What is a shared well or community well for water in Murphy NC?

In Cherokee County (which is Murphy, Andrews, Marble, Brasstown, and more) North Carolina, there are several sources of water your home or property may have access to. The most popular are:

  • This well includes (from left to right) the well head, pressure, tank and sediment filter. Fido in the background is just moral support 🙂

    City water – you hook to the town water supply. This is not common for most of our homes.

  • Private Well – you and only you own your own well and use it.
  • Spring – a natural water source coming from out of the ground on its own. It is usually capture by a basin of some sort and either gravity fed or pumped to your house.
  • Community or Shared Wells

Since this topic is on community or shared wells, I’ll focus on that. These sources are where multiple homes or structures use one (or in rare case, a series of) common water source. Wells are generally where our water comes from here, so most of the time you’ll it is a shared well.

In North Carolina, if you have a shared water system with more than 14 homes, it is considered a public water utility and it becomes governed by the state. Since this is a paperwork nightmare, you’ll generally find there are 14 homes or less on a system. My home, for example, has a well that is shared with 12 of my neighbors. It works great for us.

How are costs shared? There are many arrangements and are certainly no hard and fast rule how this works. The most common is each “member” pays $15-20 per month (or $180-240 per year) for the use of the water/basic maintenance. There’s no water meter, so that’s a flat rate. Those funds are to pay for power and maintenance, if any. The leftover funds are generally put in an account to pay for future maintenance. In the event a pump goes out or something more substantial that costs more than the fund has, everyone chips in equally to pay for the maintenance.

It’s a great system because many wells produce more water than one home can possibly use. When a well is shared, it lowers the cost of use dramatically for everyone involved. Not only that, it keeps the water “fresher” because you have a consistent draw on the well that keeps fresh water coming in and prevents the water from becoming stagnant.

So what’s the difference between a shared well and a community well? It totally depends on who you ask. The banks that provide financing on homes have a slightly different definition versus our real estate guidelines. However, a general idea is this:

  • Share well – one party actually owns the well and “shares” it with others. If you’re not the person who owns the land the well is on, you don’t have an ownership interest in the well, only a right to use it. This can be in writing and even recorded at the Cherokee County Register of Deeds to make it official and legal. It commonly has 14 or less people on a single source.
  • Community well – all the users share a source and there are commonly more than 14 people on a single source. Some are paid for through a fixed community fee while others are paid for by usage on a water meter, like Bear Paw..

With all that said, it’s a great way to have water in the mountains! Well water is my personal favorite because it comes right from the source! You could bottle my well water – it’s that good!

Taxes and Insurance Costs in Murphy NC

Insurance

We thought it might be helpful for you to know a little bit about real estate insurance in Murphy, NC. Insurance is something most everyone has to deal with and plan for no matter where you live, and we commonly hear of insurance rates in the thousands of dollars in other places around the U.S. – and thankfully my bill is not like that!

When you buy a home, did you know the rate is very commonly around a mere $600-$900 for a year?! You can’t beat that for coverage. Of course that can change depending on the size, type, and other factors of your home, but as a general rule, that’s a great place to benchmark yourself for planning purposes. I only pay $650 per year for my home! 😀

Did you know that if you buy a piece of land, you most likely don’t need to insure it at all? You probably should double check with your insurance agent to make sure of this on your policy, but your current homeowner’s policy covers any liability you might have with vacant land. That means you’ve got no additional cost there!

If you’re looking to buy a home, you may or may not be considering renting it out. If that’s the case and you would like to rent it out as a full time rental or vacation rental, be sure your insurance is right. Some of our local insurance agents can find and rental rider that’s included at no charge or very inexpensively!

Taxes

When  it comes to land, it’s an extremely affordable tax bill. The tax bill is commonly around $50-$150 for an average 1-2 acre parcel and can be higher for a more expensive or desirable parcel. Large tracts vary and its best to research them on a per parcel basis.

In regards to homes, a cabin or chalet yearly tax bill is around $700-$900. A nice home assessed at $300,000 is right around $1,350, so it’s not too bad! 🙂

Tax Rate – The current tax rate is $0.385 per $100 of assessed value. Assessed value is currently higher than market value on most homes by 20-30%.

We’re really blessed with fair taxes that aren’t outrageous compared to so many other areas in the country!

New Update for August 2013: 3 Great Reasons to Retire and Live in North Carolina

FAQ’s

Will my tax bill change when I purchase a property in Cherokee County? No, generally not. Taxes here are based on “bulk appraisals” that are assigned roughly every 4 years. Your purchase will have a small bearing as to a future assessment but won’t directly change your tax assessment.

Is there a homestead exemption? No. Cherokee County assesses equally amongst everyone generally keeping all taxes lower.

Why are taxes lower in Murphy NC/Cherokee County than where I live? Although I can’t directly answer that, I do find that most people I’ve spoken with that have higher taxes often live in cities or close to them that have more “infrastructure” and “programs.” Things like garbage pickup all the way to big public works projects that cost money to operate and can attribute to higher taxes.

Is there a separate school tax? No, there is not.

Who do you recommend for insurance coverage? Easy! Check out our Gotta Guy List for great insurance agents you can work with here locally.

John Poltrock – The Poltrock Team at REMAX Mountain Properties – www.MyMurphy.com – JohnPoltrock@gmail.com – Call us Toll Free at 1-866-687-7496

What is Month’s Supply in Real Estate Statistics

In Murphy NC and real estate markets all over the United States,  “Month’s Supply” is a term used to determine what kind of real estate market a property is in. It makes more sense when you see it calculated, so here’s the formula:

Number of Homes for Sale / Homes Sold in a Month = Months Supply

This tells you “if not another home was listed, how long would it take to sell what’s actively on the market?” The answer that comes from the formula tells you all sorts of things, and one specific benchmark is if the # is greater than 12 months, it’s generally a buyer’s market. If it’s less than 12 months, it’s generally a seller’s market.

In our monthly SOLD Real Estate Update, our absorption report takes it miles further by not only calculating the market as a whole, but individual price categories as well over the past month, 3 months, 6 months, and 12 months so you can determine trends, emerging markets, and more!

Email me NOW to join our Murphy NC Real Estate Update – for Free! Get our Exclusive Absorption Report and insight each month – along with the ability to see every house and piece of land that sold! Pictures, details, and more of each property are included.

The Poltrock Team – www.MyMurphy.com – JohnPoltrock@gmail.com – Call Us Toll-Free at 1-866-Murphy-NC or 1-866-687-7496

Our NEW Real Estate Search has been Upgraded! Search The Murphy NC MLS for FREE!

After many recommendations from our clients, we have found a way to make your search for real estate for sale in Murphy NC better! You can now search the entire MLS for FREE with no sign up required. Now that, we’ve always had. Here’s features our new SUPER ROBUST search engine!

  • Get EVERY picture available of homes, land, and commercial real estate for sale! Before, there was one. Now, there are many!
  • You can still search by the standards: MLS number, List Price, Bedrooms, and Baths
  • Now Search by the size of the land
  • Search by the area – yup! Just like we do! You can narrow it down to Ranger, Bellview, Unaka, Andrews, you name it.
  • Search by frontage – creek, river, lake front, all that good stuff!
  • Find homes by the Subdivision – now where else can you do that?!?
  • Search by the County
  • Search by the Zip Code
  • and to one up it, SAVE your search and your FAVORITE listings! If you build an account, you can do it all and even set yourself to receive automatic notifications. How cool is that!?

So start searching your way and enjoy this great new system! We still welcome feedback as we continually improve our online resources for you to find and buy real estate in the mountains of Murphy NC.

CLICK HERE to Use our New Online MLS Search Engine for Real Estate in Murphy NC

The Poltrock Team – RE/MAX Mountain Properties in Murphy NC – Call us Toll Free at 1-866-687-7496 – www.MyMurphy.comJohnPoltrock@gmail.com

Town of Murphy NC City Zoning Ordinance Document and Information

Deed Restrictions and Zoning  are the common ways of ensuring properties are used as intended here in the mountains of North Carolina. Almost all of Cherokee County uses deed restrictions to accomplish this. You’ll find in city limits of Murphy, North Carolina there is zoning applied to control the use of properties in the best way.

Download a Copy of the Zoning Ordinances for Downtown Murphy NC

If you’re buying in most anywhere else in Cherokee County (with one major exception with Bear Paw Resort), you’ll find that Deed Restrictions will be the most likely way of ensuring your real estate is protected.

Looking to buy real estate in Murphy? Email The Poltrock Team or use our online resources! You can Search the Entire MLS, View our Listings, or let us find your dream property for you – right from our website! Call today.

 

The Poltrock Team – REMAX Mountain Properties – www.MyMurphy.com – Call Toll Free at 1-866-Murphy-NC or 1-866-687-7496 – JohnPoltrock@gmail.com – Skype: johnpoltrock

Should I Sell My Murphy NC Home Furnished?

Tastefully Decorated Cabin Decor
Tastefully Decorated Cabin Decor

There are a lot of home owners who wrestle with the question, “Should I list and sell my home in Murphy NC fully furnished?” When it comes to working with real estate buyers, this question doesn’t have a direct answer because there are a couple considerations that come in to play.

Is your furniture nice and will it target your likely buyer? Then you certainly need to consider the option of selling it furnished. If it’s cabin furniture in a nice chalet or something of that nature, then you’d better believe it will help. If you want to keep some pieces for yourself, you need to say so in the listing or leave a “Detail Sheet” that will specifically tell them what goes and doesn’t.

Does it clash? You don’t want Florida beach decor in a mountain cabin, and believe me, people try to. If it doesn’t fit the look and style of your home, it’s likely that it will hurt you and you need to get rid of it.

Is the furniture junk you don’t want to move? Although an abrupt and direct question, if its junk and you don’t want it either, the buyer probably doesn’t want it either. In fact, it may be advantageous to get rid of your furniture and spruce it up. You can donate it to many organizations who will appreciate it, like Christian Love Ministries. You’re paying for professional service, so ask your Realtor what to do – what to keep, get rid of, etc.

Not sure – it’s not junk and not sure if the buyer will want it either? Ask your Realtor. Also, I would encourage you to separate the furnishings from your listing. In other words, put “Furnishings Negotiable” on the listing. That way, if they want them, you can work out a separate agreement while keeping them out of the real estate side.

Each case can be different, so be sure to hire a professional who can not only sell your home in the mountains – but can also guide you through the process and coach you on how to capitalize the best from your investment. If you don’t have a Realtor, call us!

Sell your Real Estate with Murphy’s #1 Real Estate Team – Call The POLTROCK TEAM Today! Toll-Free 1-866-687-7496 – www.MyMurphy.comJohnPoltrock@gmail.com – REMAX Mountain Properties in Murphy NC

What is the difference between a Branch, Stream, Creek, Crick, and a River in Murphy NC?

When exploring real estate in Murphy, NC, the allure of water features like branches, streams, creeks, rivers, and the quaintly named “crick” is undeniable. Here’s a guide to understanding these terms so you can navigate the local lingo and know exactly what you’re looking at, whether you’re browsing online listings or visiting in person.

Branch and Branch Creek: Delving into the Details

In the local dialect of Murphy, NC, a ‘branch’ is the term used to describe a small watercourse, often just a few inches wide. Despite its size, the vigor of the water flow can vary significantly, with some branches experiencing powerful currents. The term ‘branch creek’ might not be widely recognized, but understanding a branch’s role in feeding into larger creeks or streams is crucial, especially in the context of Murphy’s mountainous terrain.

What is a Creek?

A creek in Murphy, NC, is a medium-sized natural stream, smaller than a river but larger than a branch. Creeks are significant local features that enhance the natural beauty of the landscape. They vary in size and depth but are generally capable of supporting aquatic life and are often popular spots for fishing and recreation. Creeks like Hanging Dog Creek and Fires Creek are not only picturesque but also vital to the local ecosystem, supporting both native and stocked trout.

Stream vs. Creek: Navigating the Nuances

While the distinction between a stream and a creek can be subtle, it often comes down to local preference rather than strict definitions. Streams are generally smaller and might be referred to as creeks by the community, with creeks being slightly larger and a favored spot for local fishing enthusiasts due to their biodiversity.

Creek vs. Stream and the Local Lexicon

Creeks and streams in Murphy often overlap in usage, with the term creek frequently applied to slightly larger or more significant watercourses that form important parts of the local landscape and ecology.

What is a Crick?

In Murphy, NC, “crick” is a colloquial term affectionately used by locals to refer to a creek. This term underscores the informal and familiar relationship that residents have with the natural waterways that crisscross their community. While not differing in any physical characteristics from what others might call a creek, the use of “crick” highlights regional linguistic preferences and adds to the charm of local speech.

Understanding the Difference Between Creeks and Rivers

Knowing whether a water body is a creek or a river is crucial when evaluating real estate, as it can significantly affect a property’s value and appeal. Rivers, like the Hiawassee River in Cherokee County, are significant bodies of water that offer extensive opportunities for recreation and scenic beauty. They are larger than creeks and play a pivotal role in regional geography, often forming natural boundaries and supporting diverse ecosystems.

Explore Waterfront Properties in Murphy, NC

If the serene trickle of a small branch or the expansive flow of a river captivates you, exploring waterfront properties in Murphy, NC, could be the beginning of finding your dream home. Click here to view all of The Poltrock Team’s REMAX Land and Home Listings for sale in Murphy, NC.

For a broader selection, click here to search the entire MLS for Murphy, NC properties.

Can’t find what you’re looking for? Let The Poltrock Team assist you with their Murphy NC Real Estate Agents services to find your dream waterfront property!

Are you looking for water front property in Western North Carolina?

CLICK HERE to see all of The Poltrock Team’s REMAX Land and Home Listings for sale in Murphy NC

CLICK HERE to search the entire MLS for Murphy NC

Don’t see what you want? Let us do the leg work for you by using Our DREAM Property Request!

The Poltrock Team – RE/MAX Mountain Properties – www.MyMurphy.comJohnPoltrock@gmail.com – Call us Toll Free 1-866-687-7496

Gated Developments and Subdivisions in Murphy, NC

Gated developments are something rather new here in Murphy, North Carolina. They are becoming far more frequent with mid to upper scale developments and subdivisions. When you’re looking to buy a lot for sale in Murphy, North Carolina, a gated entrance may be something you do or do not want.

Iron Gate - Gated Entrances in Murphy NC Real Estate, Homes, and LandGated entrances certainly serve a good purpose at keeping those that don’t belong out. Not only that, they often look impressive. Generally speaking, gates are left open during the day here in Murphy NC. Many operate on timers or light sensors and close at dusk. You’ll find that most don’t stay closed during the day.

Many folks from areas other than Murphy consider gated developments as being “uppety” and full of rigid restrictions and covenants that don’t allow them to use their property in the way they want. Bear in mind Murphy’s developments are not like those of Florida, Michigan, and other places. We don’t have the Nazi home owner’s association that measure grass or anything like that (thankfully!). The homeowner’s associations here are largely in place to only maintain the roads, common areas, and well water supplies for the development. If you’d like to learn more about how our restrictions work, be sure to click the link above.

With that said, if you are leaning toward NOT buying land in a subdivision with a gated entrance, I would reconsider your reluctance in not purchasing it. Depending on your goals in buying property, a gated entrance may still be a an excellent option.

If you prefer a gated entrance, let us know. There’s no good way to search for the feature on the MLS system, and we’re happy to send you the communities we know have it.

Want to buy a home or land with a gated entrance? Want to buy a home or land without a gated entrance? Contact us TODAY and we’ll send you properties that fit what YOU are looking to buy!

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

Here are a few subdivisions in Cherokee County with Gated Entrances: Timberwood Mountain Estates, Five Forks, Crisp Mountain, Wildcat, Valley River Walk, Outlook Ridge, North Oak Estates, and several more.

The Poltrock Team’s NEW Murphy NC Area and Real Estate Information Packet NOW Released!

If you would like to request your FREE copy of our exclusive Buyer’s Packet, call us or email JohnPoltrock@gmail.com to get your copy today!

Request your FREE copy today!
Request your FREE copy today!

When buying real estate in the Mountains of Murphy, North Carolina, there are tons of things to take in to consideration and questions you may have- especially if you’re not very familiar with the area.

We’ve worked to put the information about Murphy, NC together in one place for you – our Exclusive Buyer’s Packet. Now, Version 2.0 is officially released today!

Here’s what you can expect to find in the new version:

  • A map of where Murphy, NC is
  • Weather and climate information on temperatures, rainfall, snow, and much more
  • Profile of Cherokee County
  • Area information
  • Types of Homes for sale here in Murphy NC
  • Golfing
  • Boating and Fishing
  • Camping and Hiking
  • ATVing
  • Horseback Riding
  • Income producing Cabin Rentals
  • Places to Go
  • Other activities and things to do
  • Area Hospitals and Health Care
  • Why REMAX and The Poltrock Team?

If you would like to request your FREE copy of our exclusive Buyer’s Packet, call us or email JohnPoltrock@gmail.com to get your copy today!

Search our inventory of homes and land for sale in the mountains of Murphy NC today on our website FREE with no sign-up required!

John Poltrock, Certified Residential Specialist – REMAX Mountain Properties – www.MyMurphy.com – Call us Toll-Free 1-866-687-7496

Cherokee Land Laws: Zoning & Deed Restrictions in Murphy, NC

Many parts of the United States, including Cherokee County, operate under specific land use controls, commonly referred to as Cherokee land laws, which aim to make real estate developments uniform, similar, or prevent problems before they ever occur. We commonly get asked about how Cherokee land laws affect zoning in Murphy, NC.

Zoning

Most of Cherokee County has NO zoning. The only part of the county that does have zoning is the Murphy NC City Limits, which are actually quite small compared to what many people are used to. The City Limits is broken into several different zones like commercial and residential with varying levels of each. You can obtain a copy of the zoning ordinances for the City Limits of Murphy right here on our website.

Deed Restrictions

Mostly, Cherokee County is governed by deed restrictions, which are a significant part of Cherokee land laws, dictating what cannot be done on a property. They are said to “run with the land,” meaning they cannot be altered and regardless of who owns it, the restrictions remain intact (unless they expire).

Generally speaking, deed restrictions are very basic in Murphy with the main intention being to retain property values and keep places looking nice. You usually find them in subdivisions and communities. We don’t really have any with super-strict requirements like some horror stories we hear from other places – thank goodness! Many of our common restrictions are:

  • No mobile homes, manufactured homes, and in some cases, modular homes.
  • No junk cars or untagged or unlicensed vehicles.
  • No used appliances to be left on property and all trash to be in refuse containers.
  • Certain square footage limitations. Our common range is from 800-1400 square feet minimum, depending on the community.
  • Many more recent ones reference “Earth Tone” colors to be used on the house so you don’t have a random pink, purple, or yellow house in a cabin community.
  • No livestock/farm animals – sorry! In some cases, your dream of a llama farm is no more! 😉
  • Must complete a home within 1 year of beginning building

That gives you a good idea of many of the common restrictions we see. In fact, you can download a copy of the Brookgreen restrictions by clicking here. Although older, many of our newer restrictions say the same basic thing.

Unrestricted

Under Cherokee land laws, you can do anything you like, so long as it’s legal, with unrestricted real estate. This flexibility is often not available in areas with strict zoning under Cherokee land laws. An unrestricted parcel may be perfect for you if you’d like to: 

  • Have an RV or camper on your land for extended periods of time
  • Build a house over a long time (over a year’s time)
  • Have livestock or other animals
  • Run a commercial business out of the “normal” areas
  • Simply not have to worry about someone else’s rules

Larger tracts of land (3 or more acres) are not very hard to find that are unrestricted. Smaller parcels less than three acres can be more challenging to find depending on the area you want to be.

Looking for a home or land in Murphy NC? Let The POLTROCK TEAM find it for you! You can Search Our Murphy NC Listings, Search the entire Murphy NC MLS for Free, or complete our “Dream Home Finder” for Murphy NC Real Estate and we’ll find it for you!

John Poltrock – Certified Residential Specialist – The POLTROCK TEAM at REMAX Mountain Properties – www.MyMurphy.comJohnPoltrock@gmail.com – Call Us Toll Free at 1-866-687-7496