handyman special cottage with its own swimming pool on 12.63 wooded acres outside Andrews, North Carolina, now listed at $225,000 after a $65,000 price cut.
Some listings sell a house. This one sells a piece of a mountain.
At 613 Collett Creek Road, on the outskirts of Andrews in western North Carolina, a 1978 cottage sits in the woods on more than twelve acres that climb toward the ridge. It has two bedrooms, two bathrooms, a swimming pool, a deck, and a price that has just come down by $65,000.
It also needs work. The listing is honest about that, and so are we. This is a project property, sold as-is, and it will reward the buyer who walks in with a plan, a budget, and patience.
Let’s go through it piece by piece.
Property Overview
- Address: 613 Collett Creek Road, Andrews, NC 28901
- List price: $225,000
- Recent price reduction: $65,000
- Bedrooms: 2
- Bathrooms: 2
- Living area: 2,500 square feet (as listed)
- Year built: 1978
- Lot size: 12.63 acres
- Extras: swimming pool and deck
- Water: shared well
- Condition: handyman special, sold as-is
- Alternate option: the same house is offered separately with 1.19 acres under listing #100607014
That last point matters, and we will come back to it. Not every buyer needs twelve acres, and the seller has clearly thought about that.
The Setting
The house is tucked into the woods rather than set out along the road. According to the listing, the land runs uphill toward the ridge.
For a buyer, that means two things. First, privacy. With more than twelve acres around you, the nearest neighbor is not looking into your kitchen window.
Second, terrain. Mountain acreage in this part of North Carolina is rarely flat. Sloped land can be beautiful and full of character, but it affects where you can build, where you can garden, how water drains, and how you get equipment up the hill.
Walk the whole parcel before you buy, not just the yard around the house.
The Cottage
The listing calls it a cottage, which brings to mind something small. Yet the listed living area is 2,500 square feet, which is more than many family homes.
That combination of two bedrooms and 2,500 square feet is unusual. It may mean very large rooms, a finished lower level, bonus spaces, or areas that could be converted into additional bedrooms.
It could also be a listing detail worth double-checking. Ask the agent how the square footage was measured and whether it matches the Cherokee County tax records.
If the space really is there, it is one of the most interesting things about this property. Extra square footage with only two bedrooms leaves room to rethink the floor plan entirely.
The Bedrooms
Two bedrooms is enough for a couple, a small family, a retiree, or someone who wants a guest room for visiting family.
Given the overall size of the house, ask whether either bedroom is unusually large or whether there are rooms currently used for something else that could legally serve as a bedroom.
Keep in mind that adding a bedroom on paper often depends on more than a closet and a window. On a property with a well and likely a private septic system, bedroom count can be tied to the septic permit. More on that below.
The Bathrooms
Two full baths in a two-bedroom house is a genuine convenience. It means each bedroom can effectively have its own bathroom, or one can serve guests.
In a house from 1978 that is described as needing work, expect the bathrooms to be on the renovation list. Look closely at the subfloor around toilets and tubs, check for soft spots, and run every faucet and shower during your visit.
Plumbing materials from that era can vary. An inspector can tell you what kind of supply and drain lines are in the walls and whether anything has already been replaced.
The Living Areas
The listing does not describe the living room or family spaces in detail, so this is where your own walkthrough becomes important.
Pay attention to natural light. Houses set deep in the woods can feel peaceful and shaded in summer, but darker in winter. Window placement and tree clearing can change that dramatically.
Think about how you would actually live in the space. Where would you sit in the evening? Where does the view open up? Is there a way to connect the main living area to the deck and pool?
The Kitchen
In most handyman specials, the kitchen is either the first big project or the last one, depending on budget.
When you visit, check the age of the appliances, the condition of the cabinets, and whether the layout works or needs to be reworked.
Also ask whether the stove runs on electric or propane. In rural mountain properties, propane is common, and it is worth knowing whether a tank is owned or leased.
The Swimming Pool
Here is the feature that makes this listing stand out. A private pool on twelve wooded acres in the North Carolina mountains is not something you see every day.
The listing is clear that the pool needs attention. That phrase can mean anything from a deep cleaning and a new pump to a cracked shell or a failed liner.
Before you assign any value to the pool, have someone who repairs pools look at it. Ask about the pool type, the age of the equipment, the condition of the shell or liner, and whether the plumbing to the pool still holds pressure.
Restored, a pool here could be a wonderful summer retreat. Left alone, it is a maintenance item and a liability. Budget for one outcome or the other, but do not assume it is free.
The Deck
The deck is listed alongside the pool as needing attention.
Wooden decks in humid, wooded settings take a beating. Look at the ledger board where the deck attaches to the house, the footings, the posts, and the railings.
A soft or rotting ledger is a safety concern and should be addressed before anyone hosts a cookout on it. Railings and stairs should meet current safety standards if you plan to use the deck regularly.
The Land
The 12.63 acres are what really carry the value here. The listing highlights privacy, timber, and room to spread out.
Timber can be a real asset. Depending on the species and maturity of the trees, some owners selectively harvest to offset costs, clear building sites, or open up views. A forester can walk the property and give you a realistic picture.
Room to spread out can mean many things: a large garden, a workshop, space for animals where permitted, trails for hiking, or a future cabin site.
Before you plan any of it, confirm the boundary lines, check for any recorded easements, and ask whether there are restrictions or covenants on the land.
Roof and Exterior
The listing does not mention the age of the roof, which makes it a top question for the seller.
A house surrounded by trees collects leaves, needles, and moisture. Look at gutters, fascia boards, and any spots where branches touch the roof.
Walk all the way around the house. Siding damage, peeling paint, and wood rot often show up first on the side that gets the least sun.
Foundation and Structure
A contractor has already walked through the house, according to the listing. That is useful. Ask the agent whether that contractor left notes, a written estimate, or a list of recommended repairs.
Even with that information, get your own inspection. A structural look at the foundation, framing, and any crawlspace or basement is essential in a home of this age that needs work.
On a sloped wooded lot, drainage around the foundation deserves special attention. Water coming down the hillside needs somewhere to go other than under the house.
Heating, Cooling, and Electrical
Mountain winters in western North Carolina can be cold, and summers can be humid. Ask how the house is heated and cooled now and how old those systems are.
A wood stove or fireplace is common in homes like this. If there is one, the chimney and flue should be inspected before you light a fire.
The electrical panel is another key item. A house from the late 1970s may have an older panel, and a full renovation often brings a panel upgrade with it. Check with your insurer, too, since some companies have rules about certain older panel brands.
Water: The Shared Well
This is one of the most important details in the listing, and it is easy to skim past.
The house is served by a shared well. That means another property also draws water from the same source.
Shared wells are common in rural areas and can work fine for decades. But they need to be documented properly. Ask for a written shared well agreement that covers who owns the well, who pays for repairs and electricity for the pump, how access works, and what happens if one property is sold.
Many lenders will require a recorded agreement before they approve a loan. Have the water tested for bacteria and common contaminants, and ask about the well’s flow rate.
Septic System
The listing does not mention sewer, so in a rural setting like this, assume a private septic system until confirmed otherwise.
Ask for the septic permit from the county, which shows how many bedrooms the system was approved for. Have the tank pumped and inspected during your due diligence period.
If you are dreaming of adding bedrooms in that extra square footage, the septic capacity may decide whether you can.
Flooring and Interior Finishes
In a handyman special, assume flooring will be part of the budget. Carpet in an older home that has sat in need of repair often needs to go.
Once flooring is pulled up, you will see the subfloor. That is often where surprises live, especially near bathrooms, the kitchen, and exterior doors.
Walls and ceilings may need patching and paint. Look for water stains on ceilings, which point to roof or plumbing leaks.
Utilities and Access
Ask about electric service, internet options, and cell coverage. Rural mountain properties can vary widely, and if you plan to work from home, connectivity is not a small detail.
Ask about the road, too. Is Collett Creek Road maintained by the state or county all the way to the property, or is there a private section? How does it handle snow and ice in winter?
Finally, ask how the driveway is shared or maintained, especially since the well is shared with another property.
12.63 Acres or 1.19 Acres?
The seller is offering the same house with a much smaller parcel of 1.19 acres under a separate listing, #100607014.
This is a smart option for buyers who love the house but do not want to pay for, insure, or maintain a dozen acres of mountainside.
Compare both listings side by side. Look at the price difference, what land is included in each, where the pool and well fall in each version, and how the boundaries would be drawn.
If you buy the smaller parcel, find out who would likely own the surrounding land and whether there are any plans for it.
Financing a Handyman Special
Financing a property sold as-is is different from financing a move-in-ready home. Lenders care a great deal about condition.
Conventional Loans
A conventional mortgage may be possible if the house meets the lender’s minimum standards for safety and livability. If major systems are not working, the lender may hesitate or require repairs before closing.
Acreage can also affect conventional financing. Some lenders limit how much of the appraised value can come from land. Ask your lender up front how they treat a property with more than twelve acres.
FHA 203(k) Renovation Loans
For a buyer who plans to live in the house, an FHA 203(k) loan is worth serious consideration. It lets you roll the purchase price and the cost of repairs into one mortgage.
The process involves contractor bids and, for larger projects, a consultant. It takes longer than a standard loan, but it is designed for exactly this kind of property.
Standard FHA Loans
A regular FHA loan requires the home to meet minimum property standards. A house that needs significant work, a pool in disrepair, or a deck with safety issues may not pass an FHA appraisal without repairs.
VA Loans
Eligible veterans and service members may be able to use a VA loan, but VA appraisals also have minimum property requirements. A VA renovation loan may be an option in some cases. Talk to a lender experienced with VA renovation financing.
USDA Loans
Andrews is a rural mountain town, and many properties in the area may fall within USDA eligible zones. USDA loans can allow little or no down payment for qualifying buyers.
However, USDA loans also require the home to be in livable condition, and there are rules around acreage and income-producing land. Check eligibility for this exact address on the USDA map and with a USDA-approved lender.
Cash, Land Loans, and Local Lenders
Many handyman specials end up going to cash buyers because of the repair requirements. If you are not paying cash, consider a local bank or credit union in western North Carolina. Smaller lenders that keep loans in-house are often more flexible with rural acreage and older homes.
Insurance Considerations
Insuring a fixer-upper with a pool on wooded land deserves some advance shopping.
The pool adds liability risk. Some insurers require fencing, a locking gate, or a safety cover. If the pool is not usable, some may require it to be secured or filled.
A vacant house under renovation may need a different kind of policy than an occupied home. Ask about builder’s risk or vacant dwelling coverage while work is underway.
Wildfire risk, tree damage, and distance from the nearest fire station can all affect premiums in wooded mountain areas. Get an insurance quote before your due diligence period ends, not after closing.
Owner-Occupant Potential
For someone who wants a quiet mountain life, this is a rare combination: privacy, land, a pool, and access to some of the best outdoor recreation in the Southeast.
A retiree, a remote worker, or a hands-on couple could make this a long-term home. The renovation could happen in stages, starting with the essentials and saving the pool and deck for later.
The key is honesty about your own skills, time, and budget. Living in a house while renovating it is doable, but it is not for everyone.
Rental and Vacation Potential
The Andrews area draws visitors for hiking, fishing, whitewater, and mountain scenery. A restored cottage with a private pool and wooded acreage could appeal to vacation renters looking for quiet.
Before planning a rental, check Cherokee County and any applicable local rules on short-term rentals, along with any restrictions in the property’s deed.
Keep in mind that a pool raises both the appeal and the liability for a rental. Proper insurance and safety features are not optional.
Possible Renovation Priorities
- Roof inspection and any needed repairs
- Electrical panel and wiring evaluation
- Plumbing inspection and updates
- Heating and cooling system repair or replacement
- Septic inspection and pumping
- Well testing, pump check, and a written shared well agreement
- Deck structural repairs and railing upgrades
- Pool assessment, equipment repair, and safety fencing
- Drainage improvements around the foundation
- Kitchen and bathroom updates
- New flooring and interior paint
- Selective tree clearing for light, views, and roof clearance
Questions to Ask Before Making an Offer
- Can we see the contractor’s notes or estimate from the walkthrough?
- How was the 2,500 square feet measured, and does it match county records?
- Is there a recorded shared well agreement, and who shares the well?
- What is the septic permit’s approved bedroom count?
- How old are the roof, HVAC, water heater, and electrical panel?
- What type of pool is it, and what exactly is wrong with it?
- Is the road publicly maintained all the way to the driveway?
- Has the property been surveyed, and are the boundaries marked?
- Are there easements, right-of-way agreements, or deed restrictions?
- Is any part of the land in a flood zone near the creek?
- What are the annual property taxes?
- What is the price of the 1.19-acre version, and how would that parcel be drawn?
- Why was the price reduced by $65,000?
Inspection Is Essential
“Sold as-is” does not mean “buy without looking.” It means the seller does not plan to make repairs. You still have every right to inspect, and you should.
For this property, a thorough due diligence period could include a general home inspection, a structural evaluation, a septic inspection, a well and water test, a pool assessment, and a survey.
That adds up, but it is a small cost compared to discovering a failed septic field or a cracked pool shell after closing.
North Carolina’s standard purchase contract includes a due diligence period, often with a due diligence fee paid to the seller. Talk to your agent about how long you will need, given the number of specialists involved.
About Andrews and the Surrounding Area
Andrews is a small mountain town in Cherokee County, in the far western corner of North Carolina. The listing describes it as quiet, with more going on than first meets the eye.
Nantahala National Forest is close by for hiking, camping, fishing, and mountain biking. The Valley River is known for trout and is part of the National Snorkel Trail.
Nearby lakes offer paddling and boating, and the Nantahala River is a short drive for whitewater rafting and kayaking.
In town, there is the Andrews Valley Rail Tour, coffee and pizza downtown, and local wineries to visit.
Murphy is about fifteen minutes away for shopping, its riverwalk, and the casino. Farther out are Wayah Bald, Joyce Kilmer Memorial Forest, the famous Tail of the Dragon driving route, and Great Smoky Mountains National Park.
For a buyer who loves the outdoors, the location is a big part of the value.
The Price in Context
At $225,000, the math is easy to run. Spread across 2,500 square feet, the price works out to roughly $90 per square foot of living area. Spread across 12.63 acres, it is roughly $17,800 per acre, with a house and pool included.
Neither number tells the full story on its own, because the house needs work and the land is sloped mountain woodland. The real number is purchase price plus renovation cost.
The $65,000 price cut suggests the seller is motivated, but it may also reflect how much work the house needs. Ask your agent for recent sales of comparable acreage and comparable homes in the Andrews area, and look at the 1.19-acre listing to see how the seller values the land versus the house.
If renovation estimates come in high, you may have room to negotiate further. If they come in reasonable, the land alone may make this one of the better values in the area.
Who This Property Fits
This is a good fit for a buyer who wants privacy, land, and a project. It suits someone handy, someone working with a trusted contractor, or someone who can finance renovations through a 203(k) or with cash.
It is probably not a fit for someone who needs to move in next month with no surprises, or someone who wants a low-maintenance property.
Final Thoughts
The cottage at 613 Collett Creek Road is the kind of listing that sparks the imagination. Twelve and a half acres of North Carolina woods, a ridge behind you, trout streams and national forest nearby, and a pool waiting for its second life.
It is also a real project. The house needs work, the pool and deck need attention, and the shared well needs proper paperwork.
Go in with clear eyes, inspect everything, compare it to the 1.19-acre option, and run the numbers with your actual repair estimates. If they work, this could be a mountain property that pays you back in quiet mornings for years.
You can view the full listing, photos, and details on Zillow here: 613 Collett Creek Road, Andrews, NC 28901 on Zillow.
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.
