Incredible Property With 32 Storage Units For Sale in Hayesville, NC

Investment opportunity with a beautiful mountain view for sale in Hayesville NC! Incredible property withMAIN 32 storage units and room to grow! Access this large flat lot with Highway 64 frontage for incredible visibility. Even has fiber internet available for expanded site use. Units have a 90+% occupancy rate and rent for $40 per unit per owner. Records are available upon request.

Click HERE for more Pictures and Information on this home for sale in Hayesville, NC.

 The Poltrock Team – REMAX of Murphy NC – www.MyMurphy.comJohnPoltrock@gmail.comCall us Toll Free at 1-866-Murphy-NC or 1-866-687-7496 – Murphy’s #1 Real Estate Team


Present Use Value PUV Program – a great way to reduce Real Estate Taxes on Large Land and Acreage in Murphy NC and Cherokee County NC

When it comes to acreage tracts and land in Murphy NC, I must admit Cherokee County has great tax rates! It’s nice to live in an area where taxes are affordable and reasonable. However, it’s always nice to be able to lower your tax bill! And if you have a larger tract of land, you can lower a good tax bill to an extremely great tax bill.

Cherokee County NC, like many other counties in North Carolina, have access to a program called Present Use Value, or PUV. It is NOT designed to be a program just to drop your taxes. It provides a benefit to you (lower taxes) for sound management of your property. That is done by creating a forestry plan, etc. and properly executing it on your property. It’s truly a win-win all around.

There are several variations of the program with different requirements for each. Here are the basic requirements to be eligible for each PUV program:

  • Agriculture/Aquaculture
    • You must own at least 10 acres in the production of crops or livestock for commercial sale or 5 acres in production of aquatic species or have more than 20,000 pounds of aquatic product for commercial sale.
    • Show an average gross income of $1,000 from the preceding three year period must be shown from the sale of the products produced from the land
    • If you have more than one farmed tract, only one of the tracts (the parent tract) is subject to the minimum size and income requirements.
  • Horticulture
    • At least five acres in the production of fruits, vegetables, nursery or floral products for commercial sale.
    • You must have an average gross income of $1,000 from the preceding three year period must be shown from selling products produced from the land.
    • Christmas tree farms are part of the horticultural classification and must have at least five acres in production for commercial sale.
    • If you have more than one horticultural tract, only one of the tracts (parent tract) is subject to the minimum size and income requirements with the exception of Christmas tree farms.
  • Forestry
    • At least 20 acres in the production of forest products for commercial sale.
    • The forest land must have a written forest management plan from the NC Division of Forest Resources or a private forester and a copy of the plan on file with the Tax Administrator’s Office.
    • If you have more than one forestry tract, only one of the tracts (parent tract) is subject to the size requirements. Since income is only produced when timber is harvested, there is no yearly income requirement for forest land.
  • Wildlife
    • Tract of Land must be between 20-100 acres.
    • Must protect an animal species that lives on the land and is on the NC protected animal list or conserve a priority wildlife habitat.
    • You must have a written wildlife habitat conservation plan from the NC Wildlife Resources Commission and file it with the Tax Administrator’s Office

The present use value is based solely on being able to determine the property’s ability to produce an income, NOT the estimated market value of the land.

If you are eligible and/or considering applying, I highly recommend you contact the Cherokee County Tax Office at 828-837-2421. Since they ultimately have the final say in whether you can be in the program, it’s a great idea to contact them to get pointed in the right direction on your property or land you are considering buying.

Frequently asked Questions

 –What if there is a home on the land I want to put in the PUV program? This is generally not a problem. An acre of property that your home is on will be completely excluded and taxed according to current assessments. The rest of your property can be in the program.

What happens if I sell the property? The taxes that are “deferred” as a part of the program are reclaimed for the past three years. For example, let’s say your “normal” tax bill is $1,000 and the PUV program makes it $100 for a $900 savings each year. If you’re in the program for 10 years, that’s $9,000 worth of taxes you saved. If you sold it in year 10, you would be responsible for paying back the last 3 years of savings. So, it would be $900 x 3 = $2,700. Yet the other $6,300 is a total savings you DO NOT owe.

How much can I expect my tax bill to be in the program? I was told by a local forester who develops plans for parcels to enter the program that it averages about $1.50 per acre. For example, if you had 100 acres, your annual tax bill would be about $150.

Are you looking to buy acreage tracts of land? If so, we’re here for you! Land is always so unique that it can be challenging to search for, even online! Let us help. You can feel free to use our FREE Land MLS Search for Real Estate OR Fill out our CONTACT US Form and let us know what your “Wishlist” is for land, and we’ll do the leg work for you! If you have any other questions or concerns, always feel free to let us know.

John Poltrock – The Poltrock Team – REMAX of Murphy NC – – – Call us Toll Free at 1-866-Murphy-NC or 1-866-687-7496 – Murphy’s #1 Real Estate Team

John Poltrock is now a Certified Investor Agent Specialist helping you with Murphy NC Real Estate Investments

John Poltrock is now a Certified Investor Agent Specialist! This CIAS Designation is focused in Residential and Commercial Investing for cash flow. This special training is to help investors identify real estate properties for sale in Murphy NC that return an investor with positive cash flow.  Experienced and trained in analyzing the investment, John can calculate the CAP rate of a property vs. another, the Cash-on-Cash Return, and much more.

Training also includes important strategies for buying real estate utilizing strategies such as:

  • 1031 Exchanges
  • Self Directed IRAs
  • Property Management
  • Investor Goal Strategies
  • Property investment Analysis
  • Exit Strategies
  • and much more!

In addition, he is also a Certified Residential Specialist by the Council of Residential Specialists. That places him among the top 5% of local Realtors.

Looking to invest in real estate? Contact John Poltrock and The Poltrock Team today!

The Poltrock Team at RE/MAX Mountain Properties in Murphy NC – – – Call us Toll Free at 1-866-Murphy-NC or 1-866-687-7496 – Murphy’s #1 Real Estate Team

Self Directed IRAs – an Excellent Way to Invest in Murphy NC Real Estate

Very recently, we closed a real estate transaction with almost 40 acres of land. It was located in the Brasstown area of Murphy, NC – and it was done in a Self Directed IRA. A Self Directed IRA (or SD IRA) is an excellent way to buy, invest, and own real estate.

The ability to buy real estate investments inside your IRA provides some excellent tax advantages. Your real estate investment essentially is provided the same tax advantages your Traditional, Roth, or SEP IRA receive through conventional investing – only in real estate!

For Example (a simple one): You buy a $100,000 rental house in your SD IRA. You collect monthly rents of $750, which is $9,000 per year for 3 years for a total of $27,000. At the end of 3 years, you decide to sell it and get $130,000. Because you own it in your SD IRA and all funds stay there, you don’t pay taxes on your rental income OR gains when you sell it! That’s a total of $57,000 you were able to shelter from taxes when you normally would have paid taxes on the rental income AND capital gains on the sale! A sweet strategy!  😆

As with typical IRS regulations, there are some requirements, conditions, and hoops you must jump through, however they aren’t too complicated.

Would you like to invest in Real Estate with your IRA? Call The Poltrock Team at RE/MAX Today and let us help guide you on how to do it and identify properties that meet your investment goals.

The Poltrock Team – – REMAX Mountain Properties in Murphy NC – Call Toll Free 1-866-Murphy-NC or 1-866-687-7496 –