Cedar Springs Farm lies in one of Georgia's most scenic areas, McLemore Cove. Tucked in between the lush, forested slopes of northwest Georgia's Lookout Mountain and Pigeon Mountain, the pastoral valley of McLemore Cove is a prime example of how rural Georgia used to be, and Cedar Springs Farm is one of its most treasured properties. Cedar Springs Farm (CSF) is 575± acres of mixed hardwoods, cedar glades and gently rolling pastureland with numerous vistas that overlook the historical McLemore Cove. Strategically positioned, CSF abuts the state-owned Pigeon Mountain WMA, which is nearly 20,000 acres in size. For this reason CSF feels and acts like a much larger property, providing the owner endless activities to enjoy. CSF is only 35 minutes south of Chattanooga, TN, which boasts itself as the Scenic City, providing the wonderful combination of both the convenience to city amenities and the tranquility of the countryside. The property is also located only 85 miles north of Atlanta, the cultural and entertainment center of the southeast. Having been a family’s beloved farm for the last 43 years, this is the first time in this generation’s life that CSF has come to market.
CSF is situated in the northwestern corner of Georgia near the head of McLemore Cove and at the base of Pigeon Mountain. Here is where the landscape transitions from the Appalachian Mountains to the Valley and Ridge region of Georgia; providing spectacular mountain backdrops. McLemore Cove, a V-shaped valley 15 miles long, is a place of rolling pastures, lush hayfields, tall silos, shady country lanes and arrays of wildflowers. Recognizing that the cove is indeed special, the state and the National Register of Historic Places has declared it the McLemore Cove Historic District. Encompassing 50,000 acres in Walker County, the cove is by far the largest of Georgia’s eight rural historical districts.
With an address of Chickamauga, GA, the property is located only 10 minutes south of this small town. Steeped in history, Chickamauga has always made an aggressive stand to stay local and friendly while fighting the commercial pressures that have gobbled up so many small towns. Referred to by many as “Mayberry”, Chickamauga’s mission statement is “Focusing on Quality Growth, Preservation, and Community Values.” This town oozes reflections of the old days and a simpler way of life. The property’s address is 576 Hog Jowl Road, Chickamauga, GA.
Notably, the property is only 30 minutes from downtown Chattanooga, TN. Chattanooga has become one of America’s most dynamic middle size cities with an array of exciting venues for nearby residents. New York Times is quoted as saying, “Not too small and not too big, Chattanooga is really the undiscovered gem of Tennessee.” This convenience to all of Chattanooga’s amenities is a real plus to owning CSF.
Only 85 miles to the south is Atlanta, home of the 1996 Summer Olympics. Atlanta is a leading center of cultural and sporting activities, boasting a first-class symphony, museums, theater and professional sports teams that include the Atlanta Braves, Falcons and Hawks.
|Chickamauga, GA||10 minutes|
|Atlanta, GA||1 hour 45 minutes|
|LaFayette, GA||10 minutes|
|Nashville, TN||2 hours|
|Chattanooga, TN||30 minutes|
|Birmingham, AL||2 hours|
A very unique feature of CSF is how well the property is located in relation to so many other interesting venues. The surrounding recreational opportunities are endless and convenient; allowing for the property to act much bigger than it’s 575± acres. Here are just a few of the nearby properties one can enjoy:
Crockford Pigeon Mountain WMA: This 20,000± acre wildlife management area offers an abundant list of activities for one to pursue. Miles and miles of trails offer endless opportunities to horseback ride, mountain bike, and hike. Pigeon Mountain has many limestone formations, which have become a destination among elite rock climbers. Other activities include hunting, fishing, spelunking, and camping. Only 3-miles away by road, The Pocket at Pigeon Mountain is considered to be among the finest areas for wildflowers in Georgia and is home to the Shirley Miller Wildflower Trail. Cedar Springs Farm shares a 1.5-mile border with this WMA, which provides immediate access to a plethora of recreational opportunity.
Cloudland Canyon State Park: Located on the western edge of Lookout Mountain, this is one of the most scenic parks in the state of Georgia, offering rugged geology and beautiful vistas. The park straddles a deep gorge cut into the mountain by Sitton’s Gulch Creek, and elevation differs from 800 to 1,980 feet. A day hiking, picnicking, and sightseeing make for a wonderful time. Cedar Springs Farm is only 20 minutes from this 3,500-acre state park.
Chickamauga Battlefield: For history buffs, the Chickamauga Battlefield is the scene of a major battle during the Civil War. The 5,500± acre battlefield contains numerous monuments, historical tablets, and wayside exhibits. However, you don’t have to be a history buff to enjoy this National Park as a great network of trails allows for horseback riding, biking, and hiking. The park is also loaded with great picnic spots. It is truly a great spot to enjoy a relaxing, sunny day outside. Cedar Springs Farm is only 20 minutes from the Chickamauga Battlefield.
Lula Lake Land Trust: A shining example of the benefits of conservation. Having protected over 4,000± acres on top of Lookout Mountain, the Lula Lake Land Trust has guaranteed these abundant resources will benefit both current and future generations. Many opportunities to horseback ride, mountain bike, hike, picnic, and just simply enjoy the outdoors are available on the Land Trust. Check out its Cloudland Canyon State Park connector trail! Cedar Springs Farm is only 20 minutes from the Lula Lake Land Trust.
To the east, CSF is surrounded by Pigeon Mountain with part of the property gradually rising up the mountain’s side. This eastern edge is completely protected by state-owned land, so the mountain above will be preserved in perpetuity. As you move west, you exit the predominately forested landscape and enter into gently rolling pastures with gorgeous views that overlook McLemore Cove. The sunsets are amazing! The pastureland is intermittent with pockets of timber and cedar glades. Due to the limestone soils, red cedars grow profusely. There are roughly 200± acres of open fields and pastures that are currently utilized for a grass fed beef operation that consists on average of 130 head of cattle. If a larger herd is desired, there are opportunities to lease additional land in the immediate area.
In the center of the farm, there is a 4-acre spring-fed lake, which is utilized for aesthetics, fishing, livestock and more. Tucked away at the base of Pigeon Mountain is a clear 1-acre pond that is fed by a mountain stream. This is the quintessential summertime swimming hole and picnic spot. Other water features include Voiles Creek, a continuously running mountain stream that crosses the southeastern corner of the farm. The farm also contains three wells of which two are currently in operation.
There is a small cluster of improvements in the center of the property that reside on a hilltop overlooking parts of the farm. Within this structural envelope, there is a 2,400 sf house, a small cottage, a couple of barns and an equipment shed. The majority of the farm’s operating structures are located on the northwest corner of the property just off of Hog Jowl Road at the farm’s main entrance. The western property line fronts Hog Jowl Road for 1.2 miles.
Of the 575± acres, approximately 200± acres are in open fields and pastures. The remaining acreage is in mature hardwood forests and cedar glades.
There is a 4-acre spring-fed lake, 1-acre mountain pond, and six watering ponds for livestock.
The property has the following structural improvements:
3 Single-Family Houses: They range in size from 1,500± to 2,400± sq. ft. The two smaller houses front Hog Jowl Road and would be ideal houses for a caretaker or property laborer. The largest of the three houses is located on a hilltop in the center of the property overlooking the farm’s pastures with the surrounding mountains as a backdrop. Some updates and remodeling would likely be desired by a new owner. Currently, all three of these houses are being rented and are producing some nice income for the farm.
- Small Gathering Cottage
- 2 Hay or Equipment Storage Barns
- 2 Horse Barns with Stalls
- Dairy Barn
- Milking Barn: Contains milking stalls and a room with a 2,500-gallon stainless steel milk tank
- Equipment Repair Shed
- Open Equipment Shed
- Concrete Storage Shed: Currently used as freezer storage for grass fed beef raised on the farm
- Three Large Silos
Lying within the United States’ humid subtropical zone, the area offers a mild, pleasant climate and 4 distinct seasons. Spring arrives in March with mild days and cool nights, and by late May, temperatures have warmed up considerably to herald warm summer days. On average, July is the warmest month of the year. The summer months tend to receive more precipitation than other times of the year, and the area has an average annual rainfall of 53 inches. Fall is marked by mild to warm days and cooler nights. Winter is usually mild, with the coldest days featuring lows near or slightly above freezing and highs in the upper 40s to mid 50s. Snow occurs sporadically, with an average annual accumulation of approximately 5 inches.
CSF offers an abundance of opportunity for recreational activities and the property accommodates a variety of interests from horseback riding to hunting to fishing to hiking to mountain biking and the list goes on.
CSF is a great property for an equestrian. Being a working cattle farm for years, there are structures and fencing in place to accommodate livestock. With 200 acres of open fields and pastures that are dotted with watering ponds, the farm offers an ample amount of grazing for any equestrian facility. With neighboring access to Pigeon Mountain WMA, one could saddle up a horse and go on an all day trail ride leaving right from their own barn. Endless trail riding opportunities are in close proximity, and the general area has a devoted horse community.
In addition, CSF has an impressive amount of wildlife. Deer and turkey are abundant and successful trips to the woods are frequent. The property has the perfect balance of open land and hardwood forests that create the edge and habitat that attracts wildlife. There is a great location for a dove field and there is also an area in which a duck impoundment could possibly be developed. Again, CSF’s location to Pigeon Mountain WMA adds considerably to the hunting potential. Pigeon Mountain is a tremendous wildlife corridor and will remain this way in perpetuity. The wildlife that inhabit the WMA flock to the open spaces on CSF, and well-managed food plots would yield bountiful results. The farm has had very little to no hunting pressure over the years and thus has served as a sanctuary in many ways to the local wildlife.
There are two 1-acre ponds and a one 4-acre lake that offer fishing and other water activities. One of the ponds is tucked in the foothills of Pigeon Mountain and is fed by a mountain spring, which offers the ideal summertime swimming hole and picnic spot.
Undeniably, CSF lies within one of Georgia’s most gorgeous coves. It is so special that the area has become the state’s largest rural historic district. The farm itself has a gentle rolling topography that captures the beauty of this landscape with numerous vistas overlooking McLemore Cove. It’s a gorgeous farm in a gorgeous area!
The annual property taxes for CSF are approximately $6,414.
CSF is covered by a conservation easement held by the Chattowah Open Land Trust, which is affiliated with the Georgia Land Trust. The purpose of the easements is to protect wildlife habitat, open space, and scenic values, while allowing for continued residential, agricultural, timber, and recreational uses. A conservation easement provides the benefit of a reduction in operating costs, protects the property for future generations, and allows the owner to retain private property rights. Copies of the easements and more details are available from the Broker upon request.
Cedar Springs Farm offers the opportunity to own a farm that hasn’t been on the market for decades, and it is a gem of a property located in one of Georgia’s most scenic and historic coves. We always hear location, location, location and CSF delivers on location. It’s proximity to Chattanooga and Atlanta, the surrounding area, and having Pigeon Mountain WMA as a neighbor offers a tremendous amount of intrinsic value.
- 575± contiguous acres consisting of mixed hardwoods, cedar glades and gently rolling pastureland.
- Very scenic property residing near the head of historical McLemore Cove.
- Only 35 minutes south of Chattanooga, TN and 1 hour 45 minutes from downtown Atlanta.
- Neighboring property is the 20,000-acre Pigeon Mountain WMA, which expands upon the property’s plethora of recreational activities.
MANAGEMENT SERVICES – Hall and Hall’s Management Division has a very clear mission–to represent the owner and to ensure that his or her experience is a positive one. Services are customized to suit the owner’s needs. They often begin with the recruiting and hiring of a suitable ranch manager or caretaker and are followed by the development of a management or operating plan along with appropriate budgets. Ongoing services include bill paying, ranch oversight, and consulting services as needed. Even the most sophisticated and experienced ranch owners appreciate the value of a management firm representing them and providing advice on local area practices and costs. Wes Oja and Jerome Chvilicek at (406) 656-7500 or Justin Bryan at (325) 260-5883 are available to describe and discuss these services in detail and welcome your call.
RESOURCE ENHANCEMENT SERVICES – Increasingly the value of a ranch is measured by the quality of each and every one of its resources. Coincidentally, the enhancement of a ranch’s resources also increases the pleasure that one derives from the ownership of a ranch. Our management services have included the assessment of everything from wildlife habitat to bird habitat to water resources and fisheries and the subsequent oversight of the process involved with the enhancement of these resources.Wes Oja, Jerome Chvilicek or Dan Bergstrom at (406) 656-7500 or Justin Bryan in our Abilene office at (325) 260-5883 are available to describe and discuss these services in detail and welcome your call.
AUCTIONS - Hall and Hall Auctions offer “Another Solution” to create liquidity for the owners of Investment-Quality Rural Real Estate. Our auction team has experience in marketing farmland, ranchland, timberland and recreational properties throughout the nation. Extreme attention to detail and complete transparency coupled with Hall and Hall’s “Rolodex” of more than 40,000 targeted owners and buyers of rural real estate help assure that there are multiple bidders at each auction. In addition, the unique Hall and Hall partnership model creates a teamwork approach that helps to assure that we realize true market value on auction day. For more information on our auction services contact Scott Shuman at (800) 829-8747.
APPRAISALS - Staying abreast of ancillary market influences in ever-changing economic conditions requires a broad professional network to tap into. Finding an appraiser who not only understands the numbers but also the differences in value from one area to another is a critical part of making an informed decision. The appraisal team at Hall and Hall, formed entirely of Accredited Members of the American Society of Farm Managers and Rural Appraisers (ASFMRA), has that critical network of brokers and lending professionals. This professional network coupled with diverse experience across multiple regions and market segments allows our appraisal team to deliver a quality product in a reasonable timeframe. For more information contact our appraisal team at (406) 656-7500.
SPECIALIZED LENDING - Since 1946 Hall and Hall has created a legacy by efficiently providing capital to landowners. In addition to traditional farm and ranch loans, we specialize in understanding the unique aspects of placing loans on ranches where value may be influenced by recreational features, location and improvements and repayment may come from outside sources. Our extensive experience and efficient processing allows us to quickly tell you whether we can provide the required financing.
Competitive Pricing | Flexible Terms | Efficient Processing
Dave Roddy • (406) 656-7500
Mike Hall or Judy Chirila • (303) 861-8282
Monte Lyons • (806) 698-6882
J.T. Holt • (806) 698-6884
GEORGIA LAW ALLOWS THE CREATION OF SEVERAL DIFFERENT TYPES OF AGENCY
RELATIONSHIPS BETWEEN BROKERS, SELLERS & BUYERS. THESE RELATIONSHIPS CREATE DIFFERENT BROKER OBLIGATIONS DEPENDING ON THE AGENCY RELATIONSHIP. UPON LISTING OF A PROPERTY, A SELLER AGENCY RELATIONSHIP IS CREATED. A SITUATION MAY ARISE, HOWEVER, WHEREBY HALL & HALL PRODUCES A POTENTIAL BUYER FOR THE PROPERTY. IN THIS INSTANCE, HALL & HALL MAY ACT IN A “DESIGNATED AGENT” RELATIONSHIP. A “DESIGNATED AGENT” MEANS ONE OR MORE LICENSEES AFFILIATED WITH A BROKER WHO ARE ASSIGNED BY THE BROKER TO REPRESENT SOLELY ONE CLIENT TO THE EXCLUSION OF ALL OTHER CLIENTS IN THE SAME TRANSACTION AND TO THE EXCLUSION OF ALL OTHER LICENSEES AFFILIATED WITH THE BROKER. THE LISTING BROKER’S OBLIGATIONS UNDER A “DESIGNATED AGENT” RELATIONSHIP ARE IDENTICAL TO THAT OF A “SELLER AGENT” AND ARE OUTLINED BELOW.
SELLER AGENT & DESIGNATED AGENT DISCLOSURE
(a) A broker engaged by a seller shall:
(1) Perform the terms of the brokerage engagement made with the seller;
(2) Promote the interests of the seller by:
(A) Seeking a sale at the price and terms stated in the brokerage engagement or at a price and terms acceptable to the seller; provided, however, the broker shall not be obligated to seek additional offers to purchase the property while the property is subject to a contract of sale, unless the brokerage engagement so provides;
(B) Timely presenting all offers to and from the seller, even when the property is subject to a contract of sale;
(C) Disclosing to the seller material facts which the broker has actual knowledge concerning the transaction;
(D) Advising the seller to obtain expert advice as to material matters which are beyond the expertise of the broker; and
(E) Timely accounting for all money and property received in which the seller has or may have an interest;
(3) Exercise reasonable skill and care in performing the duties set forth in this subsection and such other duties, if any, as may be agreed to by the parties in the brokerage engagement;
(4) Comply with all requirements of this chapter and all applicable statutes and regulations, including but not limited to fair housing and civil rights statutes; and
(5) Keep confidential all information received by the broker during the course of the engagement which is made confidential by an express request or instruction from the seller unless the seller permits such disclosure by subsequent word or conduct, or such disclosure is required by law; provided, however, that disclosures between a broker and any of the broker’s affiliated licensees assisting the broker in representing the seller shall not be deemed to breach the duty of confidentiality described above
(b) A broker engaged by a seller shall timely disclose the following to all parties with whom the broker is working:
(1) All adverse material facts pertaining to the physical condition of the property and improvements located on such property including but not limited to material defects in the property, environmental contamination, and facts required by statute or regulation to be disclosed which are actually known by the broker which could not be discovered by a reasonably diligent inspection of the property by the buyer; and
(2) All material facts pertaining to existing adverse physical conditions in the immediate neighborhood within one mile of the property which are actually known to the broker and which could not be discovered by the buyer upon a diligent inspection of the neighborhood or through the review of reasonably available governmental regulations, documents, records, maps, and statistics. Examples of reasonably available governmental regulations, documents, records, maps, and statistics shall include without limitation: land use maps and plans; zoning ordinances; recorded plats and surveys; transportation maps and plans; maps of flood plains; tax maps; school district boundary maps; and maps showing the boundary lines of governmental jurisdictions. Nothing in this subsection shall be deemed to create any duty on the part of a broker to discover or seek to discover either adverse material facts pertaining to the physical condition of the property or existing adverse conditions in the immediate neighborhood. Brokers shall not knowingly give prospective buyers false information; provided, however, that a broker shall not be liable to a buyer for providing false information to the buyer if the broker did not have actual knowledge that the information was false and discloses to the buyer the source of the information. Nothing in this subsection shall limit any obligation of a seller under any applicable law to disclose to prospective buyers all adverse material facts actually known by the seller pertaining to the physical condition of the property nor shall it limit the obligation of prospective buyers to inspect and to familiarize themselves with potentially adverse conditions related to the physical condition of the property, any improvements located on the property, and the neighborhood in which the property is located. No cause of action shall arise on behalf of any person against a broker for revealing information in compliance with this subsection. No broker shall be liable for failure to disclose any matter other than those matters enumerated in this subsection. Violations of this subsection
shall not create liability on the part of the broker absent a finding of fraud on the part of the broker.
(c) A broker engaged by a seller in a real estate transaction may provide assistance to the buyer by performing ministerial acts of the type described in Code Section 10-6A-14; and performing such ministerial acts shall not be construed to violate the broker’s brokerage engagement with the seller nor shall performing such ministerial acts for the buyer be construed to form a brokerage engagement with the buyer.
(d) A broker engaged by a seller does not breach any duty or obligation by showing alternative
properties to prospective buyer.
NOTICE: Offering is subject to errors, omissions, prior sale, change or withdrawal without notice, and approval of purchase by owner. Information regarding land classifications, acreages, carrying capacities, potential profits, etc., are intended only as general guidelines and have been provided by sources deemed reliable, but whose accuracy we cannot guarantee. Prospective buyers should verify all information to their satisfaction. Prospective buyers should also be aware that the photographs in this brochure may have been digitally enhanced.