The Benefits of a New Survey When Buying Real Estate in Western North Carolina

When you buy real estate in Murphy and Western North Carolina, the question ought to arise whether you pay for a new survey. It doesn’t matter if you are purchasing vacant land, a home, or a commercial parcel; you’ll get many key advantages from a new survey if you choose to do it.

  1. Remarked lines – this is the most obvious advantage. As part of the survey, the surveyor will go through and mark the perimeter of your land. Common markers are yellow, orange, or pink ribbons on a tree, “blazes” where they hack the side of a tree and paint it with spray paint, iron rods, or fence posts.
  2. A “map” of your land – when complete, the surveyor will provide a plat of your land, which is a big map showing the dimensions, direction of lines, and more on the land. Want to see a sample of what you receive from a plat? Click Here to see a Sample Survey.
  3. Verification of any encroachments/structure locations – in determining and marking lines, the surveyor will discover if there is an encroachment by your property or from an adjoining parcel. For example, he might find the neighbor’s fence, house, shed, garden, retaining wall, etc. is on your property. Even worse, what if the house or garage you’re buying is partially or wholly on another property? While it may sound unlikely, we’ve seen entire houses built on the wrong parcel of land. Normally, it is a matter of locating and showing your structures on the survey map itself.
  4. Review of Right-of-ways/easements – if the property you are buying has a right-of-way to it or through it (or easement. They mean essentially the same thing, some folks interchange the words), it can be a good idea to verify the location of it. Some easement locations are extremely specific of where they are while others are beyond vague; it can be beneficial to make sure you have good access to reach your property or that an easement to another property through your property does not go through your buildings etc.
  5. Verify acreage – want to ensure the size of your land is accurate? The only accurate way is a new survey. If it hasn’t been surveyed in a long time, acreage can vary wildly. I’ve seen 50 acre parcels that were really 80 acres and 50 acre parcels that were really 34. If properties have been surveyed within the last decade or two, it is generally accurate and varies within 1/10th of an acre. The older it gets, the more it can be off.
  6. Title Insurance to include boundary coverage – when you obtain a new survey prior to a real estate closing, the attorney can add boundary coverage to your title insurance policy at no additional cost. This is a huge benefit, especially on larger tracts. For instance, what if a neighbor builds a shed on or stakes claim to a certain portion of your property? With boundary coverage, the title insurance company will step in and protect your interests. They will not do this without boundary coverage specifically covered in your policy. Because of that, be certain to prompt and verify with your attorney they have included it in your policy. They MUST send in a copy of the survey to the insurance company.
  7. A new deed description – sometimes this is a huge benefit while other times it is unnecessary. For instance, a home built in a subdivision created with in the last decade or two likely will not need a new description as the description is accurate. If you’re buying an “old” parcel that hasn’t been surveyed in a very long time, a survey is priceless. Some old deed descriptions literally have a description that goes to the “old hickory stump” then fifteen poles to a barb wire fence. Those definitely need a new survey to be able to accurately know where boundary lines are located and the true size of your acreage.

A quick story – I purchase a rental house in downtown Murphy and did not get a survey. Whoops. Turns out the last time it was surveyed, that I could find, was somewhere around 1960’s. The neighbor, who I was fortunate enough to know, pointed out to me the carport, which is attached to the house, was partially on his land. I immediately called a surveyor, had it surveyed, and sure enough! The neighbor was kind enough to deed a small <0.01 acre triangle to me to correct it. Had it not been him, I may not have been so lucky to have such a good resolution. Since then, I almost always get a survey when I buy a property.

What’s the approximate cost of a new survey? Every surveyor has a different price structure and every parcel of land is different so there is no normal pricing. As a general guidance, the minimum cost is $550 and can be in the thousands the larger the tract of land is. The only way to get a true quote is to send in the parcel info and have it quoted.

Need a good surveyor? Check out our Gotta Guy List for our recommend contractors, surveyors, and more.

Click here to see a SAMPLE of a survey.

Written By: John Poltrock, The Poltrock Team at RE/MAX in Murphy, NC 1-866-Murphy-NC

Want to search homes and properties for sale in Western North Carolina? Search all properties HERE!

Bring the Train Home to Murphy NC! A record is made in the Guinness Book of World Records!

On October 5, 2018, Downtown Murphy NC had thousands of residents on the square whistling and singing a custom version of “She will be coming round the mountain when she comes!” and signing a petition with the goal of bringing the train back to Cherokee County. It would stimulate tourism, commerce, and more. Watch to see what it was like to be in the crowd!

It was a great event led by many of our area’s leaders including: Mayor of Murphy NC Rick Ramsey, Mayor of Andrews NC James Reid, Representative Kevin Corbin,  Jim Davis, and more. It shows our community spirit here in Murphy NC. We are proud to be here!

Murphy NC is Safe from Damages of Hurricane Florence

I spoke with a great customer of ours and I heard rumor many folks from out of state are not coming to the mountains of Murphy NC because of the damage caused by Hurricane Florence. While it is true many of our eastern towns and cities of North Carolina have been severely damaged, our mountain city is safe and sound. Not only that, Murphy is the perfect safe haven when retreating from natural disasters around the United States.

Hurricane Florence was rough on the Carolinas, and you can see from the map, we are over 500 miles inland. Other than rain, we received no flooding or damaging winds. Murphy was the perfect place for those forced to evacuate! In fact, many of our clients did just that. We had folks escape from Myrtle Beach, SC and many more.

In the event you’re holding back coming to Murphy, you should come! The great news is we’re safe and sound and October is one of the best months to be here: changing leaves and fall festivals are just the beginning. 

Our home in the Appalachian Mountains is quite sheltered from natural disasters. The mountains break up tornadoes, hurricanes are rain by the time the reach us, flooding is rarely an issue especially for those on elevations above the river. Because of this insurance is quite low! We’re working on a transaction now on a creek and the annual flood insurance is $260 for the entire year. An average home owner’s policy can be as low as $400 for the year to $1,300 depending on “add-in” coverages. The normal range I see is $600-900 annually.

Love the mountains and want to have your get-a-way? Our Team is here to help you! Feel free to Contact Us and let us know what we can do to help plus use our Free Online Real Estate Search. Plus, we’re only a call away at 1-866-687-7496.

Extremely Pleased with The Poltrock Team

We decided to work with The Poltrock Team after a positive interaction with John. Throughout our real estate transaction, we were extremely pleased at how easy it was to communicate with the team members. Looking back, we enjoyed a “professional, fun, and overall awesome” real estate experience – and we would absolutely work with The Poltrock Team again.

–Danny Nelson

Advantages of Choosing a Realtor with a Closing Coordinator

Simply put, real estate is a demanding business. No matter if you’re in Murphy, North Carolina or any other corner of the United States, having a Realtor who is effective in getting everything done for you, and done well, is virtually impossible for a single real estate agent. That is why The Poltrock Team at RE/MAX embraced the Team Model as opposed to inefficiently trying to do everything individually.

When you’re selling real estate, hiring a Team with a Closing Coordinator is a huge advantage. From contract to closing, our Closing Coordinator ensures you have the most seamless closing possible. There is an incredible amount of moving parts behind the scenes you may never even realize must happen to ensure your property closes. 

What can you expect from our Closing Coordinator?

  • Sandy Payne is our amazing Closing Coordinator.

    Personal Point of Contact to answer the many questions that arise.

  • Coordinates any and all inspections with all appropriate parties.
  • Helps execute any necessary repairs.
  • Ensures all necessary documents are executed and delivered to the closing attorney’s office for closing preparation.
  • Coordinates & Schedules closing appointments with the attorney’s office. Continually follows up and reminds all parties to ensure your closing is as timely as possible.
  • Coordinating, Managing, and responding to the constant communication between parties to ensure a smooth transaction
  • Assists in timing to change, order, and/or cancel utilities and insurance.
  • And many more unseen duties and tasks.

With a single agent, do you think your closing would be smooth and happy if they’re out showing, at an open house, on vacation, or simply not answering the phone? If you read many of the feedback responses, our closing coordinator is constantly referenced as one of the best parts of the buying and selling experience.

Having a closing Coordinator is invaluable as we move your property from For Sale, to Under Contract, and ultimately to CLOSED. While you may read this article and have an idea, you won’t understand how much of a strategic advantage it is for you until you experience it for yourself! The best part? It costs you nothing extra to have our whole Team working for you. Our fee structure is identical to that of a single real estate agent. 

Ready to sell your property and experience the advantage of having a Closing Coordinator working for you? Have more questions? We’re ready! Contact us today by clicking here or calling 1-866-687-7496.

The experience was great!

The experience was great! John truly understood my goals and needs and helped me sell my cabin quick and for what I needed to sell it for. I was always informed and always felt like I was in control! Super experience!

— Patrick Hall

My Experience with the team was Outstanding

John Poltrock is a Prince! This has been my best Home buying experience ever! I live a solid 13 hour drive away from Murphy and have lost several homes because I could not make it up there fast enough! When this house came on the market, I called John the first day on the market. I told him my story, knowing that people had setup appointments already, I panicked because “This Was My House” John assured me he would not accept any offers until I got up there, I gathered my dog. Filled up the car and headed out for Murphy within the hour. The rest is history, I now own my lovely mountain top home in Murphy. Team Poltrock, did step up to the plate and my experience with them was outstanding.

–Anne Davies

Odor Hog Stops Septic Gas Smell From Around My Home

My wife, Jessica, and I recently completed building a new home. It’s not the first we’ve built, but the first for us personally. Septic systems reign supreme in the mountains of Western North Carolina. Truth be told, they are excellent at disposing wastewater. While most professionals recommend annual to semi-annual maintenance and pump out, many homeowners choose not touch them until there is a problem. I know of endless scenarios where owners haven’t touched their system in a decade plus.

When we finished construction, we had a unique scenario I’ve never come across in over ten years of being a real estate agent. Brand new system, brand new home, septic system stench in the driveway. It was awful. There were days you could walk outside and it smelled as though the septic tank lid was open in front of you.

I researched to learn this is a fairly common issue. New septic systems vent, or breathe, from the vent stack in your home that normally vents through your roof. Essentially, it is a straight line to the septic tank itself. During low pressure systems in the atmosphere, it can push septic gasses down to where you live and play. Also, our home is built against the bank of a mountain. That, too, can cause downward air flow and cause those gasses to linger against your home.

We found a solution. After much research, we realized this is not uncommon at all. I’d never come across it in selling hundreds of homes. We found a company, Odor Hog, that produces a product that slips over your pipe vent on your roof and filters it using a replaceable carbon bag. It can provide 10 years of service, which was impressive. The reviews were spectacular, yet I skeptically ordered one. 

It works. Through a compression fitting requiring no tools, it slips on and immediately starts working. We’ve not smelled it again, not once, since we installed it. I highly recommend if you find yourself with this apparently common, but still unique, problem, you should buy one. Visit their website below and watch a miracle happen!

Want to learn more about how a septic system operates and how much it costs? Read our article! Searching for a home in the mountains of North Carolina? Let us help! Contact us or Search for Homes and Land in Mountains of NC here.

https://odorhog.com