Any comments on the Towm of Roan Mtn? (Johnson City, Kingsport: for sale, real estate market)
Kingsport - Johnson City - BristolThe Tri-Cities area
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Found what looks like nice piece of land (from the pictures) in the Town of Roan Mountain. Looks kinda open with some wooded area, which is what we are looking for, not solid woods.
Other than the obvious attraction of the mountain and park, any comments on the area?
The town of Roan Mountain was a lot more of a "town" 100 to 120 years ago when the ETWNC Railroad through there was present and hauling iron ore, lumber products, and summer visitors to the mountain-top Cloudland Hotel. If you drive through the streets of the old town today it is evident that it was once and active center of commerce but other than the residential presence it is more of a ghost town now. Most of the commerce is now along the newer (1950's) US 19E that was built over the former railbed where it passed through town. It's mostly the type of businesses that you would expect in a small bedroom community but no supermarkets or big box Walmart type stores.
This is a very pretty mountain setting and has seen some influx of retirees from out of state. Be careful about choosing flood plain areas near the streams coming down from the mountain to build because flash flooding is an ongoing issue in this valley. They just recently built a new Cloudland Elementary on high ground because there had been so many incidents of flooding in the existing location next to the Doe River.
One thing you'll want to check out is the elevation of the property. In the winter the difference of 1000 feet in elevation can mean a lot more cold, snow and ice.
We are renting about half way between Hampton and Roan Mountain. Last winter we would notice that between Johnson City and our apartment there would often be a difference of ten degrees. If you go all the way up into the town of Roan Mountain the temps keep dropping...and the snow keeps rising.
Roan Mnt. is a tiny little village - there's no major shopping - a couple of neighborhood grocery store - more like conveient stores, two or three places to eat and a few little shops. - No major industry. It's main issue is the river which will rise as Jim, 37680 says in a heart beat and flash flooding is a big problem. Elevation is the key. The higher you go the more likely you'll hit the snow line. Temps are 10-15 degrees colder than anywhere else. If you don't mind being a bit isolated in the winter, Roan Mnt. is beautiful. I have a friend whose water freezes every year and she has to go to a laundry mat in Elizabethton. Best advise- Don't buy until you see it. If you love it then but do it.
Younglisa7 on here had property there but sold it last year; she may be able to provide info by DM. I have some friends that have a house on land there that has been for sale for over a year. Point being, there isn't a lot of activity there. It is very pretty there but do beware of the potential for bad weather and flooding.
Thanks! Exactly the type of info I was looking for. I looked at the flood plain map and the land seems to not be in it - I'll certainly do more research. Do folks get stranded or is it just the actual flooded areas that get affected. Flooding is one of our big concerns.
Shopping would be in Elizabethton or Johnson City, I'd guess?
I'll get the elevation of the actual land - I didn't know the temps would change that much - more research needed.
The land has been on the market for over a year and it looks like the owner is asking about 20% less than they paid in 2006. Either things are really slow there or the land has some problem.
It supposedly has a septic system in place. I'll be checking this out carefully, but is there an online place to check this out? I tried the state environmental site but no luck yet.
The closest shopping for normal provisions would be Elizabethton or Johnson City. Erwin is not that far away either on a little back road down through Limstone Cove and Unicoi. We sometimes go to Boone/Blowing Rock area in NC from here in Kingsport and the shortest (not fastest) is through Roan Mountain, Linville, NC, and up the Blueridge Parkway to US 321 at Blowing Rock.
The temperature lapse rate in the lower atmosphere is about 3.56 degF per 1000 ft to provide some guidance on temp change with altitude. There are a lot of other influences here in the mountains that can influence the local temperature experience. The abundant foliage in a place like Roan Mountain (valley area) at 2,600' can provide much cooler difference to downtown Johnson City where so much is paved and developed. Kingsport is at 1200' and I am at 1600' with mostly grass and forest surrounding. Our usual temperature in summer is about 4 degF lower than Kingsport which is much more than the lapse rate would suggest from a 400' difference. A location I visit frequently near Mountain City is 1000' higher (2,600') than here and summer highs can range fro 5-10 degF lower. It cools off significantly faster at night in the mountains probably due lower atmospheric thickness.
2006 was the peak of the real estate bubble some places and the owner of that property may have paid too much. There seemed to be a big jump in asking prices in neighboring Johnson County about the middle of the decade due to some big developments that have since gone bust. I have seen some of the inflated asking prices come down but some folks are still holding onto the dream of $10K per acre of mountainside. I have heard others on here saying that people with very good credit have trouble getting financing for land purchases- like maybe only 50% or less. Tough to find a cash only buyer. I think our property in the next county would be tough to move until credit loosens up.
I thought the septic field approvals were handled by the county health departments in Tennessee. Looking at the Carter County website makes me suspect that this may handled by the county "Planning & Zoning" folks. They should be able to steer you in the right direction. Planning & Zoning - Carter County | Tennessee
Thanks Jim - more excellent info. Is the 3+ degreesF per 1000 feet summer and winter? I know there are many other variables.
50% huh. We were hoping to have enough cash saved up for a good down payment. I guess I was hoping to need less than that. We'll be talking to a bank to get pre-approved but have to wait until I start my new job in the next week or so, and get a little history there. We may have to go for land with an existing structure just for the sake of financing - have to be a vacation home for now - any idea of down payment requirements for that? (I know I could just call a bank, but this is easy and I can be lazy.)
Thanks Jim - more excellent info. Is the 3+ degreesF per 1000 feet summer and winter? I know there are many other variables.
50% huh. We were hoping to have enough cash saved up for a good down payment. I guess I was hoping to need less than that. We'll be talking to a bank to get pre-approved but have to wait until I start my new job in the next week or so, and get a little history there. We may have to go for land with an existing structure just for the sake of financing - have to be a vacation home for now - any idea of down payment requirements for that? (I know I could just call a bank, but this is easy and I can be lazy.)
Our place near Mountain City is about the same elevation as town of Roan Mountain. The temp difference in the winter seems more than in the summer but that may be purely subjective. I like the difference in summer but the extra winter cold I can do without. I do know that we can leave here in western Sullivan County with the ground clear after a winter rain and find snow covered ground there, and frequently too. One contributing factor is that in the mountain valleys the sun, assuming it's a clear day, may not come up over the mountains until 10 AM or later and may set at 3 PM in mid winter. This depressing phenomenon is sung in the refrain of an old bluegrass song "You'll Never Leave Harlan Alive". That's as in Harlan, Kentucky but the landscape in NE Tenn has similarities.
I recall to 50% rule concerning land mortgages was being lamented by "Tony1790" on this forum a couple of years back when he was trying to sell some acreage (probably here in the valley). I hope the situation has improved since then. I'm not involved in either banking or real estate so what I say is mostly hearsay from reading these forums and local newspapers. I know someone well placed in the local banking business I can ask for an opinion on this matter. My presumption is that land values are very subjective to a banker but improvements are easier to quantify through comparison. If the loan is 30% house and 70% acreage there may be more of challenge in getting acceptable financing. That is the concern I have should we attempt to put our place on the market anytime in the near future. I think this is what they call being "land poor" when an asset becomes a burden.
Before the 2007 real estate meltdown there was a large influx of buyers from Florida, in particular, into Johnson County and I presume into other mountain counties such as Carter as well. When we were doing probate in 2007 I noticed many of the law offices in Mountain City advised being licensed to pracice in Tennessee, North Carolina, AND FLORIDA. Probably due mostly to the recent difficulty liquidating property in the Florida real estate market, I haven't heard much about Florida buyers since 2007. There seems to be plenty of acreage offered in the local market but much of it is rough, may have issues, and should be subject to much due diligence.
3,000 feet elevation is often the "snow line" in Roan Mountain in the winters. Anyone 3000 ft. and above gets more snow. We are at 3500 ft., love the mountain, and hope it does not develop too fast.
No sewer system yet. The county gov't. has presented a plan to bring it to 19E and the "town" of Roan Mountan in the near future. I imagine it will spark more development. Currently, supermarket shopping is 30 minutes away and I am perfectly fine keeping it that way.
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