwest jefferson.org.

Page 22 • Mountain Times Publications

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HIGH COUNTRY REAL ESTATE GUIDE

Assessment details key facts about living in High Country STAFF REPORT HIGH COUNTRY — A Housing Needs Assessment for the High Country has been completed by the firm Bowen National Research, the High Country Association of REALTORS announced Tuesday. The assessment covers Alleghany, Ashe, Avery, and Watauga counties.

In the fall of 2021, the High Country Association of REALTORS® (HCAR) partnered with Ashe County, Avery County, Watauga County, the High Country Homebuilders Association, the Town of Boone, the Blue Ridge Business Development Center in Alleghany and the Village Foundation of Blowing Rock to retain Bowen to conduct an assessment of housing issues in the region.

Support from HCAR included a grant from the National Association of REALTORS® and a grant from the North Carolina Homeowners Alliance. In 2021 HCAR members sold

a total of 3,222 residential listings worth $1.43 billion. The median sale price was $345,000, an increase of 21 percent from the year before.

“Housing affordability and availability are priority issues for our membership,” said Jim Lewis, President of the High Country Association of REALTORS®. “Homeownership is synonymous with the American Dream, and with growing demand, we want the High Country to be an affordable place to live, work and raise a family. That’s why we partnered with stakeholders to fund this study of the housing market.”

Bowen National Research began the assessment in August of 2021.

The assessment included an evaluation of demographics and employment trends, analysis of housing stock, migration patterns, community services, blighted properties, and development opportunities

and surveys of employers and community stakeholders.

The 400-page completed study will help government officials, community leaders and local employers understand the region’s evolving housing market, establish priorities, modify or expand policies and meet future housing needs.

Key findings in the assessment include: • The median home value in the High Country is $223,906, above the state’s estimated median value of $217,574.

• The highest median home value is in Blowing Rock, $436,585. The lowest is in Alleghany, $160,836.

• An estimated 6,448 renter households and 5,524 owner households in the High Country are cost burdened, meaning the household pays more than 30 percent of income on housing costs. In the town of Boone, 64.7 percent of renters are cost burdened.

• Of 919 multifamily rental housing units surveyed, only one was vacant, resulting in a 99.9 percent occupancy rate.

• According to Bowen: “In typical, well-balanced rental housing markets, the occupancy rate is generally between 94 and 96 percent. The local market’s 99.9% occupancy rate is extremely high and indicates that the market is suffering from a significant shortage of multifamily rental housing.”

• Median rent in the High Country ranges from $365 for a studio unit in Alleghany to $2,200 for a three-bedroom unit in Watauga.

• The median sale price of homes in the region increased by $119,000 between 2018 and 2021, an average annual increase of 17.2 percent.

• Nearly three out of four available for-sale homes within the region are priced above $300,000. The median list

price in the overall region is $475,000.

• According to Bowen: “Conservatively assuming a 5 percent down payment, a household would have to earn approximately $150,000 annually to afford a median-priced home.”

• “Based on 2021 estimated Census figures, only 6.8 percent of households in the region have the income to buy a median-priced home.

• Overall, there is a projected housing gap of 5,177 rental housing units and 6,349 for-sale housing units in the region over the next five years.

• “The greatest gap appears to be for housing priced between $170,000 and $285,000.”

Recommendations include: Establishing a Housing Production goal, increasing density, re-evaluating building and design standards, evaluating zoning policies, contemplating the use

of land banks, a housing bond, a housing trust fund, development incentives, and a first-time homebuyer program to help with down payments and securing additional Housing Choice Vouchers.

According to the report’s author, Patrick Bowen, President of Bowen National Research, “While the report clearly demonstrates a variety of housing issues and challenges for the High Country Region, it also points to a great opportunity to develop numerous housing product types in the area. This study will not only benefit decision-makers and residents of the region, but also it serves to inform and promote the incredible residential development opportunities for developers and investors.”

A presentation of the Housing Needs Assessment took place on February 18 at the HCAR office in Boone for stakeholders and invited guests.

MLS Market Report: Agents finish 2021 with record in sales volume recorded 249 homes sold for $116 million. There were MOSS.BRENNAN@WATAUGA- 289 homes which sold for DEMOCRAT.COM $124 million in December of 2020. The median sold The 2021 MLS Market price increased by 9 percent Report for the High Country this year to $355,200 comAssociation of Realtors® pared to $325,000 Decemsaw agents finish out the ber 2020, according to the year with records in sales High Country Association volume and some compara- of Realtors. ble numbers to the historiProfessionals in the High cal totals we saw in 2020.

Country MLS sold a total As for December of 2021, of 3,222 residential listings the High Country MLS worth $1.43 billion by the

BY MOSS BRENNAN

end of 2021. Home sales volume totaled $1.18 billion the previous year. The High Country MLS records for 2020 reported 3,269 total residential properties sold.

The number of High Country homes sold was down a mere 1.4 percent this year from 2020, however the sales value was up 20 percent, a pattern noted across the US according to the Federal Housing Finance Agency. The agency

also stated that the price increase accounted for the largest annual home price increase in the history of the agency’s House Price Index, according to the High Country Association of Realtors.

A notable statistic recorded this year was the median sold price — the point at which half of all homes sold above or below — was $345,000 for 2021. It was $285,000 the year prior.

That’s a 21 percent increase in the residential sales price compared to 2020.

High Country Realtor® and MLS past president, Shy Fecteau explains the year from a professional’s point of view.

“We thought it couldn’t get any more challenging than 2020, but as we entered an even stronger seller’s market in 2021. High Country Realtors® had to work harder than ever to

bring their buyers to closing,” Fecteau said. “That is evident by our sales volume and number of home sales, despite the continuing decline in inventory month over month.”

September of 2021 saw buyers scoop 305 homes off the market, which was the most in one month recorded all year. The high mark for home sales last year was SEE REPORT ON PAGE 23

Wednesday, March 16, 2022

REPORT CONTINUED FROM PAGE 22

recorded at 440 homes sold in September of 2020. At the markets low mark, in February, High Country Association of Realtors saw a meager 183 homes sold. The lowest number recorded since April the year prior, which saw only 130 homes sold.

INTEREST RATES: Loan giant Freddie Mac reported the average 30-year fixed rate to be 3.22 percent as of January 10, 2022. We saw rates steady around 3.10 percent for the month of December 2021.

Rates for 30-year-FRM’s were at 2.65 percent a year ago.

INVENTORY: As of Jan. 10, there were 289 homes for sale in the four-county area, compared to Jan. 6 last year when there were 496 homes for sale. With that comparison, there is a nearly 42 percent decrease in inventory from the previous year.

LAND: Realtors® sold 1,649 tracts of land for the year of 2021, with total sales volume recorded at $195 million.

Last year 1,144 tracts of land worth $110.3 million in 2020.

MLS data shows that for the month of December Realtors® recorded 144 land sales worth a total of $18.79 million. Alleghany county Realtors® sold 12 tracts worth $1.17 million.

Ashe county Realtors sold 37 tracts worth $5.37 million.

Avery county Realtors® sold 18 tracts worth $2 million.

Watauga county Realtors® sold 58 tracts totaling $8.54 million, according to the High Country Association of Realtors.

COMMERCIAL: In 2021, we saw a total of 61 commercial properties sell worth $30 million. Last year’s MLS data recorded only 30 commercial

HIGH COUNTRY REAL ESTATE GUIDE listings that sold for $13.47 million. That is an increase this year of 103% in commercial properties sold. We begin the new year with 80 commercial properties active in the MLS. To close out the year, there were 3 commercial properties sold in December. Two were in Watauga County for a combined $709,000. There was one in Ashe County for $535,000.

• WATAUGA COUNTY REALTORS® sold 1373 total homes in 2021, worth $694 million. Professionals recorded 1,426 homes worth $596 million in 2020. That The median sold price increased from $340,000 in 2020 to $400,000 in 2021. There were 118 homes worth $67.7 million that sold in December.

• ASHE COUNTY Realtors® sold 563 homes worth $184 million at the years close. Last year Realtors® recorded 541 homes sold for $153 million during 2020. The median sold price was $290,000 this year compared to the median of $265,000 the previous year.

In December 2021, 46 homes worth $14.96 million were sold.

• AVERY COUNTY Realtors® sold 691 homes worth a total of $350 million in 2021.

Last year there were 712 homes worth $285 million. The median sold price was $315,000, it was recorded at $255,000 for the year of 2020. There were 42 homes sold for $17 million in December.

• ALLEGHANY COUNTY Realtors® sold 283 homes in total, worth $77 million for the year. The median sold price was $242,172. There were 249 homes sold worth $41.12 million last year. In the final month of the year, Alleghany Realtors® sold 20 homes The graphic shows data from the 2021 real estate report across the region. worth $5.4 million.

Mountain Times Publications • Page 23

GRAPHIC COURTESY HIGH COUNTRY ASSOCIATION OF REALTORS

Page 24 • Mountain Times Publications

Wednesday, March 16, 2022

HIGH COUNTRY REAL ESTATE GUIDE

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