SOLD - BUT I MAY HAVE ANOTHER LOT COMING IN APRIL 2022
I am running behind on listing some of my properties for sale, so I am putting up just the basic facts, and over the next few weeks, I hope to put up the drone video, my photos, maps and details about the property
For now, the Van Buren County Assessor shows value as $27,600. Of course, annual property taxes are based on assessed value, so I want this figure to be as low as possible, and the assessed value for any county is not necessarily a good reflection on the actual market value.
But here is some real data, based on Zillow.com as of August 15, 2021:
Zillow Shows value of this 5.32 acre parcel on Rolling Hills Dr (in the Hawks Bluff Subdivision) as $39,000 (at $7,330 per acre) which seems below the actual market value. Here are some other listings from Zillow in the same area:
- 5.0 acres on Grand Bluff Rd is listed at $49,000 ($9,800 per acre)
- Lot 70 on Rolling Hills Road (very similar) is listed at $29,900 for 5.06 acres ($5,909 per acre)
- Residential Lot on Hawks Bluff Road is listed at $18,500 for 2.0 acres ($9,250 per acre)
- 182 Meadow Ln #182 is listed at 2.6 acres at $25,000 ($9,615 per acre)
I am offering this parcel at just $35,000, and will give you a 10% cash discount (whether you finance it, or write a check, I don't care). So $35,000 minus the $3,500 discount makes the lot yours for just $31,500 (that's just $6,022 per acre).
Or if you want to preserve your cash to build with, then I will offer owner financing (on a land contract) at ZERO PERCENT INTEREST.
So you can put as little as $3,500 down, and the balance over 90 payments at $350 per month. There is no interest and no pre-payment penalty.
I've got my customary video walking tour, drone footage, photos, details and maps, but for now, I wanted to get this on the website because people are calling me based on the sign I stuck on the property two weeks ago. Call me if you have further questions.
Larry (423) 596-3196
Here is a 4 minute drone video I took along the front of the parcel, and overhead to show the surrounding terrain. I hope you enjoy it.
Here are some photos I took along the front property line. (Note: I put the white stakes in the ground where I think the property corners are, using a GPS. I am likely within 20 feet or so, but I am not a surveyor, just a guy with a GPS function on my iPhone.)
I took my camera inside the woods and took a few photos to show how level the parcel is, and how easy it would be to clear some of the small trees and brush to place your dream home in its ideal spot.
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Just in case you are not familiar with Fall Creek Falls State Park, here are a few photos I took on the way to the park, and within the park. You'll see road signs clearly identifying the way, which only about ten miles from the parcel. Once you are there, you'll see a beautiful golf course, swimming pool and play ground, swimming holes on the streams, lots of hiking trails, and a nature center. But the big attraction at the park is "Fall Creek Falls", at 256 feet, is one of the highest waterfalls in the eastern United States If you want to learn more about the park, you can click here to go to the TN Parks Website
I also took a few photos of the community of Spencer, about 10 miles West, which is the county seat for Van Buren County. Here you will find the county offices, a health clinic, schools and limited services. If you want a Walmart and more selection of stores and services, you drive about 20 miles East to Dunlap, TN Here are my photos of Spencer.
Back in the subdivision, I thought you might like to see what your neighbors houses looked like from the street. Unfortunatly, most of them are hidden by trees, but I took photos of their driveways anyway. Here they are...
You can enter the latitude and longitude coordinates right into your laptop to see the property. First - open GoogleMaps.com (be sure to use the comma between the coordinates, and enter a minus sign before the longitude), or enter them into your smart phone and get driving directions directly to the lot. Here's the location as shown on Google Maps: 35.628129, -85.500609
As an alternative, you can enter the address and see the same thing: Here's what Google Maps shows when you cut and paste the coordinates into the search box...
As an alternative, you can enter the address and see the same thing: Here's what Google Maps shows when you cut and paste the coordinates into the search box...
Here is a map showing the topography of the parcel and the surrounding area, which is extremely level, and should make placement of our house very, very easy.
Here's a couple of map views I took on my iPhone using a GPS app, showing the lot lines and if you look at the upper right, you'll notice I have decent cell coverage there too.
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Here is a satellite view of the parcel showing its proximity
Here's a map showing the streets and lot lines
Here is a map from the parcel to Fall Creek Falls. It's only about 10 miles to the edge of the park, but another 5-1/2 miles to the actual water falls. One of the prettiest 25 minute drives you will ever take, and the destination is just beautiful.
Next, I am going to show you some screen shots that I use when I am researching a property, and I want you to have access to the same info - in three easy steps:
To save you some trouble, I'll include a couple of the maps in full size below these small screenshots
- Go to TN Real Estate Assessment Data which can be found at https://www.assessment.cot.tn.gov/RE_Assessment/
- Either click on the name of the county, or select it from the drop down list below the map. In this case, we are selecting "Van Buren" county.
- Input the following "Owner Name": Robinson C (Note: Escrow just closed a couple of weeks ago, and my name isn't showing on the updated records yet as the owner, but they did include me for the tax mailing name and address. If you try "Robinson, C" and it doesn't yield any results, then the county has updated the records, and you should search "Stewart".
- You should see the search results, along with the parcel numbers, and other info. To see the details on your parcel, click the blue "Select" button to see the tax assessor information on the parcel.
- The upper part of this page shows ownership info and valuations. As you scroll down to the blue boxes at the bottom of the page, you will see a link to the "View GIS Map for this Parcel" Click that to see the maps.
- Now you will be looking at the parcel (outlined in blue) and the surrounding parcels. From here, you can scroll in and out, use the buttons at the upper left to see the aerial photography image, the street map, and the FEMA Flood Map.
To save you some trouble, I'll include a couple of the maps in full size below these small screenshots
Here is the street map showing the property lines, without the blue outline. Our parcels xxxxxxxhe center of the map.
When I visited with the Van Buren County Assessor in Spencer, she provided me with a plat map of the subdivision. This first one includes the whole subdivision. The second photo on the right shows our parcel, with lot line dimensions.
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And finally, I feel the following map is very important for any parcel in Tennessee. This FEMA Flood Map shows that the Hawk's Bluff Subdivision is in an area of minimal flood hazard (FEMA Zone X Minimal Flood Risk). If you want to see what a elevated risk flood zone looks like, look at Highway 75 just north of the highway and south of the Volkswagen plant in Chattanooga, TN. There you will see "Zone AE" which is a high-risk floodplain. Please do your own due diligence, but based on the maps, I don't see any concern.
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OK - that's enough with the photos and maps. Let's get to the details about the property...
- The parcel is 5.32 acres in size.
- Although the post office has not assigned a street number to this parcel, the parcel is located across from 693 Rolling Hills Dr, Spencer, TN.
- The property is zoned "Residential". This means you can only build a single family home on this parcel.
- There is electrical power running at the road frontage.
- To my knowledge, you would have to use your own well and septic.
- I have not run a "perc" test, but my understanding is that the subdision already had a septic plan in place at the time the subdivision was created. I am told that a $400 fee will get the state inspector for review the records, visit the parcel if needed, and issue a septic permit. For more info about the process, call Tim Bumbalough at DWR services, or go to https://tdec.tn.gov/septic or call the Cookeville Environmental Field Office at 931-520-6688
- In my experience, it is a good indication that other neighbors were able to successfully build homes, but I recommend you do your own due diligence.
- For residential use only (no trade or business of any kind).
- Must be a permanent dwelling (no trailers or mobile homes).
- Must be at least 1,200 living space (exclusive of porches, garages, carports.)
- No more than one residential dwelling on the parcel.
- No temporary structures.
- No livestock, except for one horse or cow per 2 acres (see conditions).
- No immoral, improper or unlawful use.
- Buildings must be set back at least 50 feet from front lot line, and 25 feet from sides and rear lot line.
- No trashed, junked or unlicensed vehicles.
- No re-subdivision of parcels is allowed.
As you could see in the photos, the parcels have electrical power available at the street. I am told that the parcels have access to gas, water and telephone. Sewer is not available in this area. You will need to install a septic tank or an alternative sewage disposal system.
Let's talk about land value...
As you can see from the property tax records above, the County Assessor values the property at just $27,600 parcel. Let's talk about the Assessor value. Every land or home owner wants their property to be worth as much as possible, but they want their assessor to value their property as low as possible, because this assessed value is a factor of how much the property tax will be. Any property owner can call the assessor and ask them to revalue their property, and I could ask to have a valuation of $50,000, but that would forever increase my property taxes. So I am happy to have the Van Buren County Assessor show the value at only $27,600
However, as I discused at the top of this page, most of the other similar properties are priced at over $9,000 per acre. At just over $6,000 per acre (cash price), this parcel is a bargain.
Let's talk about land value...
As you can see from the property tax records above, the County Assessor values the property at just $27,600 parcel. Let's talk about the Assessor value. Every land or home owner wants their property to be worth as much as possible, but they want their assessor to value their property as low as possible, because this assessed value is a factor of how much the property tax will be. Any property owner can call the assessor and ask them to revalue their property, and I could ask to have a valuation of $50,000, but that would forever increase my property taxes. So I am happy to have the Van Buren County Assessor show the value at only $27,600
However, as I discused at the top of this page, most of the other similar properties are priced at over $9,000 per acre. At just over $6,000 per acre (cash price), this parcel is a bargain.
If I were interested in maximizing my return on investment, I would list these properties with a Realtor, and if I wait long enough, I would likely get about $40,000 for the lot. BUT, I am an investor, and I would rather sell this quickly, make less money, but free me up to invest in the next lot as soon as possible, so I always sell my lots at a lower cost, and/or, offer them with very attractive financing. So here's what I an offering on these lots...
I am offering this parcel at just $35,000, and will give you a 10% cash discount (whether you finance it, or write a check, I don't care). So $35,000 minus the $3,500 discount makes the lot yours for just $31,500 (that's just $6,022 per acre).
Or if you want to preserve your cash to build with, then I will offer owner financing (on a land contract) at ZERO PERCENT INTEREST.
So you can put as little as $3,500 down, and the balance over 90 payments at $350 per month. There is no interest and no pre-payment penalty.
If you are paying cash, I suggest we use the same escrow service that I used when I purchased the property. They already did the title search, and I purchased the parcels with Title Insurance, which means you can also get title insurance which will be important for long-term investment purposes, and especially if you want to secure a bank loan for financing the construction of your dream home.
I am also offering owner financing for someone that wants the parcel, and may want to preserve their funds for building their house or cabin, and needs to spread the payments out, and doesn't want to pay interest.
You can purchase this parcels on a land contract, with a down payment of $3,500 (plus a one time $300 document fee) which is applied towards the purchase price of $35,000) to be followed by 90 monthly payments of $350 per month. That's a total of $35,000 paid (plus the $300 doc fee), with ZERO INTEREST! During the purchase term, seller will be responsible for payment of property taxes, and buyer will be responsible for POA fees and assessments, which could include a special assessment for sewer, if they proceed with this during the payment term.
That's the most of the important info. Below, you will find some additional information that I have accumulated. I am providing you with all the info I have. If you have additional questions, do your own due diligence. Feel free to call the county, the property owner association, an attorney, an accountant, etc.
Before you pull the trigger on this purchase, please read all the info I've provided on this page. And if you are going to pay with the zero percent financing option, please go to the FAQ page and read that info before making a decision. There are qualifications, but they are easy.
Then -- if you want to snatch up this property before anyone else does, call me and let me know. If you call and I don't answer (usually because I am playing handball, pickleball or racquetball) then leave me a voice message on my cell phone and I'll call you back. Note: I respond as quickly as I can, and mark sold properties as "SOLD", ASAP when someone has purchased the property, but it's possible that someone else may have purchased the property in the few hours before you called me. If that should happen, I'll let you know that someone else has already purchased the parcel(s).
If you want to check with me before you decide to proceed, feel free to call or text me at (423) 596-3196. Thanks!
I am offering this parcel at just $35,000, and will give you a 10% cash discount (whether you finance it, or write a check, I don't care). So $35,000 minus the $3,500 discount makes the lot yours for just $31,500 (that's just $6,022 per acre).
Or if you want to preserve your cash to build with, then I will offer owner financing (on a land contract) at ZERO PERCENT INTEREST.
So you can put as little as $3,500 down, and the balance over 90 payments at $350 per month. There is no interest and no pre-payment penalty.
If you are paying cash, I suggest we use the same escrow service that I used when I purchased the property. They already did the title search, and I purchased the parcels with Title Insurance, which means you can also get title insurance which will be important for long-term investment purposes, and especially if you want to secure a bank loan for financing the construction of your dream home.
I am also offering owner financing for someone that wants the parcel, and may want to preserve their funds for building their house or cabin, and needs to spread the payments out, and doesn't want to pay interest.
You can purchase this parcels on a land contract, with a down payment of $3,500 (plus a one time $300 document fee) which is applied towards the purchase price of $35,000) to be followed by 90 monthly payments of $350 per month. That's a total of $35,000 paid (plus the $300 doc fee), with ZERO INTEREST! During the purchase term, seller will be responsible for payment of property taxes, and buyer will be responsible for POA fees and assessments, which could include a special assessment for sewer, if they proceed with this during the payment term.
That's the most of the important info. Below, you will find some additional information that I have accumulated. I am providing you with all the info I have. If you have additional questions, do your own due diligence. Feel free to call the county, the property owner association, an attorney, an accountant, etc.
Before you pull the trigger on this purchase, please read all the info I've provided on this page. And if you are going to pay with the zero percent financing option, please go to the FAQ page and read that info before making a decision. There are qualifications, but they are easy.
Then -- if you want to snatch up this property before anyone else does, call me and let me know. If you call and I don't answer (usually because I am playing handball, pickleball or racquetball) then leave me a voice message on my cell phone and I'll call you back. Note: I respond as quickly as I can, and mark sold properties as "SOLD", ASAP when someone has purchased the property, but it's possible that someone else may have purchased the property in the few hours before you called me. If that should happen, I'll let you know that someone else has already purchased the parcel(s).
If you want to check with me before you decide to proceed, feel free to call or text me at (423) 596-3196. Thanks!
Before proceeding, I highly recommend you jump over to the FAQ's page, and read through that info. At the bottom of that page is more info about the purchase options (cash or terms) and you can download the actual forms we use. But for now, let's look at more details about the two buying options shown above.
$300 EARNEST MONEY DEPOSIT FOR A CASH SALE
When you call to provide me with your name and contact info, I will be sending you the purchase agreement for your signature, and you can arrange to make the $300 Earnest Money Deposit, and committing to purchasing the vacant lot for cash. Once you sign it and send it back to me (usually you can print it out, sign it, then take a picture with your phone and send it back to me by email or text). Then, once I receive the earnest money deposit, I will forward this signed purchase agreement to the escrow company I used when I purchased the property (First Crossville Title Company, 396 South Main Street, Crossville, TN Phone: 931-484-4533) and let them know that I have collected the $300 earnest money deposit. In addition to the remaining $32,200 for the purchase, you can expect to pay about $500 for the escrow settlement fee, title search, title insurance premium, and miscellaneous taxes and fees. Upon settlement, you will receive a Warranty Deed for the property, and a Title Insurance Policy. If you don't live in the area, you don't have to make a trip to Crossville for the settlement. Upon your request, the escrow agent will offer to send you (usually by email) a few documents for you to print and sign, and will arrange to have you overnight the documents back to the escrow office, along with bank wire transfer instructions, so you can make the payment and complete the transaction. I generally drive to attend the escrow closing in person, so if you are able to attend in person, I'll get a chance to meet you at that time. If you have any questions about this process, please feel free to call me and ask.
$3,500 DOWN PAYMENT AND $300 DOC FEE - SET UP A LAND CONTRACT SALE
This option is very different than the "cash purchase" process, and I want you to read through instructions and associated forms completely before deciding to proceed. Please jump over to the FAQ's page now.
When you call me to tell me you want to move forward with buying the property on terms, I'll collect the information to write into the blanks before I send you the completed documents for your signature.
$300 EARNEST MONEY DEPOSIT FOR A CASH SALE
When you call to provide me with your name and contact info, I will be sending you the purchase agreement for your signature, and you can arrange to make the $300 Earnest Money Deposit, and committing to purchasing the vacant lot for cash. Once you sign it and send it back to me (usually you can print it out, sign it, then take a picture with your phone and send it back to me by email or text). Then, once I receive the earnest money deposit, I will forward this signed purchase agreement to the escrow company I used when I purchased the property (First Crossville Title Company, 396 South Main Street, Crossville, TN Phone: 931-484-4533) and let them know that I have collected the $300 earnest money deposit. In addition to the remaining $32,200 for the purchase, you can expect to pay about $500 for the escrow settlement fee, title search, title insurance premium, and miscellaneous taxes and fees. Upon settlement, you will receive a Warranty Deed for the property, and a Title Insurance Policy. If you don't live in the area, you don't have to make a trip to Crossville for the settlement. Upon your request, the escrow agent will offer to send you (usually by email) a few documents for you to print and sign, and will arrange to have you overnight the documents back to the escrow office, along with bank wire transfer instructions, so you can make the payment and complete the transaction. I generally drive to attend the escrow closing in person, so if you are able to attend in person, I'll get a chance to meet you at that time. If you have any questions about this process, please feel free to call me and ask.
$3,500 DOWN PAYMENT AND $300 DOC FEE - SET UP A LAND CONTRACT SALE
This option is very different than the "cash purchase" process, and I want you to read through instructions and associated forms completely before deciding to proceed. Please jump over to the FAQ's page now.
When you call me to tell me you want to move forward with buying the property on terms, I'll collect the information to write into the blanks before I send you the completed documents for your signature.
AFTER YOU HAVE READ EVERYTHING ON THIS PAGE, and the FAQ's page , if you need to clarify something, or have process related questions (e.g. can I buy this as a gift, do you take goats in trade, etc.) then please, give us a call. (By the way, we don't take goats in trade.)
MORE INFO:
If you find any information on this web page to be incorrect, please let me know so I can make a correction ASAP. After you have read ALL the information on this page (which means you know everything I know about the property), feel free to call me if you have any additional questions or need to clarify anything. My name is Larry Stewart and my personal cell phone number is (423) 596-3196
MORE INFO:
If you find any information on this web page to be incorrect, please let me know so I can make a correction ASAP. After you have read ALL the information on this page (which means you know everything I know about the property), feel free to call me if you have any additional questions or need to clarify anything. My name is Larry Stewart and my personal cell phone number is (423) 596-3196
Here are three PDF copies of documents you may want to review... (just click on the document to open or save the document.)
- The deed used to transfer ownership of the parcels to me,
- The original Declaration of Restrictive Covenants for Hawk's Bluff, and
- The Amended and Restated Declaration of Restrictive Covenants for Hawk's Bluff
| hawks_bluff_Deed.pdf |
| hawks_bluff_ccrs.pdf |
| hawks_bluff_ccrs_revised.pdf |
