A tiny wood-paneled mountain cabin with well, septic, and power on 11.15 wooded acres inside the gated Buck Mountain community in Purlear, North Carolina, listed at $198,900.
Some mountain properties are about the house. This one is about the land, the trails, the waterfalls, and the freedom to build the retreat you have always pictured.
Tucked inside the gated Buck Mountain community, this 11.15-acre wooded property comes with a tiny 229-square-foot cabin, a wood-burning stove, a storage building, and something that saves buyers a lot of time and money: a well, septic, electricity, and plumbing already in place.
There is also an important detail every buyer needs to understand before falling in love, and we will cover it clearly below.
Let’s take a look.
The Basics at a Glance
The property is listed at $198,900. It includes 11.15 acres and a structure listed as one bedroom and one bath with 229 square feet of living space.
The structure dates to 2006. At the asking price, the property works out to roughly $17,800 per acre, with utility infrastructure included.
Property Overview
- Address: 111 Shepherds Run, Purlear, NC 28665
- List price: $198,900
- Lot size: 11.15 wooded acres
- Structure: 229-square-foot tiny cabin, listed as 1 bed and 1 bath
- Year built: 2006
- Origin: Manufactured/mobile home, wheels and axle removed, on a block foundation
- Certificate of Occupancy: Not issued for the existing structure
- Interior: Wood-paneled walls, living area, bathroom, kitchen area, wood-burning stove
- Utilities: Well, septic, electricity, and plumbing in place
- Outbuilding: Storage building
- Community: Gated Buck Mountain, ATV/UTV friendly
- Community amenities: ATV/UTV trails, hiking trails, streams, parks, stocked fishing pond, waterfalls including Staghorn Falls
- Nearby: Boone, Blowing Rock, West Jefferson, Wilkesboro, and the Blue Ridge Parkway
The Most Important Detail: No Certificate of Occupancy
Let’s start here, because it shapes everything else.
The existing structure started out as a manufactured or mobile home. Its wheels and axle were removed when it was placed on the land, and it now sits on a block foundation. According to the listing, a Certificate of Occupancy has not been issued for it.
A Certificate of Occupancy is the document a county issues to confirm a building meets code and can legally be lived in. Without one, the structure may not be approved as a dwelling, and its use may be limited.
The listing is upfront about this and tells buyers to verify all requirements with Wilkes County for permitting, occupancy, and intended use. That is good advice. Before buying, call the county and ask what it would take to bring the cabin into compliance, or whether a new home would need to be built instead.
For many buyers, the real value here is the land and the infrastructure. The cabin is a bonus for recreational use while plans are made.
The 11.15 Acres
Eleven acres of wooded mountain land is the heart of this listing.
That is enough space for real privacy, walking trails, a future homesite, a fire pit clearing, and plenty of room to explore. In the High Country of North Carolina, acreage like this in a gated recreational community is not easy to find.
Walk the property and get a sense of the slopes, the flatter areas, the tree cover, and any streams or wet spots. Ask for a survey and confirm the boundaries.
Well, Septic, Power, and Plumbing Already in Place
This may be the most valuable practical feature of the property.
On raw mountain land, drilling a well, installing a septic system, and bringing in electricity can add up to a big portion of a building budget. Having all of that already done saves time, money, and uncertainty.
Ask how deep the well is, how much it produces, and when the water was last tested. For the septic system, ask what size it is permitted for. If you plan to build a larger home later, the septic may need to be expanded or replaced, so confirm the permit details with the county.
The Tiny Cabin
The 229-square-foot structure is used today as a tiny mountain cabin.
Inside, it has warm, rustic wood-paneled walls, a small living area, a bathroom, a kitchen area, and a wood-burning stove. It is the kind of cozy hideaway people picture for weekend trips, hunting season, or simple getaways.
Small spaces can feel surprisingly comfortable when the real living room is the forest outside.
The Wood-Burning Stove
A wood-burning stove gives the cabin heat and character.
On cool mountain evenings, it turns a small space into a warm retreat. With 11 wooded acres, firewood may never be far away.
Have the stove, chimney pipe, and clearances inspected before use. Insurers often ask about wood stoves, too.
The Outdoor Space
The listing describes inviting outdoor space around the cabin, surrounded by mature trees.
This is where most of your time will be spent. Think about a fire pit, hammock spots, outdoor seating, and maybe a covered deck to extend the cabin’s usable space.
The Storage Building
The property includes a storage building.
That is a practical spot for an ATV or UTV, tools, firewood, camping gear, and fishing equipment. On a recreational property, storage is never wasted.
Welcome to Buck Mountain
The community is a big part of the appeal here.
Buck Mountain is a gated community built around outdoor recreation. Residents enjoy ATV and UTV trails, hiking trails, streams, parks, a stocked fishing pond, and community waterfalls, including Staghorn Falls.
Miles of roads and trails let you explore far beyond your own property line. Picture riding trails in the morning, fishing in the afternoon, and ending the day around a campfire on your own land.
ATV and UTV Friendly
For riders, an ATV/UTV community is a rare find.
Many communities restrict off-road vehicles. Here, they are part of the lifestyle. You can ride from your property onto community trails without loading up a trailer.
Ask for the community’s riding rules, trail maps, and any restrictions on hours or vehicle types.
Hiking, Streams, and Waterfalls
Not a rider? Buck Mountain still offers plenty.
Hiking trails, streams, and waterfalls give you natural beauty to explore on foot. Staghorn Falls is a highlight of the community and the kind of place that makes a mountain getaway feel special.
The Stocked Fishing Pond
A stocked fishing pond adds another easy way to enjoy the outdoors.
It is perfect for relaxed mornings, family outings, or teaching kids to fish. Ask about any community rules for fishing and pond use.
The Gated Entrance
The community is gated, which adds privacy and security.
For a property that may sit empty during the week, that peace of mind matters. Ask how gate access works for owners, guests, and deliveries.
HOA or POA Dues
Gated communities with shared roads, trails, ponds, and parks usually have a property owners association.
Ask what the annual dues are, what they cover, and whether any special assessments are planned. Also request the community’s covenants and restrictions. They may affect what you can build, whether tiny homes or manufactured homes are allowed, and whether rentals are permitted.
The Purlear Location
Purlear sits in Wilkes County in the North Carolina mountains.
The listing notes convenient access to Boone, Blowing Rock, West Jefferson, Wilkesboro, and the Blue Ridge Parkway. That puts college-town energy, mountain shopping, restaurants, and one of the most scenic drives in America within reach.
Option One: Keep It as a Recreational Retreat
Some buyers will want to use the property just as it is used now: a recreational getaway for weekends and outdoor adventures.
Before going this route, confirm with Wilkes County and the Buck Mountain association what kind of use is allowed for the existing structure without a Certificate of Occupancy.
Option Two: Pursue County Approvals
Another path is to work with the county to bring the existing structure into compliance.
Requirements could include inspections, foundation work, tie-downs, electrical and plumbing checks, and other upgrades. Ask the county what is needed and get contractor quotes before deciding.
Option Three: Build Your Mountain Home
For many buyers, the best long-term plan may be building a new home on the 11 acres.
With well, septic, and electricity already in place, you are a step ahead of buyers starting from raw land. Confirm that the septic permit supports the size of home you want, check community building rules, and find the best homesite for views and access.
Possible Projects
- Bringing the cabin up to code, if the county allows
- Planning and building a permanent mountain home
- Adding a covered deck or porch to the cabin
- Building a fire pit and outdoor gathering area
- Clearing walking or riding trails on the property
- Adding a carport or shelter for ATVs and UTVs
- Installing solar panels as a backup power source
- Selectively clearing trees to open up views, if allowed
Financing Options to Consider
Financing a property like this is different from financing a typical home.
Cash is often the simplest path for recreational land with a structure that does not have a Certificate of Occupancy.
Land loans from banks and credit unions are a common option. They usually need larger down payments and come with shorter terms than home mortgages.
Farm credit and rural lenders may be more familiar with large wooded tracts in the mountains.
Home equity loans or lines of credit on another property can sometimes fund a purchase like this.
Standard FHA, VA, USDA, and conventional mortgages usually require a habitable home that meets code. Because the structure has no Certificate of Occupancy, these loans are unlikely to work for this purchase as-is.
Construction loans could make sense later if you plan to build a new home on the land.
Insurance Considerations
Insurance options can be limited for a structure without a Certificate of Occupancy.
You may need a vacant land policy, a seasonal property policy, or specialized coverage. Liability coverage is important, especially if you ride ATVs or have guests on the property. Get quotes before closing.
Due Diligence Questions to Ask
- What does Wilkes County require for occupancy of the existing structure?
- What uses are currently allowed for the cabin?
- Do Buck Mountain covenants allow manufactured or tiny homes?
- What are the annual POA dues, and what do they cover?
- Are short-term rentals allowed in the community?
- What size home is the septic system permitted for?
- What is the well’s depth, flow, and water quality?
- Is there a recent survey of the 11.15 acres?
- How are the community roads maintained in winter?
- What are the community’s ATV and UTV rules?
- What are the annual property taxes?
Inspection Is Essential
Even with a small cabin, a careful inspection matters.
Have the structure, foundation, electrical, plumbing, and wood stove checked. Order a well water test and a septic inspection. Walk the land with a builder if you plan to build later, so you understand where a homesite would work best.
The Price in Context
At $198,900, buyers are getting 11.15 wooded acres, established well and septic, electricity, plumbing, a tiny cabin, a storage building, and membership in a gated recreational community with trails and waterfalls.
That works out to roughly $17,800 per acre. The value is mainly in the land, the infrastructure, and the community. Treat the cabin as a bonus rather than the main reason to buy.
Who This Property Is Best For
This property is a strong fit for ATV and UTV riders, hikers, anglers, weekend adventurers, and buyers planning to build a future mountain home.
It is not right for someone who needs a full-time, code-approved home right away or who needs a standard mortgage.
Final Thoughts
111 Shepherds Run is a mountain retreat with a head start.
Eleven wooded acres. Well, septic, power, and plumbing already done. A cozy wood-paneled cabin with a wood stove. A storage building. And all of Buck Mountain’s trails, streams, waterfalls, and fishing just beyond your property line.
Do your homework with the county, understand the community rules, and you could turn this into the mountain escape you have been dreaming about.
View the full listing on Zillow: 111 Shepherds Run, Purlear, NC 28665
Our website is designed for informational and entertainment purposes only. We are not a real estate brokerage or licensed contracting service. We operate solely as an independent blog, curating interesting houses, DIY guides, and practical home tips found across the internet. All decisions related to real estate transactions or home renovations should be made in consultation with licensed professionals. We do not guarantee the ongoing accuracy or availability of external property listings, as market statuses change rapidly. Please use our content at your own discretion.
