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!

How Much does a septic system cost in Murphy NC?

If you’re looking to buy or have already bought land in Murphy, NC, then a big question for you should be, “How much does it cost to install a septic system in Murphy NC?” Although this is a loaded question because the price can vary on many factors, here’s a good idea as to what you can expect.

Some factors that can change the cost of your septic:

  • Soil Type: this is a very detailed question, but think of it as is it rocky or just dirt?
  • Terrain Grade or Steepness: Flat land or is it really steep? Steep land can cost more to install a system on.
  • What type of system is your land permitted for by the Cherokee County Health Department?
  • Required Materials and System to be Used

Whenever you buy a parcel of real estate in Murphy NC, we highly recommend you buy it contingent to getting a septic permit. Once you have that permit, then you have authorization to install the septic system the County specifies. Here’s what you can expect from various system types.

  • Conventional Gravity Fed Septic System: Generally costs between $3,000 to $4,500. This system is usually the simplest, most cost effective method. It’s generally what most people think of when you have a septic installed. Regular maintenance is little and putting something like Rid-X down your commode once a month is all the regular maintenance you’ll need.

  • Conventional Septic System with a Pump

    : Generally it costs between $6,500 and $8,000. They work very well and in fact, it was the type of system we had on our very first home. It works the same as a conventional gravity system with only one main difference. The waste water needs to go uphill in order to get to the drain field. Since it doesn’t run uphill on it’s own, another septic tank and pump system is required to get it there. The additional cost is in the extra tank, pump system, piping, and extra labor to make the system work. Regular maintenance is the same as a conventional gravity system. The only thing that can go wrong with it is the pump ceases to work for various reasons. They have a mandatory alarm installed to alert you when this happens. Many pumps are warrantied for 3-5 years.

  • T&J Panel Septic System: Generally they cost $7,000 to $9,000. This system is relatively new and works like a gravity system in areas that have deep soil but few pockets of soil. Drain lines are not nearly as long. It works quite well and maintenance is similar to that of a conventional gravity system.
  • Direct Discharge: $18,000 or more depending on requirements. This system acts like a municipal system in that it treats the water and ultimately dumps it into a body of water. The water (creek, river, lake) must have good water volume. After the waste water is treated, it is practically clean enough to drink. Periodic inspections by a qualified inspector and sometimes the Cherokee County Health Department is required – commonly in 6 month to one year intervals to ensure they are working properly.
  • Drip Irrigation System: This is the most expensive system at an average cost of $20,000 to $24,000 to install and not just anyone can install them. In fact, as of this writing, there are only 5-6 systems running in Cherokee County, and they will become more common as time goes on. These systems are reserved for properties that have little soil suited for a septic. Soil pockets are usually not deep and drip systems are ideal for this situation. The lines lay on the soil or just below and “drip” waste water out on the drain area after it has been pretreated. Regular maintenance is required for these systems. Periodic inspections by a qualified inspector and sometimes the Cherokee County Health Department is required – commonly in 6 month to one year intervals to ensure they are working properly.

Now you have an idea of what to expect from various systems. It is important to bear in mind that every system is different and speaking to a qualified installer for the system you are looking at is the best idea. For a list of recommended contractors in Murphy NC, check out our Gotta Guy List. Who knew there could be so much involved in flushing a toilet!?

John Poltrock, Certified Residential Specialist – The Poltrock Team – Murphy NC Real Estate – REMAX Mountain Properties – www.MyMurphy.comJohnPoltrock@gmail.com – Call us toll free today at 1-866-Murphy-NC or 1-866-687-7496

Information on Drilling A Well in Murphy and Cherokee County, NC

How much does a well cost? Who can I use to drill my well? Should I buy land without a well? How deep will I have to go to get water? What’s the chance I won’t get water? What happens if it goes dry? What kind of minerals are there going to be in my water? Will my water be good?

These are all questions I hear regularly when my clients and customers are looking buy real estate in Murphy, North Carolina. The truth is, these are all very pertinent questions that every buyer and investor should ask. The mountains make “hitting” water much different than flat land. The real advantage here in Cherokee County is that we have some of the purest, best tasting water come straight from a well and to your tap.

When it comes to wells, here’s a good summation – there are no guarantees. There’s good news though – experienced well drilling companies are a tremendous, and quite reliable, resource that can give you answers to your questions depending on the area you find your property. We frequently use and recommend Cherokee Well Drilling due to their extensive knowledge and many, many, many wells they have drilled.

Certain areas are prone to mineral deposits that can show up in your water supply. On the same note, certain areas are notorious for having deep and/or low yield wells. For example, parts of Hanging Dog, Wolf Mountain, Indian Rock Springs, and a few others are notorious for having deep and low yield wells. These really aren’t the norm but illustrate how you can ask to make sure the piece of real estate you choose is in a “safe” location.

Here’s the answers to many of those common questions. Yes – you can buy land without a well. People do it every day and end up just fine. Many swear they have the best water in the country. The answer to the rest of the questions? Ask your local well source, look at the neighbor’s well, and find out the history. The beauty of well water is that it is clean, pure, and reliable source of water. I, too, have a well I use every day and love it! You can also send your water to the state for a nominal $25 fee and find out the mineral content and whether there is any contamination from bacteria for only $10 more.

To sum it up, wells are a great source of water. Just ask a professional when you find the land you love and you won’t have to worry about sleepless, or thirsty, nights.

John Poltrock – The POLTROCK TEAM at REMAX Mountain Properties – Murphy’s #1 Real Estate Team – www.MyMurphy.comJohnPoltrock@gmail.com – Call Today Toll Free at 1-866-Murphy-NC or 1-866-687-7496