A true renovation opportunity on a private 1.92-acre lot with no HOA in Ellijay, Georgia, listed at $95,000.

In the North Georgia mountains, a house with nearly two acres for under six figures is rare. A house like that with a fireplace and a sunroom is rarer still.

But this listing is honest from the very first line. It is aimed at investors, renovators, and cash buyers. The home is being sold strictly as-is, where-is, with no repairs from the seller.

In other words, this is not a bargain dream home. It is a project. And for the right person, projects like this are exactly where value gets created.

Let’s break it down.

The Basics at a Glance

The property is listed at $95,000. The home offers 1,655 square feet, three bedrooms, and one bathroom on a 1.92-acre lot.

It was built in 1992, so it is not an antique. That often means the basic structure, wiring, and plumbing are more modern than older houses, though years of wear or neglect can still add up.

At this price, the home works out to roughly $57 per square foot, and that includes nearly two acres of land.

Property Overview

• Address: 345 Banner Cir, Ellijay, GA 30540
• List price: $95,000
• Bedrooms: 3
• Bathrooms: 1
• Living area: 1,655 square feet
• Lot size: 1.92 acres
• Year built: 1992
• Features: Family room with fireplace, sunroom, main-level bedroom
• Outdoor: Storage shed and plenty of outdoor space
• HOA: None
• Condition: Renovation needed, sold strictly as-is, where-is, no seller repairs
• Target buyers: Investors, experienced renovators, cash buyers, project-minded buyers

Why This Listing Stands Out

Ellijay is a popular North Georgia mountain town. Land and homes here have attracted buyers from Atlanta and beyond for years.

That is why a listing at $95,000 with almost two acres gets attention. The low price reflects the condition, and the listing says so directly: it is priced accordingly.

The real question for any buyer is simple. What will it cost to bring this house back to life, and what will it be worth when you are done?

The 1.92-Acre Lot

The land may be the most valuable part of this property.

Nearly two acres gives you privacy, space between neighbors, and room for gardens, outdoor living, or future additions. In the mountains, usable land is precious, and many lots in the area are much smaller.

Walk the property carefully. Mountain lots can be steep, so see how much of the acreage is flat and usable. Ask whether a survey exists and look for any easements, shared driveways, or encroachments.

No HOA

The property has no homeowners association.

That means no monthly dues and no association approval for your renovation plans, paint colors, sheds, or fences. For investors and renovators, that freedom is a big plus.

Keep in mind that county zoning, building codes, and permit rules still apply. No HOA does not mean no rules.

The Family Room and Fireplace

The listing mentions a family room with a fireplace.

Fireplaces are a major selling point in mountain homes. Once restored, this room could become the cozy center of the house, especially in cooler months.

Have the chimney inspected before relying on it. Check the firebox, the flue, the chimney cap, and the flashing where the chimney meets the roof. Chimney repairs are not cheap, so get that number early.

The Sunroom

The sunroom is one of the home’s most appealing features.

After renovation, a sunroom in the North Georgia mountains can become a favorite space, filled with natural light and connected to the outdoors. It is a perfect spot for a breakfast area, a reading room, or a plant-filled retreat.

Look closely at the windows, the roof over the sunroom, and the floor. Sunrooms added onto homes sometimes have leaks or insulation issues that need attention.

The Main-Level Bedroom

The home includes a bedroom on the main level.

That is valuable for buyers who want one-level living or are planning to age in place. It also helps if the home ends up as a rental, since main-level bedrooms appeal to a wide range of tenants and guests.

The Other Two Bedrooms

The remaining two bedrooms give the home enough space for a family, a home office, or guests.

Three bedrooms is the sweet spot for many buyers and renters. It widens your pool of future buyers if you plan to resell after renovating.

The Bathroom Situation

The home has just one bathroom for three bedrooms and 1,655 square feet.

That is one of the clearest opportunities to add value. A second bathroom can make a big difference in resale value and rental appeal.

Look for where a second bath could fit, ideally near existing plumbing. Before planning it, confirm the septic system can handle the added use, if the home is on septic.

The Kitchen

The listing does not describe the kitchen at all.

In a renovation property, assume the kitchen may need a full update. Budget for cabinets, counters, appliances, and possibly plumbing and electrical work.

The kitchen is also where renovation dollars often pay off the most. A clean, simple, well-designed kitchen can transform how a buyer or renter sees the entire home.

The Storage Shed

The property includes a storage shed.

During renovation, a shed is useful for storing tools and materials. Later, it becomes space for lawn equipment, outdoor gear, or hobby supplies.

Check its condition. Sometimes a shed is a bonus, and sometimes it is one more thing to repair or remove.

The Roof

The roof’s age and condition are not mentioned.

For a 1992 home being sold as-is, assume the roof could need replacement unless an inspection shows otherwise. A roof is one of the biggest line items in any renovation budget, so get a contractor’s estimate before making an offer.

The Foundation and Structure

Structural condition is where renovation projects either make sense or fall apart.

Look for cracks in the foundation, sagging floors, doors that will not close, and signs of water around the base of the house. If anything looks concerning, have a structural engineer take a look before closing.

Moisture and Mold

Homes that have sat unused or poorly maintained in humid climates can develop moisture problems.

Watch for stains on ceilings and walls, soft flooring, a musty smell, or visible mold. Check the crawl space or basement if there is one. Water damage can hide behind walls, so plan for some surprises in the budget.

Heating and Cooling

The HVAC system is not described.

Ask whether the home has central heating and air, and how old it is. If the system is old or missing, budget for replacement. In the mountains, reliable heat in winter is a must.

Electrical and Plumbing

A 1992 home should have relatively modern wiring and plumbing, but that depends on how it has been maintained and whether anyone made amateur repairs.

Have a licensed electrician check the panel and wiring. Have a plumber check supply lines, drains, and the water heater. Frozen pipes are a common problem in vacant mountain homes, so ask whether the house has been heated through past winters.

Water and Septic

Rural properties around Ellijay often rely on wells and septic systems.

Confirm what this home uses. If it has a septic system, a septic inspection is essential, and you will want to know whether the system can support the home as-is and after any additions. If it has a well, test the water quality and flow.

The Ellijay Location

Ellijay sits in Gilmer County and is often called the apple capital of Georgia.

The area is known for orchards, mountain scenery, rivers, wineries, hiking, and a charming downtown. It draws weekend visitors and full-time residents looking for a slower pace while staying within driving distance of metro Atlanta.

The listing notes that the property is convenient to Ellijay while still offering the space and privacy North Georgia buyers want.

Renovating to Live In

For a buyer with renovation experience, this could be a way into the North Georgia mountains at a much lower cost than buying a finished home.

You could renovate in phases, starting with essentials like the roof, systems, and bathroom, then moving on to the kitchen, flooring, and cosmetic upgrades.

Just be realistic about living in a home during renovation. It can be done, but it requires patience and at least one working bathroom.

The Investor Angle

The listing speaks directly to investors, and the math is the whole game here.

A common approach is to estimate the after-repair value, subtract the renovation budget, holding costs, and selling costs, and see whether the purchase price leaves enough margin. Investors often look for comparable renovated homes with similar size and land to estimate what the finished property might sell for.

Another path is a buy-and-hold rental. After renovation, a three-bedroom home on nearly two acres could appeal to long-term tenants. Adding a second bathroom would likely broaden that appeal.

Short-term rentals are popular in the North Georgia mountains, but rules vary. Confirm with Gilmer County before counting on that income.

Possible Renovation Projects

• Roof inspection and possible replacement
• Full kitchen renovation
• Updating the existing bathroom
• Adding a second bathroom
• Repairing or replacing HVAC
• Electrical and plumbing updates as needed
• New flooring throughout
• Interior and exterior paint
• Restoring the fireplace and chimney
• Repairing and insulating the sunroom
• Clearing and landscaping the lot
• Repairing or replacing the storage shed
• Adding a deck or porch to enjoy the outdoor space

Running Your Numbers

The listing says it plainly: bring your contractor, run your numbers, and make an offer.

Before you do, put together a renovation budget with real quotes. Add a contingency of at least 15 to 20 percent for surprises, which are almost guaranteed in an as-is property.

Factor in holding costs such as taxes, insurance, utilities, and loan interest during the renovation. If you plan to sell, include agent commissions and closing costs. If you plan to rent, estimate realistic rent and vacancy.

The low purchase price only matters if the total cost still leaves you ahead.

Financing Options to Consider

Financing an as-is renovation property is different from financing a move-in-ready home.

Cash is what the listing is clearly hoping for. Cash buyers can close quickly and avoid lender condition requirements, which is often a big advantage on properties like this.

FHA 203(k) loans are designed for homes that need work. They let owner-occupants finance both the purchase and renovation costs in one loan, with as little as 3.5 percent down. They do involve extra paperwork and contractor requirements.

Conventional renovation loans, like the Fannie Mae HomeStyle program, work similarly and can be used by owner-occupants and, in some cases, investors.

Standard FHA, VA, and USDA loans require homes to meet certain condition standards. A property needing significant work may not qualify until repairs are made, so these programs may be difficult here without a renovation component. USDA eligibility also depends on location and income.

Conventional loans may be possible if the home meets basic condition requirements, but lenders will look carefully at an as-is property.

Hard money and private loans are common for investors flipping houses. They are faster and more flexible but come with higher rates and fees.

Talk with lenders early about the property’s condition so there are no surprises late in the process.

Insurance Considerations

Insuring a home that needs renovation can be tricky.

Some insurers will not write a standard homeowners policy on a property in poor condition. You may need a vacant home policy or a builder’s risk policy during renovation.

Get quotes before closing. Ask about the roof, the fireplace, the vacancy period, and whether the policy covers work in progress.

Due Diligence Questions to Ask

• Why is the property being sold as-is, and are there known issues?
• How long has the home been vacant, if at all?
• Has the home been heated through winters, or could pipes have frozen?
• How old are the roof, HVAC, and water heater?
• Is the home on well and septic or public utilities?
• When was the septic last pumped or inspected?
• Are there any known structural, foundation, or moisture problems?
• Is there any history of mold, pests, or termite damage?
• Are there any liens, code violations, or unpaid taxes on the property?
• Is there a recent survey?
• What are the annual property taxes?
• What are Gilmer County’s rules on rentals and renovations?

Inspection Is Essential

As-is does not mean you should skip the inspection. It means the inspection matters even more.

The seller will not make repairs, but you still have every right to know what you are buying. Hire a qualified home inspector and consider adding a roof inspection, septic inspection, well test, termite inspection, and a structural evaluation if anything looks off.

Bring your contractor to the showing too. Their eyes and their estimates will shape your offer more than anything else.

The Price in Context

At $95,000, this property offers 1,655 square feet and nearly two acres in one of North Georgia’s most popular mountain towns.

That works out to about $57 per square foot, which is far below what finished homes in the Ellijay area typically sell for. But the price reflects a home that needs real work.

The value here depends entirely on the renovation budget and the finished result. Your agent can pull comparable sales of renovated homes nearby to help estimate what the property could be worth after repairs.

Who This Property Is Best For

This is a good fit for investors, experienced renovators, contractors, and buyers with cash or renovation financing who want land in the North Georgia mountains.

It is not a good fit for a first-time buyer looking for a move-in-ready home or anyone without a solid renovation budget and plan.

Final Thoughts

345 Banner Circle is not pretending to be something it is not.

It is a renovation property with nearly two acres, a fireplace, a sunroom, a main-level bedroom, a storage shed, and no HOA, in a mountain town people love. The price reflects the work it needs.

For the right buyer, that combination can be the start of something great, whether it is a future home, a rental, or a profitable flip.

Bring your contractor, run your numbers carefully, and see if this North Georgia project makes sense for you.

View the full listing on Zillow: 345 Banner Cir, Ellijay, GA 30540

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