As the listing agents for nearly
every developer in this area at one
time or another we have a deep file
for covenants, septic, utilities,
and access. Buying land here is a
trained skill. Go to Indianhead, 10
miles from 7 Springs, I can get you
farm land for $2500 per acre or
less. Get to the resort, you could
end up paying $40,000 per acre.
Where is the line drawn? Who
approves what, and why is it
necessary? There are no public water
and septic services except at the
resorts and a few roads. Which
ones? If you don't have both you
have a camp site, not a home site.
Normally, we refer land buyers to
other agents, but if you are really
stressed, call us for the answers. For
that reason we are listing the major
property developments in the area
for your information.. Questions,
e-mail the answer line at
Wags@ABEandWAGS.com. We do not
represent many of these
developments.
For
VIRTUAL MAPPING of local
developments click the link.
For recent sales and events go to
our
BLOG.
County Line Road Lots:
Represented by Prudential, this
small subdivision of 3 lots about
1.5 acres each start at $65,000.
These lots front County Line Road
about 3 miles from the main gate and
once developed will have winter
views of the North Face Slopes.
Sloping, buyer will have to install
septic system and drill well.
LOTS AVAILABLE
Guiher Subdivision, Acme PA:
Represented by Prudential, this
subdivision of 8 lots has 5
remaining. Perked, buyer will have
to drill well, these lots are about
11 Miles from Seven Springs and
offer beautiful rural and scenic
view, as all the lots share a large
hilltop. Each lot varies in acreage,
go to the property information page
for more detailed information.
Starting about $37K, these are a
bargain in this area.
LOTS AVAILABLE
Fern
Mountain on Route 31:
Fern Mountain
sits at the summit of the
Laurel Highlands on Route 31,
one mile west of Hidden
Valley, and offers 2 acre
plus wooded parcels for
residential development.
Right now there are several sites
being offered for sale,
starting at $70,000. Many of
these existing homes are of
substantial log or stone
construction. A spec home
frequently is available in
this community. This
community has an improved
stone road, underground
utilities, perk, and
covenants. There are
stables and pasture for
horses. This could
very well turn out to be the
"upscale community" on the
Rt 31 side.
Contact us for lots and
prices.
LOTS AND FINISHED
HOMES AVAILABLE
Laurel
Summit Estates: This
wooded community is 1.5
miles east of Hidden Valley
on Stahl Road off Route 31
near Kooser State Park.
There are 15 3 to12
acre parcels which are all
sold at this time, but
resales have happened. This
community has an improved
stone road, perk test,
underground utilities,
covenants, and a mountain
wooded feel. Houses built
here range from $350,000 and
above and are mostly second
homes. Last resale in this
area was about $100K for a 7
acre parcel.
OAK
RIDGE ESTATES: This is
one of the more developed communities
in the area. From Route 711,
turn east on County Line, go
1 mile, turn right on Back
Creek, go 1.8 miles, TR on
Fowl Hill, TL into Oak
Ridge. Sitting on top of the
ridge line between Back
Creek and Route 711, this
community is about 50%
developed with recent homes
in the $250K to $500K range.
Covenants and association.
Lots, when available are
level, about 2 acres,
perked, well drilled, and
the last couple of transfers was for
$48,500 to $50,000 for a 2
acre parcel. Amenities
include private paved
road, underground
utilities, all lots have been
perk approved for sand mound
systems, and some have the
well drilled.
LOT AVAILABLE
Pike Run Country Club:
Located off Route 31 in
Jones Mills this 400 acre
community is hidden from all
but the most aware. Offering
all country club amenities,
it has a club house, dining,
pool, courts, shooting, and
golf. An "old" club, there
are some full time and
second homes ranging from
$250K to $750K. At times
there are a few lots and
homes that go on sale in
this community. About 7
miles from Seven Springs and
Hidden Valley. This should
be considered if you are
thinking of living here and
want a maintained community
with amenities.
SouthWind
at Seven Springs: Seller represented by
Seven Springs, developer. The original
community of 105 town homes between the
top of Wagner Slope and Lake Tahoe
is sold out. There are a few resales of
existing properties available.
Contact us for inventory in this
community or go to
7 Springs for more info. FINISHED
HOMES AVAILABLE.
Unless there
is a sudden glut of resale inventory
(recent months of new listings
are up from past few
years) these numbers are going to
continue to push up the asking
prices of the other three community
properties. The surrounding areas
outside of the resort will be
effected too, but most likely not as
quickly.
Pheasant Run at Seven Springs:
This gated community of lots
and homes just outside the main
gate is being sold exclusively
by Seven Springs, although
resales and spec homes can be
handled by any Broker. Amenities
include Seven Springs public
water and sewage, access to the
shuttle bus system, restrictions
and covenants, and underground
utilities. Houses in this
community average over $1M.
There are two spec homes
built. Estimates
from the builders are $1.5M and
$4.5M. Lots average over
$240K for a several acre parcel.
There are restrictions as to the
builder and design of the house.
FINISHED HOMES AVAILABLE.
West
Ridge at Hidden Valley: New
construction of town homes and
single family homes are
available at Hidden Valley
resort, along with spec houses
and resales of all types. This
resort features proximity and in
some places abutment with the PA
State Forest, underground
utilities, public water and
sewage, and association and
covenants. This is probably the
most reasonably priced area in
the Laurel Highlands for a
"resort" second home.
Resales are going for $300K and
more.
FINISHED HOMES AVAILABLE.
Buncher
Development in Bakersville:
The Buncher Group
may very well be the
"deep pockets" of our side of the
mountain! We reviewed
their
proposed plans for DEP approval
during the public viewing phase.
(Remember they bought over 700
acres beside Hidden Valley.)
Their plans call for two
commercial areas, an equestrian
center, a golf course, and over
270 residential parcels ranging
in size from .4 to a little over
6 acre. Visit the resort for
their vision in the Laurel
Highlands.
It has
been announced that they
have been given approval to
connect into the Somerset
sewage system, which may
alter their community plans.
They have been continuing to
purchase properties along
Route 31 and Gardner Road,
which runs along the main
tract.
At this time no properties
for sale, contact us for
presales.
How many
years out is it? Could be
much sooner than we think,
especially if they start
preselling PRIOR to planning
approvals. Given the scope
of their proposed plans and
that they have bought Hidden
Valley Resort you
have to think that they have
confidence in the future
potential of substantial
growth in our area. We think
that they will put their
efforts into Hidden Valley
for the near future.
The
Bluffs near Fern Mountain:
Going through Fern Mountain
on Camp Run Road you will
come to the Bluffs, a new
community of coupled condo
villas on 50 Acres. The plan
is for 10 buildings with 2
condos each starting at
$290K. They will have use of
the Fern Mountain Equestrian
Center and located close to
the snowmobile club and both
the resorts. For photos of
the area go to
www.bluffmountains.com
or contact us for more
information on plans.
Estates at Fall Run:
This community of 5 large
parcels is to the east of
Seven Springs near Trent.
These parcels feature mature
timber, private stone drive,
large size (10 to 30 Acres)
and will require well and
septic to be installed.
Covenants and restrictions,
these home sites are truly
in the forest. Close to
State Forests and trout
streams. Contact us
for more information and the
covenants.
Nemacolin:
If you
haven't been there for
awhile take a ride!!
This is the high end resort of
the Laurel Highlands.
They've redesigned their
website and it's awesome! Along
with the PGA golf courses,
airport, ski area, rope and
climbing area, sporting
clays range, art gallery,
shops, meeting rooms,
restaurants, spa, a world
renowned baker (you should
see the cakes!), there is
the 5 star hotel. When the
slot licenses were being
awarded they withdrew their
application, citing conflict
with the minimum
requirements for patrons.
There may be a change to
this in the future but only
time and politics will tell. When future housing
was addressed they refer to
ensuring that their
employees have a place to
call home. There are some
single family home sites
available. No mention of
other future development.
Eagles Ridge at Donegal
Highlands:
Eagles
Ridge,
located around the Four Star
rated 18 hole public Donegal
Highlands golf course, also
has big plans (exit turnpike
91, turn right, go 2 miles).
Developer Chuck Charrie
shared that he will be a
full time resident. He's
anticipating approval from
DEP and the Army Corp of
Engineers, and we may see
dirt moved this year. The
proposed bridge over Jones
Mill Run is to be a replica
of one of the Thomas Kincade
painted bridges. As reported
before, this development
calls for 40 log homes, a
restaurant, spa, and
commercial space. Contact us
for additional information.
Lake
Elisabetta, County Line
Road: basically these are
perked lots on County Line
Road about one mile east
from 711 on the way to 7
Springs Resort. There are 2
phases, the first along
County Line and then phase 2
off County Line near a pond called Lake
Elisabetta. Lot sizes
average from 2 to 4 acres,
and price is about $37K per
acre. There is public water
on County Line Road that
could be used for
those lots, sand mound will
probably be the septic
system. Contact us for
more on this development as
it becomes clearer, we are
offering buyer agency where
it is needed.
SEASONS VIEW: This
community has the most
spectacular view in the
area. To get there from
either Hidden Valley or 7
Springs go west about 1/2
mile, turn on Fire Tower
Road and go about 1.5 miles.
These 7 parcels are sold,
but resales have happened.
West side of this
development abuts the State
Forest. They are about 5-6 acres and
sit on a ridgeline that
falls off offering the south
and east view.
Each lot has been perked,
underground utilities, and
covenants. There are
currently 3 homes in this
community, all having
spectacular south and east
Laurel Highland views. Last
lot resold went for about
$150,000.
LOT AVAILABLE
HOME SITES Additional home
sites in the area are available. As
a rule of thumb you see a one acre
home site near the resorts perked and approved for septic with
utilities roadside going for about
$50,000.00. Additional acreage and
proximity to the resorts will
increase the price. Most sites will
require the owner to drill a well
and install an approved septic
system. Normally this cost is about
$20,000.00 for both. To date there has not
been a problem with the water, it is
potable but usually with some iron
content. There is some public water
available in the resorts and on some
of the primary roads leading to the
resorts, but for the most part, wells are
the primary source of water. There
is no public sewage system in this
area except at the resorts. Sand
mound is the most common septic
system. On difficult to perk sites
the state wide ultra violet system
has been approved, but as of yet we have
not seen such a system installed. It
is estimated that the cost of this
system alone is over $25,000.00. It
may not be accepted on a stream side
lot in a protected watershed.
SEPTIC drives the use of land
and proximity to the resorts that drives
the value. With a site at Pheasant
Run at Seven Springs going for an
average of $45,000 per acre and 3
BR, 2 B houses 12 miles from this
site on one acre going for $75,000
the rule location, location,
location applies here. Things to be
careful of is that you must be
preapproved for septic on any lot
you buy. If you don't have the
approval you could end up with a
primitive campsite. Fayette County
is expected to pass a 2 acre home
site requirement , which will affect
site and tract developers. Proximity
to the protected watershed and
streams will also up the criteria
for septic. Home sites close to our
sheltered streams will have a higher
requirement for septic. Nationally,
there are several programs
restricting nitrates into the
watersheds and this will filter down
on rural area home sites, most
likely several years out, but the
legislation we have seen will place
a large monetary expense on home
owners without approved septic
systems. We suggest you not fall
into this category. This is a
rapidly changing market both in
requirements and price. Call us
personally if you plan on buying
land in this area at 800-419-7653.
Ask personally for Abe or Wags.
