Walnut Hills / Cedar Knob — Buyer Proposal | Entire Development

Entire Property Acquisition

Walnut Hills / Cedar Knob — 153 Acres

This is a prepared mountain development platform: buildable lot inventory plus a dominant preserved green space footprint, with major groundwork already completed (roads, wells, septic permits, underground utility runs, and surveyed tracts). This is a buyer-facing land offering only — no JV terms and no resort positioning on this page.

Option 1: $2.5M (≈ $16,400 / acre)

Option 2: $1.9M (≈ $12,837 / acre)

25 developable lots (Opt 1) / 23 lots (Opt 2)

4 ridge-top lots

110+ acres preserved green space

Family compound potential

View purchase options → See what’s already done →

Aerial overview

Entrance

Road system

Two Purchase Options

Option 1 = full assemblage • Option 2 = Lots 30 & 31 removed (premium reduction)

Option 1 — Full Assemblage

$2,500,000

≈ $16,400 / acre (153 acres)

Includes the complete development footprint: developable lot inventory, ridge-top lots, and the full preserved green space structure.

Option 2 — Lots 30 & 31 Removed

$1,900,000

≈ $12,837 / acre (≈148+ acres)

Removes Lots 30 and 31 (just over 4 acres) earmarked for a developer’s personal residence / family compound site. Buyer can reduce price by $600,000 by excluding them, or negotiate inclusion separately.

Meadow and road — Usable access + real terrain

Upper lots — Upper placement / ridge character

Important: This page is the buyer proposal for the land acquisition. Joint venture terms, operating structures, and “Joy Adventure” content are hosted on a separate JV webpage.

Executive Overview

What makes this defensible at $2.5M (and what you’re not paying to do later)

This is not raw land. The land has already been moved through the hardest stage for mountain property: access, initial infrastructure, permitting groundwork, and tract definition. That early-stage friction is what typically eats time, cash, and momentum after closing — and it’s already been carried here.

Land-first structure. The property is built around scarcity and protection: a limited number of build sites supported by a dominant preserved green space footprint. That combination is what creates long-term pricing strength and legacy value.

Forest trail — Preserved canopy + privacy

What You’re Buying

A development platform + a preserved shield around it

Component	Description	Included
Total Acreage	Mountain tract positioned for privacy, elevation, and long-range view potential.	153 acres (Opt 1) / ≈148+ acres (Opt 2)
Developable Lots	Build sites intended for phased homesite development or compound consolidation.	25 lots (Opt 1) / 23 lots (Opt 2)
Ridge-Top Lots	Premium placement lots with long-range views (infrastructure phasing as needed).	4 ridge-top lots
Preserved Green Space	Dominant acreage planned to remain protected for privacy, trails, and permanent scarcity.	~110+ acres

Infrastructure Already in Place

This is where the time and money usually disappear — it’s already started here

Site progress includes:

Professionally built internal road system (approx. 1 mile)
Gated entrance with wide, accessible approach
3 productive wells (as represented)
Multiple valid septic permits
Underground utility runs installed (where applicable)
Springs and natural water sources on site
Surveyed / individually tracted lots supporting flexible development

Buyer advantage: Mountain inventory that’s “ready enough to move” carries a premium because it collapses the timeline between closing and vertical construction. For developers, that improves absorption velocity. For a family compound buyer, it reduces uncertainty and accelerates a multi-home build plan.

Value Support

How to think about $/acre when this isn’t “average acreage”

Stop using raw $/acre as the only lens. This tract isn’t priced like timberland. You’re buying a blended asset: (1) build-site inventory with tiered placement value, plus (2) a protected green-space shield, plus (3) infrastructure that’s already underway. That combination behaves like a development platform, not raw acreage.

Conservative benchmark logic (underwriting context): A prior appraisal benchmark was established using an interior, least-premium lot scenario as a floor-case reference point. This helps buyers underwrite with discipline while still acknowledging that ridge, view, water access, and readiness create premiums across the inventory.

Cedar Knob southwest view — Southwest view character (rotates)

Natural rock feature — Natural features stay in the story

Important clarification: Appraisable land value does not include “amenity package” narrative value. Green space and amenities function as marketability and resale enhancers — not collateralized appraisal inputs.

Two Practical Use Paths

Developer rollout or family compound — both fit the land as it sits

Developer Path

Phase homesites and sell retail over time using the existing road system, permits, and water progress as the time-to-market advantage. The dominant green space structure supports scarcity, privacy, and premium perception around each completed home.

Family Compound Path

Consolidate into a private multi-home legacy property. The build sites support multiple residences while the preserved acreage provides the buffer land that makes a compound feel like a world of its own — not a neighborhood.

Lot foliage — Privacy, texture, and separation

Lot view — View character across the inventory

No IP transfer: Intellectual property is not included in the sale. A buyer receives the benefit of existing positioning and narrative lift that may support market interest, but no IP ownership transfers with this land transaction.

Buyer Summary

One clean paragraph close

Walnut Hills / Cedar Knob is a prepared 153-acre mountain development platform offered at $2.5M (Option 1) with a second option at $1.9M if Lots 30 and 31 are removed (Option 2). The value proposition is not raw acreage — it’s a blended asset: buildable lot inventory with premium placement potential, a dominant preserved green space footprint that creates permanent privacy and scarcity, and meaningful infrastructure already in place (roads, wells, permits, and utility staging). This page is intentionally buyer-facing for the land acquisition only; joint venture and operating structures are handled separately.