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Homes, Cabins & Land  
in Rutherford County, NC


FAQ's

Frequently Asked Questions

Is there a time restriction for building in the communities featured on this website?
The short answer is No. Most communities in this area allow the property to be held as an investment, a place for recreation, or as a future homesite. Many see buying land as a type of savings account, others simply choose to buy land first, and build on their own schedule.

What are the Property Owners/Home Owners Association dues in the communities, and what do they cover?
The dues primarily maintain the paved roads and the common areas (please click on the community name to see their specific protective covenants)

How much earnest money do I need to put down?
It's a negotiable amount between seller and buyer, but generally you can expect to put $500 on any parcel of land, $2,000 on any cabin/home purchase. Transactions usually close in four to six weeks when financing is required, a cash sale can close more quickly.

What is "Due Diligence"?
North Carolina is a Caveat Emptor (buyer beware) state, so the real estate commission added language and an option to protect the buyer. Due Diligence is a window of time that a buyer can purchase (both time and fee are negotiable) that allows time for a buyer to make any inspections, secure financing, and if they so choose, for any or no reason, terminate a contract losing only the Due Diligence fee (Earnest monies are returned, with few exceptions). The fee is non-refundable, and is a credit to the buyer at closing.

What are the closing costs?
The amounts will vary with each purchase, but the following is a list of what they generally are:
To the buyer (also, there may be other fees, depending on the lender):

To the seller (there may be other fees, depending on the type of loan):

What are the taxes in Rutherford County, NC?
The taxes are currently .69/$100 for most of the county (example: $89,900 = assessed value ÷ $100 x .69 = $620/year). Many properties available in the Hearthstone Ridge, Clearwater Creek, and Sweetbriar Farms communities are in the county, subject to Rutherford County taxes only. There are additional taxes for those properties within the city limits of Lake Lure, Rutherfordton, Forest City, etc.

Are there paved roads in the communities?
The roads are paved in Clearwater Creek, Hearthstone Ridge, The Peaks at Lake Lure, Sweetbriar Farms and Ole Plantation, but they are (maintained) gravel in Pinnacle Ridge.

Are these gated communities?
Yes, the entrances of these communities are gated (except for Pinnacle Ridge South - although the Northern section of Pinnacle is now gated). Many owners enjoy the comfort of knowing access is restricted while they are away from their property. This is a rural area, and though most of these communities are gated, there are few sidewalks or curbs, just home sites with light restrictions

What are the restrictions?
This is best answered by looking over the protective covenants for each community. The primary ones common to all are: no mobile homes (yes, RV's are generally fine), no junk cars, and no commercial animals.

How about utilities?
Electricity is already in place for the properties offered herein When purchasing a lot, the electric company will bring power to your cabin/house after the Certificate of Occupancy is issued from the county's building inspection department. Temporary power is available during construction. Duke Energy and Rutherford Electric Co-op both service the local electrical grid.
Phone lines are from AT&T, usually installed to the edge of each property.
Water will frequently be from your own well. Your waste water will most often go into a septic system. Installation of both are the buyer's responsibility (unless you are purchasing a finished home, or the seller of a lot has previously installed a well, septic, or both).
Natural gas is not available outside the town limits, but tanks for propane or heating oil are permitted.
Cable TV is offered by Northland Cable in certain areas. Location varies and is usually not available in the rural subdivisions, but satellites are frequently used.
Internet connectivity varies by community and location. Research is recommended.

How deep are the wells? What do they cost? How is the water?
The average depth of a well in Rutherford County is between 200' and 400'. It is wise to budget around $6,000 for the complete package, which includes drilling, casing, submersible pump, pressure tank, and trenching the supply/power line to the home. Rutherford County has excellent, good-tasting water, without the sulfur or iron issues that plague other areas. Many people only use a sediment filter for their homes, as carbon filtration may not be necessary. New wells will require frequent changes of filtration media.

What are septic permit costs?
Septic permits are issued from the Foothills Health District (Rutherford County's health department), and they are valid for a five-year period. The fee is currently $400 for a two-bedroom permit, $500 for a three-bedroom permit, and if no city water is available, a well drilling permit ($400) is also required. Septic system installation usually runs $3,000 - $4,000.

How far away is a hospital?
Rutherford Hospital is a 143 bed hospital in Rutherfordton. We suggest using a mapping application to determine the distance and best route from the property you are considering.

Am I allowed to use my property as a vacation rental?
in many instances yes, provided the occupants respect the peace and privacy of others. Please refer to the covenants and restrictions that the property may be governed by.

May I have a shed, workshop, or barn?
Generally outbuildings are allowed, and should match or have a similar finish as the primary residence. Please refer to the covenants and restrictions that the property may be subject to.

Are animals allowed?
Yes, your pets are welcome. Some communities allow grazing animals (horses, goats, sheep, etc.). No commercial animals (i.e. no raising of poultry, pigs, etc. for resale) are allowed, unless that is the type of property you are purchasing. Please refer to the covenants and restrictions that the property may be subject to.

How do they build on a steep lot?
There are a couple of foundation methods that work well:
1) A basement can be cut into the land, giving the house a flat place to sit.
2) A "staircase" can be cut into the land to give a flat place for each course of foundation block.
Both types utilize a concrete footing beneath the house which must pass building inspections. A basement floor is sometimes poured as a footing/slab combination.

What if I have other questions?
We love to answer questions! Call us!