The Wolves are in a Feeding Frenzy in Murphy, North Carolina!

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Many pessimistic critics are still saying the market has a long way to go before it gets better. On the other hand, you’ll read that now is best time to buy because there’s more choices, amazing prices, and low interest rates right now. Who’s right?

Nobody can answer that question for you. I will tell you this. There are some tremendously powerful buyers shopping for massive tracts and commercial investments right now in our market. Guys like this are experienced enough to know what time is the best, and now is when they’ve decided it is. The way you know markets get better is the wolves arrive before the flock of sheep, and the wolves are here.

There are some exciting things brewing in the air right now and I strongly encourage you that it’s an ideal time to capitalize on investments. This blog is intentionally vague because we’ve got to keep the genie in the bottle, but I will say that exciting things are happening in Murphy, North Carolina!

John Poltrock – The POLTROCK TEAM – REMAX Mountain Properties – www.MyMurphy.com – Call us Toll Free 1-866-687-7496 to enjoy the opportunities out there!

Types of Real Estate for Sale in Murphy, North Carolina

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There are many different types of real estate you can purchase when you come to Murphy, North Carolina and our surrounding communities in Cherokee County NC. Here are some of the residential investments available to you:

Types of Homes

Real Estate - Chalet HomeChalets in Murphy NC—Our most popular and well known style. They are known for the large front that resembles an A-frame with lots of fixed glass      windows. We have many options and sizes available for these home. The average chalet consists of two bedrooms, two baths, a kitchen, and a large great room. The master bedroom is often in the loft (the upstairs bedroom) and some have dual master suites on both the main and loft level. Serious consideration should be taken on whether you are willing to have your master bedroom upstairs in the loft and if privacy there is important (many times the loft is open air to the great room).

 

Cabins—Somewhat of a broad definition, cabins are everything that’s “mountainy” and not a chalet. It could be a ranch styled home, home with a loft, and almost always had wood or log siding of some sort. Many times, the master bedroom suite is on the main level making it easier to access. We have brand new cabins available all the way to old, rustic get-a-ways.

 

Manufactured Homes—We don’t have as many manufactured homes, yet the are a very good home for the budget conscious. They offer some of the greatest square footage of living area for the purchase price.   Virtually always on one level, these homes frequently offer all the amenities that life has to offer at a lower cost of living.

 

  Traditional Styled Home

Traditional—For folks who love the mountains and don’t want to live in a chalet, cabin, or manufactured home, traditional homes are for you. They come in all shapes, sizes, and settings.                               

 

 

Land

Lots—We have lots in all shapes and sizes! Lot sizes generally range from 1/2 an acre upwards of about 3 acres. More land than that, and you start to get into small land tracts. Options are virtually endless! Great properties start around the 20’s and reach all the way to the 150’s. You can have many things to consider, and we can best guide you on this in person or on the phone. We can tailor your property to your lifestyle. Consider what kind of views and environment you would like. Bear in mind that creeks and mountain tops don’t usually go together—you have to be lower on the mountain and in valleys to get good water frontage. We can situate you on your own private estate all the way to on top of a mountain—the choice is yours.
 

View Overlooking Brasstown Valley in Martin's CreekLand Tracts—A virtually endless category, land tracts is usually no less than 3 acres. You can have smaller acreage all the way to hundreds of acres. Often you will have to run power, put in driveways, clear homesites, and many things like that. If it sounds like a cumbersome task, don’t worry about it! We have many very reputable contractors who can take care of everything for you from start to finish. The beauty of many land tracts is that you can make it your own and do most anything you like with it.

 

 

Which type of property are you searching for? Email me if you’d like me to search for you. Please visit our FREE online services and search our listings for sale in Murphy, North Carolina or Search ALL the listings for sale in Murphy NC.

John Poltrock, Certified Residential Specialist – www.MyMurphy.com – The POLTROCK TEAM at RE/MAX Mountain Properties – 1-866-687-7496 – JohnPoltrock@gmail.com

Golf in and around Murphy, NC

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When you purchase a real estate investment in the mountains of Murphy, North Carolina, it is very sensible to ensure you have your favorite recreations available to you. If golfing is one of your favorite things to do, then there’s many "green" opportunities available to you!

 

Brasstown Valley Resort

  Brasstown Valley Golf Club is located in the heart of the Blue Ridge Mountains in North Georgia. Ranked as one of the top courses to play in Georgia it offers breathtaking scenery and challenging play amongst    wildlife preserves, ponds and streams.

 

 

Butternut Creek Golf Course

Butternut Creek Golf Course

 

Butternut Creek Golf Course is nestled in the
beautiful north Georgia Mountains in the town of Blairsville. Come experience the thrill of playing “mountain golf” in one of the area’s best public golf courses with 18 holes and 6,536 yards of impressive fairways.

 

 

Chatuge Shores Golf Course

Chatuge Shores Golf Course 

Chatuge Shores Golf Course is located in the quaint town of Hayesville in the mountains of Western North Carolina. The course    offers 18 holes ranging from Par 3’s to Par 5’s alongside the beautiful Lake Chatuge with the Blue Ridge Mountains as a
stunning backdrop.

 

 

Cherokee Hills Golf Course

Cherokee Hills Golf Course

  Experience golf in the Great Smoky Mountains with Cherokee Hills Golf Course. Amenities include a par-72 championship course, driving range, pool, tennis courts, practice green, pro shop, snack bar, restaurant and more. Golf packages are available.

 

 The Ridges Resort Golf Course

The Ridges Resort Golf Course

  For a day of championship golf, visit the 18-hole, par 70 course at The Ridges Resort overlooking Lake Chatuge and the Nantahala National Forest. Located in one of the most scenic areas of North Carolina the course offers a challenge to beginner and advanced golfers alike.

 

John Poltrock – RE/MAX Mountain Properties – www.MyMurphy.com – JohnPoltrock@gmail.com – Call us for Real Estate in the Mountains of Murphy, North Carolina – Call Toll-Free 1-866-687-7496

US Forest Service Land – A Major Murphy, North Carolina Resource

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The US Forest Service accounts for a tremendous portion of Cherokee County’s landmass. According to the Cherokee County Mapping Department, the forest service operates a whoping 93,169.87 acres of public land in our county alone.

Having so much Forest Service, which is commonly known as the Nantahala Forest, is a huge asset to Murphy. Here are only a few resources available as a direct result of the Forest Service:

Another advantage is so much Forest Service will limit growth within Cherokee County. With roughly 1/3 of the county being public land, much of it cannot be built on. This will keep much of the natural beauty Murphy has very much alive and intact. It doesn’t take long to figure out why Murphy is still to this day referred to as “God’s Country.”

John Poltrock, Murphy NC Realtor – Certified Residential Specialist – www.MyMurphy.com – JohnPoltrock@gmail.com – Call Toll-Free 1-866-687-7496 Today and demand The POLTROCK TEAM!

Owassa Road in Murphy NC

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OwassaVery seldom do you see a place in the United States have a unique name. In Murphy, we see many Indian and other names which you’re unlikely to see anywhere else. Today on our way back from visiting family in Pensacola, FL, I noticed a sign I never thought I’d see! I took this picture from my Blackberry driving 70 mph on a highway, and I’m surprised it even came out legible!

Owassa is a road on the Northwestern side of Cherokee County. Although it takes 20-30 minutes to get to from town, there’s some amazing sights there.

The largest attractions around Owassa Road is threefold: US Forest Service / Nantahala Forest land, Lake Appalachia, and privacy.

Owassa Road is in the Hiwassee Dam community of Murphy, North Carolina. It is accessible from the Northern part of Highway 294 and off of Camp Creek Road. It is also the road that leads into one of Lake Appalachia’s few communities with real estate for sale. It leads to Wilderness Lake Estates which offers lake views and lake front on of the most private communities.

John Poltrock – The POLTROCK TEAM at RE/MAX Mountain Properties – www.MyMurphy.com – JohnPoltrock@gmail.com – Call 1-866-687-7496 and demand The POLTROCK TEAM!

I Want to Sell My Murphy NC Property. Will an Appraisal Help?

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Appraisals can do you a lot of good when you get ready to sell your property here in Murphy, North Carolina. Real estate prices are constantly changing, so it’s good to have an accurate analysis of what your value is.

Realtors are able to perform a CMA, or Comparable Market Analysis. When you’re ready to sell your home, this will give you a good idea as to where you should price your property. There is a difference between an appraisal and a CMA. Appraisals are often more detailed in valuation, yet they frequently do not take into account current market trends.

With real estate values going down, many people interested in selling are using old appraisals to try to hold onto former higher prices. This strategy is a stage of denial that will hurt your home’s position to sell. If you list it too high to start off with, your home develops a “stigma” to it that will make it stagnant on the market and ultimately sell for less than what you could have achieved originally.

Other times, sellers are using an appraisal from a refinance. More often than not, that appraisal is not necessarily useful in marketing your home. Sometimes the appraisal is biased toward a certain value, whether it is conservative or high. You can read more about inflated real estate appraisals here.

Old appraisals mean nothing. Think of it this way: it would be the same as printing off a stock quote from when Enron shares were worth $50 per share. Consider taking it to your stock broker now and expecting the same price. It won’t happen. Real estate operates the exact same way, just the numbers are larger and more difficult to determine. Unfortunately, your real estate does not have a “ticker” streaming across the front of it telling us the current market value of your home.

An accurate appraisal will help you sell your home. Leaving a current appraisal on your counter while trying to sell will help prospective buyers determine how you priced and the value of your home. When and if you get a new appraisal before selling, ask around to find a good appraiser. Get a good recommendation and call them in.  Be certain not to influence their pricing. You want an unbiased evaluation of market value to sell your home. Make sure they know that’s what the appraisal is for.

All that being said, it’s not necessary, but having an appraisal done can give you a great marketing edge. It can give you the competitive edge over the competition. An average appraisal costs about $400 and can be an excellent investment when you’re selling your largest investment.

John Poltrock, CRS – www.MyMurphy.com – JohnPoltrock@gmail.com – For Real Estate in the Mountains of Murphy, NC, Call The POLTROCK TEAM at (866) 687-7496

Beware Inflated Appraisals – They Don’t Help Your Real Estate in Murphy NC

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Appraisals are often viewed as the end-all for determining the value of your home. It doesn’t matter whether you’re looking to find the value of your chalet, traditional home, cabin, land, or other type of real estate from the mountains of Murphy, North Carolina all the way to the sandy shores of the coast, fact is, that’s not necessarily the truth.

Appraisals are usually for honest, genuine reasons. Don’t be confused though – an over inflated appraisal of your real estate won’t help sell your property for an inflated value. Then on occasion, they’re for fraudulent reasons. If you’re considering selling your real estate and would like to know if an appraisal would help, you should read this article.

Although con artists and fraudsters have dozens of schemes to steal property and money, numerous schemes rely on inflated appraisals – appraisals that claim the property is more valuable than it really is.

Some homeowners use inflated appraisals to pull more equity out of their home than they have in it. For example, say the owners owe $180,000 on a home that’s worth $200,000, and they want to borrow $40,000 to redo their kitchen. Most lenders will be reluctant to approve a $40,000 loan, because the owners have only $20,000 equity in the home. To get around this problem, the homeowners (and perhaps their loan originator) may hire a "cooperative" appraiser to appraise the home at $240,000, so the loan can be approved.

This may seem like an innocent "white" lie, because the kitchen rehab will probably raise the value of the property, the lender will make a larger loan and earn more interest, and the loan originator will earn a commission. On the surface, everybody wins. However, this is a form of mortgage fraud – it misleads the lender into approving an overly risky loan. It also artificially inflates property values, property taxes, and insurance, making housing less affordable.

Con artists also use inflated appraisals to rip off home buyers and investors. In a recent case in Florida, a company was converting apartments into condominiums and selling them to (mostly out-of-state) investors. The company hired an appraiser from hundreds of miles away to appraise the properties without ever seeing them; the appraiser had no idea what similar properties in the area were selling for. The company fed the appraiser the information that was used to write up the appraisals, usually indicating that the properties were worth anywhere from 30 to 100 percent more than their true market value.

Many of the investors assumed that if the lender (or bank) was willing to loan them the money to purchase the properties based on the values stated in the appraisals, the appraised values must be accurate. Unfortunately, this assumption was wrong. The loan originator was in on the scam with the company that was selling the properties. Together, they were pulling all the strings, misleading both the lender and the investors through the use of inflated appraisals.

For an appraisal to be valid and reliable, it must be unbiased. If you are buying a property and have no clear idea of what similar properties in the same neighborhood are selling for, then order your own appraisal. Hire a reputable appraiser who is familiar with property values in the area and instruct the appraiser that you want an unbiased appraisal. Don’t rely on what the seller or loan originator (or their appraiser) is telling you. That person’s view could be the most biased of all.

Ralph R. Roberts, GRI, CRS is a real estate and mortgage fraud forensics expert and author of Protect Yourself from Real Estate and Mortgage Fraud: Preserving the American Dream of Homeownership (Kaplan Publishing). If you’re interested, you can find out more in his book.

 We’re fortunate here in Murphy that we rarely see fraudulent activity as a result of false appraisals. If you would like a reputable appraiser, please don’t hesitate to ask us to find an appraiser for you. It’d be our privilege to help.

John Poltrock, Certified Residential Specialist – www.MyMurphy.com – Call Toll Free (866) 687-7496 and demand The POLTROCK TEAM!! – JohnPoltrock@gmail.com

What’s Happened to the Value of My Real Estate in Murphy, North Carolina?

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Real estate in Murphy NC, as for most of the United States, is a high topic of conversation. Whether it’s about an individual home or land or the prices of them, you can expect to hear about it at any local hangout. Now, most folks don’t walk around and openly say, "my home is worth a gajillion dollars," but they do watch what’s selling and for sale in their neighborhood.What's the value of my Murphy NC Real Estate???

So it’s natural to wonder, "What’s happened to my property value over the last few years?"

Since Murphy, NC doesn’t have subdivisions with 100’s of the exact same house, it’s difficult to track a definite percentage of how much our market has adjusted. Fortunately, there’s still a good way to calculate it based on a popular style of houses. Like most areas, we do have a popular style. And nope, it’s not stucco, brick, or any of the common houses you see in primary markets. We have a popular home style called the chalet.

Because we have many chalets for sale and in turn help families buy a lot of them, we can get a rough idea of what the market has done. Without a doubt, these numbers will not apply to every home – especially unique ones. This is intended to give you a benchmark.

Market Summary

 

2006

2007

2008

2006 to 2007 Difference

2007 to 2008 Difference

2006 to 2008 Difference

List Price

 $253,031

 $269,155

 $237,730

 Up 6.37%

 Down 11.68%

 Down 6.05%

Sales Price

 $246,777

 $259,757

 $217,813

 Up 5.26%

 Down 16.15%

 Down 11.74%

List to Sale Ratio

 97.37%

 97.01%

 91.99%

 Down 0.37%

 Down 5.17%

 Down 5.53%

Days on Market

 111

221

225 

 Up 99%

 Up 1.8%

 Up 102.70%

*Based on an average of all 2/2 chalets on a basement sold in Cherokee County in the given year as sold across the Mountain Lakes Board of Realtors®. You can view more market statistics on our Murphy NC State of the Market Reports.

The large and short of it is that we have seen sale prices decline about 11.74% over the last 20 months. The stock market has lost 13.3% in 2008 alone (based on the DJIA index). With that said, it appears your money is far more stable and secure in the tangible asset of real estate rather than stocks.

This chart is a great indicator as to how the market trends. The year 2007 was our transition year where values began to decline. One of the largest indicators as to this is that days on market practically doubled while prices still increased. This indicates that although there was appreciation, it took longer for buyers to find and buy homes on the market. Since days on market is remaining quite stable, it shows a strong sign our market is reaching the "trough" (or bottom) of the business cycle.

Since it looks like we’re riding the wave at the bottom of the market, now is a great time to buy. You can purchase your real estate at low prices that we haven’t seen in years. If you’re waiting for the market to go up, you’ll miss out on huge amounts of appreciation that’s in store for us soon.

Are you considering selling and want to know what this data means for your individual property? Contact your local Cherokee County Realtor® for a free market analysis to interpret what your home is now worth. If you’d like us to research it for you, please feel free to call us or use our FREE Online "What’s My Home Worth?" form. 

Are you considering buying and want to find the best buy on the market? Be sure to contact a local Realtor®. They’re the ones living and breathing real estate and you should rely on their expertise. You can also call us to find your new property or use our FREE Online "Find My Dream Home!" form.

Written By: John Poltrock, your Cherokee County Certified Residential Specialist – www.MyMurphy.com – Call Toll Free (866) 687-7496 and demand The POLTROCK TEAM! – Real Estate in the Mountains of Murphy, North Carolina – Email me at JohnPoltrock@gmail.com – RE/MAX Mountain Properties

*Watch for this article in the upcoming issue of the Cherokee Scout’s Country Roads, which is the *new* real estate section of Cherokee County’s newspaper. Be sure to subscribe to the Scout newspaper and have it delivered at your home for 38 cents per week!

Chalets Are Popular in Murphy NC Real Estate. What exactly is a Chalet?

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Chalets are a very popular style of homes in Murphy, NC real estate. They are the perfect styled home for capturing our renowned long range mountain views or just overlooking your estate in the woods.

According to Merriam-Webster’s Dictionary, a chalet is, “a Swiss dwelling with unconcealed structural members and a wide overhang at the front and sides.” According to Wikipedia, a chalet was originally referred to the hut of a herder. Well, things have certainly come a long way from the days of the herder to today’s first-class version.

Chalet HomeThere are several characteristics that make a chalet a chalet in Murphy:

  • Large Fixed Pane Glass Windows in the Front
  • Vaulted Ceilings
  • Open Floor Plan with the living room/great room in the front
  • A Large Loft, commonly where the master bedroom is
  • Steep Pitched roof in the front with “bump outs” over the loft with a far less pitched roof in that section
  • Covered porches on either side
  • and you’ve really got to have a fireplace 

Builders today are constantly adding their own unique twist and making each one just a little bit different. Truth is, a classic is simply a classic. Just like every home in any market, you can upgrade a chalet till you heart is content. It offers a lot of flexibility, so its a lot of fun to make it your own home.

If you are considering buying or building a chalet, here are a few considerations you should take into account:

  • Chalets with a basement (finished or unfinished) sell much better and provide you with much more usable space. Walk-out basements are common.
  • Be sure to plumb your basement and go ahead and upgrade your heat pump to handle the basement should you or someone else decide to finish it.
  • Privacy is key in the loft. If you’ll be by yourself a lot, don’t worry about this part. If you entertain a lot and your master bedroom is in the loft, you won’t have any privacy.  If you want your own privacy, upgrade a bit and get a larger chalet with a blocked off loft.
  • Dual masters with a suite in the loft and a suite on the main level is a major plus.
  • Make sure your great room is large enough. I’ve seen small great rooms devastate the sale of a home. When it doubt, add a bit of room.

Would you love to have your own Chalet in the Mountains of Murphy, North Carolina?

Then use our Murphy NC Dream Home Finder and see what’s available that fits your needs. Be sure to mention you love chalets! We have many opportunities for you!

You can even search the Murphy NC MLS of Homes for Sale directly from our website.

Do you own a chalet and want to sell it?

Then use our Home Worth form and let us do the work for you! We specialize in chalets and can put our expertise to work for you. We can share with you your home’s worth and our proactive marketing plan that will get your home sold.

John Poltrock, your Murphy NC Certified Residential Specialist – www.MyMurphy.com – JohnPoltrock@gmail.com – Call Toll Free (866) 687-7496 and demand The POLTROCK TEAM!!!

While in Murphy, North Carolina, It’s Fun to Visit Helen, Georgia!

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One of Murphy, North Carolina’s greatest assets is not actually something in Murphy, but everything around our hometown. You’ll commonly hear the phrase that Murphy is “about 2 hours from anywhere.”

In less than that you can find yourself in the quaint little town of Helen, Georgia. It has a distinct Bavarian flair through the architectural style of practically every store and building.

It offers my two personal favorites:

Tubing down the Chattahoochee River. There’s two main companies that operate there, and we always go with the Flea Market Tuning Co. You’ll recognize their trademark hot pink tubes floating down the crystal clear river water when you get there, and for a mere $3 per person, you can’t beat it! Be sure to bring a stick like a broom handle to help navigate – it’ll save you from having to spend several more dollars. Its quite Dub and very relaxing!

Hansel and Gretel’s Chocolatier. Need I say more? Hansel and Gretel’s is a great candy shop with chocolate covered everything – strawberries, pretzels, cherries, cows, chickens and yaks. Well, just kidding about the last few, but you get the idea! They are simply put, excellent!

Those are my favorites. There’s also German cuisine, shopping at local stores, several other restaurants, horse drawn carriage rides, inns, and many other places.

Helen is a perfect excursion for the day or weekend. It’s also convenient that its an easy drive there and back so you don’t have to stay in a hotel or anything unless you want to. Typically, when the day is over with, you can jump in your vehicle and head back home to Murphy, North Carolina!

You can even visit Helen GA’s official website to learn more about the little town and another site about Helen as well.

John Poltrock, Murphy NC’s Certified Residential Specialist – www.MyMurphy.com – RE/MAX Mountain Properties – The POLTROCK TEAM – Call Toll Free (866) 687-7496 and demand The POLTROCK TEAM!! JohnPoltrock@gmail.com