Eco Friendly Real Estate Blog

Home on the Land
Asheville Real Estate Journal 

Sustainable Farming -Asheville Though the Generations- Early settlers in the Carolinas, my “far-grandparents” being among them, borrowed agricultural practices from the Native Americans. They incorporated them into their own farming practices  creating a sustainable way of life that included orchards and vegetable gardens. (see Part 1 for details). Those first settlers helped to shape the farms, farming and settlement patterns of the southern Appalachian mountain region people in the Carolinas carry on to this day.  

Here is a slideshow that takes you on a tour of tour of family farms and farmlands in the Asheville, NC area and brings you to visit some of our tailgate (farmers’) markets. You may not be able to guess which of the photos is one of my all-time favorites…but I’d love to know what you’d guess…

Asheville Greenolina's Checklist of WNC Real Estate Articles -May ,2011

A CHECKLIST OF ECO ESSENTIALS
Indoor Air Quality
Make Your Living Space Sneeze-Free (and Non-Toxic)

Low-Maintenance Design & Sustainable Landscape Development
Design and Manage Gardens and landscapes
in a Natural Way 

ASHEVILLE REAL ESTATE PORTFOLIO INVESTMENTS
IN SUSTAINABLE REAL ESTATE DEVELOPMENT
1031 Exchanges and The Business Case for Sustainable Real Property Investing

 
ECO-VILLAGES & ECO-COMMUNITIES
 in the Greater Asheville Area

Drovers Road Preserve
Hickory Nut Forest
Creston Community
Mountain Meadows
Walnut Creek Equestrian Community 

CLUSTER HOUSING, LAND USE, GREENWAYS & VALUE/APPRECIATION
of Property in the Greater Asheville Area

 ASHEVILLE"S NEIGHBORHOODS

Asheville's Human Scale Neighborhoods
Asheville's Sustainable/Historic Neighborhoods

Asheville's GREEN Neighborhoods
North Asheville
West Asheville

THE "REAL-TIME" REAL ESTATE INVESTMENT
ADDING VALUE TO YOUR RESIDENTIAL PROPERTY
Energy Star
Solar Gain
MORE~~Energy Efficiency Tips and Links~~ 

FEELING STEWARDSHIP

The Nature Conservancy's Conservation Buyer Program
"Social Capital" "Economic Capital" It's ECO-Friendly! 
Preserving NC Lands~
N.C. Department of Environment and Natural Resources

 ~PRIVATE LAND TRUSTS ~
Conservation Resources
Resources in the Greater Asheville Area

 BUYING & SELLING REAL ESTATE WITH THE
SOCIALLY-CONSCIOUS INVESTMENT STRATEGY

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Contact for links and/or PDF files. ______________________________________________________________________________ 

xo

If you are looking to buy/ invest in Asheville area LAND, land legacies and /or rural real estate,scoping out land specialist posts on  this blog is a good place to start. But you may choose to stop by JT's "Tranquility Pond" first...or at least along the way...Let me know what you think....

Asheville Real Estate Journal:
Asheville Area Mountain Home BuildersWHY Slopes Fail and Maps That Show Where They Might 

BUILDING IN THE MOUNTAINS? Consider this first:  Land Suitability.  Site and Building Design.  Site Resource Assessment  and,  in the mountains, engaging a team of local experts prior to investing in the land and/or building site: a geo technical engineer, a structural engineer, a landscape architect, an architect, a hydrologist, a soil scientist who understand the idiosyncrasies of mountain construction.   ( Photo shows Asheville Area Mountain Range- Would YOU Build Here?)

To make sure the home is solid on the site,one LEED ®Certified General Contractor here in the Asheville area expects buyers to invest $30,000 to $40,000 just on the foundation of the home.

Reminder: It takes less rainfall to trigger a debris flow on a modified slope (with evidence of prior instability) than on an unmodified slope. 

Here in the Ashevillearea mountains, Rick Wooten and the North Carolina Geological Survey Staff of the North Carolina Department of Environment and Natural Resources  have just introduced the Landslide Hazard Map for Asheville and the surrounding towns in Buncombe County, NC.  In addition, they informed an attentive audience in this presentation:  

WHY Slopes Fail and Maps That Show Where 

NOTE: Landslide Hazard Maps help to identify potential hazard areas, but do NOT substitute for site-specific investigation.  

LANDSLIDE Topics Covered in This Presentaion (see PDF with photos at Link)

Causes- long term and short term factors 

Slope Movement (s)
Debris Flows, Deposits and Fans
Rockslides
Cumulative Effects of Interrelated Factors -Causes and Triggers
(photos and graphics you must see)
Precautionary Zones
Big Slow Movers
Downslope Hazards
Landslide Frequency vs Slope Percent
Embankment Failure
Failures vs Rainfall
Geologic Hazards
Stability Index Map
LANDSLIDE HAZARD MAPS ASHEVILLE (Buncombe County)   

Resources  

Development EXPERT- David Tuch, VP, Equinox Environmental   and his  Team of professionals: 1) Geotech Engineers who can do the soil testing and research to determine what is necessary should you choose to build on one of the challenging sites and Structural Engineers for making sure the building is held in place and won't slide down the mountainside- retaining walls, footing depth... 

Geologist EXPERT- Rick Wooten who with his team has completed the landslide maps mentioned in this post.   Current as of 11/16/2010- Wooten- Why Slopes Fail 

 LAND-OF-SKY Regional Council  (good photo examples)

Asheville Area Hillside Development Ordinance

Recommendation  

Work with a REALTOR® with special training. Look for these designations. NAR GREEN, Eco Certified Real Estate Consultant, RLI. (graphics below) Ask about the Land transactions that Broker has been involved with and what s/he recommends in terms of  process during due diligence.

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A Few of My Other Posts on or Related to Building on Mountain Slopes 

A Few Checkpoints About Steep Slopes 

 LAND Planning & Design   • Land Suitability Analysis •  Site and Eco-Friendly Building Design  •  Site Resource Assessment •  Site Development and Our Steep Slopes  •  Green  Buildings & Communities •     Mountain  Ecosystems You Must Consider • Tree Protection and  landslide Protection... • Conservation Easements & Private Land Trusts   • Purchase of Development Rights  • Farmland Preservation and more  

Integrated Design in the Mountains  

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__~o
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(*)/'(*)   ________AshevilleNC Real Estate Journal. " On the Road HOME with Greenolina, CONTACT ME! "  
Residential Market Reports::: "Check Asheville "Monthly Special Gems" and Asheville home stats in the top retirement and green-friendly neighborhoods we cover in Asheville.-
Asheville NC Residential Market Reports   

LAND:: If stewardship of large acreage is important to you, let's talk about mutually beneficial solutions. IF you are a Cash Buyer, some awesome properties are available at excellent price points. . I have the following real estate green designations: NAR GREEN®, EcoBroker®, Eco Certified ®Real Estate Consultant.

Unauthorized reproduction of any information including photos  on this site is a violation of existing copyright laws. All rights reserved. Eco-Friendly Mountain Homes and Land Legacies-  - Asheville NC Real Estate  © 2010. _____________________________________________________________________________________

Asheville real estate is in high demand. Building sites can be breathtakingly beautiful here in the Asheville area mountains. (see photo)  But there are some caveats. And buyers can benefit from sitting down with an informed local real estate expert when planning to build on the slopes surrounding Asheville.  

Take, for example, the case of the Texas Buyer who back in 2007, invested in a 2 AC parcel just north of Asheville without such counsel.

This glorious south-facing building site with incredible views of the valley below  within 7 minutes of downtown Asheville and all of Asheville's notable amenities, simply called to him. Little did he know the challenges he would face.

Challenges: In order to purchase this amazing 2 AC parcel in Asheville's mountainous terrain, this Texas Buyer had to cure a cloud on the title. Still, he was looking to the future, so he bought the property  that sits high on one of Asheville's mountainsides despite the problem.  But there were other challenges of which he was unaware! Before I go on, I'd like to repeat that the out-of-town investor bought the property without the advice of a REALTOR®. 

IF he had engaged the services of a real estate land specialist, he might have known that a large and vocal group of Asheville residents even affirm that Asheville's local economy relies on protecting the beauty of mountains and ridge tops. He might have discovered that  a Steep Slope Ordinance was, at that time, pending. He might have learned that local experts expected new zoning rules for areas above 2,500 feet elevation with an average slope greater than 35 percent (his building site.) In the case of the Texas Buyer, before making the investment of approximately $100,000 per acre, he could have discovered that:

1) Approximately half of the property is in the "Debris Flow Pathway"
2) All of the property except for a small potion directly on the road is above 2500 feet and subject  to (the now in place) Steep Slope Ordinance that places safety and viewshed restrictions on building, particularly on ridge-tops.
3)The slope average of  his lot, 54% , makes it not only a very expensive build, but (as of October,2010) subject to Buncombe County Hillside Development Ordinances which might disallow building on all but that  tiny portion of the property that sits within feet of a subdivision road.

You may wonder how I came to know so much about this particular parcel. Here's the answer. A Very Smart Buyer asked me to look into that exact building site, now on the market, and let him know what research shows prior to investing in it.

To quote a colleague, " Be careful of steep grade property. Sure it looks beautiful and it's nice to think of having your home at the top, but most steep grade property cannot be built on without extensive and expensive roads, site work, and building costs accruing..." and, here in Buncombe County- check out the  Hillside Development Ordinance. 

__~o
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(*)/'(*)   ________Asheville NC Real Estate Journal. " On the Road HOME, CONTACT ME! "     Residential Market Reports::: "Check Asheville "Monthly Special Gems"and Asheville home stats in the top retirement and green-friendly neighborhoods we cover in Asheville.- Asheville NC Residential Market Reports   

Land:: If stewardship of large acreage is important to you, let's talk about mutually beneficial solutions. IF you are a Cash Buyer, some awesome properties are available at excellent price points.  NOTE:: A recent McGraw Hill study revealed that  81% of homebuyers would prefer to buy a eco-friendly home rather than a standard home, even in this current down economy. I have the following real estate green designations: NAR GREEN®, EcoBroker®, Eco Certified ®Real Estate Consultant.

Unauthorized reproduction of any information including photos  on this site is a violation of existing copyright laws. All rights reserved. Eco-Friendly Mountain Homes and Land Legacies-  - Asheville NC Real Estate  © 2010. _____________________________________________________________________________________ 

INVESTMENT PROPERTIES-Wise investments for today and tomorrow and the beauty bonus of Asheville area real estate investments.

Investing in Asheville area real estate including investing via the 1031 Exchange ( 1031 Like Kind Exchange) has worked for my real estate clients.

Investments might include  an  Asheville area 1031 Exchangesuch as an equestrian property by pastoral Mars Hill, North Carolina for a duplex located in Asheville.  Or look at this gorgeous cascade(see photo) that lives on acreage available in a 1031 exchange. Or consider a horse farm or farmland exchanged for a residential property that is rented. Note:  It is wise to seek the counsel of your attorney and CPA while locating replacement properties. 

An Asheville area real estate investment could also be what is referred to as a   Deferred Exchange-occurring when the property received in the exchange is not received at the same time as the transfer of the property given up. For a deferred exchange to qualify as Like Kind, Asheville real estate investors must comply with the 45-day written notice and receipt requirements. Note: It is wise to seek the expertise of a Qualified Intermediary - the person or entity that under the regulations enters into a written exchange agreement to help facilitate an exchange.

ASHEVILLE REAL ESTATE AND THE HUNT FOR THE REPLACEMENT PROPERTY

The hills and mountains here in the Asheville area are full of special treasures. Once we locate the investment that works for you,  your replacement property, having identified up to three (3) properties where the total fair market value does not exceed 200% of the fair market value of what you are relinquishing, the hunt can be productive. A general rule you may choose to consider is that the replacement property should be equal or greater in value, debt, and equity, and if your replacement property is less than you may well have a tax liability on the difference.

__~o
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(*)/'(*)  _______________________Asheville NC Real Estate Journal. " We are on the roll  for   innovation."  Tell Us What is Most Important to YOU! http://www.janeanne.com/ Unauthorized reproduction of any information including photos  on this site is a violation of existing copyright laws. All rights reserved. Eco-Friendly Mountain Homes and Land Legacies-Asheville NC Real Estate  © 2010.

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Asheville NC -Investors' LOTS and Land For Sale

I wrote a post not long ago about the Top 5 Eco-Friendly Trends for Investors to Watch in 2010 that gave investors lots to think about: Innovation - developing alternatives to technologies that have been demonstrated to damage your health and your environment."Cradle to Cradle" Design - fully reclaiming or re-using products end "cradle to grave" cycle of manufactured products. Sustainability - meeting present needs without compromising the ability of future generations to meet their own needs.Source reduction - reducing waste and pollution by changing outmoded patterns of production and consumption. This decreases reliance on landfills and incinerators.Viability - creating economic growth around "green" technologies and products.


But all this got me thinking about LOTS! Eco-friendly LOTS , that is. There are lots of LOTS for sale by owner and/or on the MLS in the Asheville NC  area.  What can distinguish these lots? They are informed by the list above. 

Such LOTS would take into account protection of the building site, solar orientation, wildlife preservation, erosion control, saving existing trees, and would incorporate plans for a "Cradle to Cradle" design. The LOT and the Investor would want sustainability to count. How many trips to the landfill, for example, could be avoided when the building process gets underway? (Source reduction.) And would bring green technologies into play.  Would you consider reclaiming or re-using timber?(see video below.)

I know of a handful of lots (that is NOT  a lot) that Investors looking for ROI might consider-LOTS where  conservation based subdivision design, Low Impact Development (LID), walkability, and land development that minimizes adverse environmental impacts adds up to a wise choice- 

Take a look at this one, for example. (see video) This LOT is NOT on the MLS. It's a FSBO.  It belongs to a poet-author....and when you watch the video, you may understand why he chose to invest in it--hint (waterfall and trails.)

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__~o
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(*)/'(*)    ..........      ............Asheville NC Real Estate:     LAND in  Asheville.  Going Green  and Eco-Friendly Properties. Expert Tools for Sellers and Buyers of  Mountain Homes and Land Legacies. "On the roll for  sustainable  innovation."  © 2010. Asheville NC Real Estate     Unauthorized reproduction of any information on this site is a violation of existing copyright laws. All rights reserved.

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What eco-friendly trends in real estate are Investors watching these days? Here are my Top 5 picks for 2010. 

1. "Cradle to Cradle" Design - fully reclaiming or re-using products end "cradle to grave" cycle of manufactured products.
   
   Example:  In Detroit, The Ford River Rouge Complexredevelopment  is an example of this concept, and is a direct result of FoMoCo consultation with William McDonough, who with his partner originated the concept.
   
   Reported Michigan Land Use, "The entrance to the Rouge complex is turning into a 1.5-mile-long green boulevard with 22 acres of wetlands, trees, and shrubs. Some 1,500 trees and other plantings are starting to surround the new assembly building and several others. Thousands of feet of shallow drainage canals, and multiple manmade wetlands have been constructed and seeded with indigenous plants. To control rainwater and pollutants, the assembly plant's 15-acre parking lot is covered with a porous surface through which water is filtered, cleansed and stored in underground basins to be slowly released into canals and wetlands. ...."
   
   Can you imagine how this affects the quality of life for those who live and work in the area?
   
   
   
2. Sustainability - meeting present needs without compromising the ability of future generations to meet their own needs.
   
   Example: In Asheville, NC, interdependence, respect for nature, and responsibility for future generations is expressed in local culture and neighborhoods. 
   
   
   And a group of over 300 real estate professionals  who are eco certified work together and with developers to build sustainably, and work with buyers to find the most eco friendly homes, businesses and/or land.
   
   
   As a member of this group, I can say I am excited to see the possibilities for clients and for Asheville.
   
   
   
3. Source reduction - reducing waste and pollution by changing outmoded patterns of production and consumption. This decreases reliance on landfills and incinerators.  By reducing the need for "virgin" resources extracted from forests, oil reserves, and mines, we use less energy, reduce greenhouse gases, water pollution, and conserve natural resources.
   
   Example: Your Home Town and Your Footprint:  Calculate it here
   
   Guess how small or big your "footprint" is. . .let me know
   
   
   
   
4. Viability - creating economic growth around "green" technologies and products.
   
   Example: Our colleague, Mary Bigelow's work. For a quick glimpse, check out Mary's blog post.  and leave Mary a comment.
   
   
   
5.  Innovation - developing alternatives to technologies that have been demonstrated to damage your health and your environment.
   
   Example: The NC HealthyBuilt Homes (HBH) Program  that encompass all aspects of environmental design and construction including:
   
   
   a) Site and Landscape: healthy outdoors by using erosion control and saving existing trees
   b) Water Efficiency: lower water bills by using high efficiency irrigation and plumbing fixtures
   c) Building Envelope: lower utility bills by using high efficiency windows and insulation
   d) Heating and Cooling Systems: higher comfort with efficiency equipment and sealed air ducts
   e) Appliances and Lighting: lower utility bills by using Energy Star appliances and lighting
   f) Indoor Air Quality: a healthy interior with non-toxic finishes and minimizing mold
   g) Materials: a low maintenance home using durable, local, and recycled content materials
   
   REALTORS...how would you and your investors like to live in such a home?
   
   
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__~o
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(*)/'(*)    ..........      ............Asheville NC Real Estate:     LAND in  Asheville.  Going Green  and Eco-Friendly Properties. Expert Tools for Sellers and Buyers of  Mountain Homes and Land Legacies. "On the roll for  sustainable  innovation."  © 2010. Asheville NC Real Estate     Unauthorized reproduction of any information on this site is a violation of existing copyright laws. All rights reserved.

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