Plum Nelly Farm

Property Map

Plum Nelly Farm

$1,550,000
Rising Fawn, Georgia

Nestled in a gorgeous and quiet area on Lookout Mountain, these gently rolling 325± acres are known as Plum Nelly Farm. Only 30 minutes from downtown Chattanooga, the farm’s convenient location offers the perfect balance of a pastoral retreat and urban entertainment. With nearly half of the farm in well-maintained pastures, it provides the perfect setting for a small cattle operation or other agricultural endeavors. The property also has fantastic water resources with an 8± acre mountain lake that is often stocked with trout, a smaller 2± acre bream and bass fishing pond, four cattle ponds and Daniel Creek that originates on the property from a spring. Plum Nelly offers something for every outdoor enthusiast whether that is hunting, fishing, camping, hiking, swimming, horseback riding, gardening or just plain relaxation. In addition, the surrounding area offers immense recreational opportunities. Located in the far northwest corner of Georgia, Plum Nelly is just two hours from Atlanta, Birmingham and Nashville.

Location: 

Plum Nelly is situated near the western brow of Lookout Mountain in the far northwestern reaches of Georgia.  The farm is part of the quaint community of Rising Fawn, GA.  Rising Fawn is known for its music, arts festival and the highly regarded Canyon Grill restaurant, which is considered one of the best restaurants in the Chattanooga area.

Plum Nelly is located only 30 minutes from the heart of downtown Chattanooga, TN.  Chattanooga has become one of America’s most dynamic middle-sized 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 Plum Nelly.

The farm is located just two hours from Atlanta, Birmingham, and Nashville. 

Locale: 

A very unique feature of Plum Nelly is its close proximity to so many other interesting venues. The surrounding recreational opportunities are endless and convenient, allowing for the property to act much bigger than its 325± acres. Here are just a few of the nearby resources one can enjoy.

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 spent hiking, picnicking, and sightseeing makes for a wonderful time. Plum Nelly is only 3.3 miles or eight minutes from this 3,500±acre state park.

Crockford Pigeon Mountain WMA: This 20,000± acre wildlife management area offers a huge and friendly landscape for outdoor recreation. There are miles upon miles of trails for horseback riding, mountain biking, and hiking. It offers excellent hunting opportunities for turkey and deer as well. Pigeon Mountain has many limestone formations, which have become a sought-after destination among elite rock climbers. Plum Nelly is only 20 miles or 25 minutes from Pigeon Mountain WMA.

Lula Lake Land Trust: This is 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, which is just around the corner from Plum Nelly! Plum Nelly is only 14 miles from the core LLLT property, but with many more access points even closer.

General Description: 

Plum Nelly is tucked into a bend of Lookout Mountain just a stone’s throw from the western brow, and about 13 miles south of the Georgia state line. The property is located off a scenic, private, and paved country road. The access is off Sunset Road, which is its southeastern boundary line. The caretaker’s house is situated just next to the main entrance, and upon entering the farm on a nice gravel road you have great views overlooking the rolling pastureland.  Behind the caretaker’s house are two livestock ponds and a fenced-in pasture allowing for care of the owner’s horses in the event of absentee ownership. A well-kept gravel road meanders through the farm providing convenient access throughout the property. This main drive leads you to a small barn used as a gathering place, and where a few implements and tools are kept. Continuing on the main drive, you ultimately arrive at the 8±-acre mountain lake, which is the centerpiece of the property. This lake is clear mountain water and offers the perfect summertime swimming hole. On the lake’s edge is a great gathering area for entertaining, grilling out and enjoying a campfire. The lake includes a small wooden dock and truly is the ideal setting. On the northern half of the farm, you transition from an area of managed wildlife food plots and a stocked fishing pond, to a large section of hardwoods. Emerging on the property from a mountain spring, Daniel Creek creates a small and gradual ravine with a mountain laurel-lined streambank on the northwestern reaches of the property. Ultimately, Daniel Creek converges with Bear Creek in Cloudland Canyon State Park, and this forms Sitton’s Gulch Creek. The property has great configuration and is nearly the perfect rectangular shape. The neighbor situation is excellent and the property provides a great deal of privacy.

Acreage: 

• 325± total acres

• 143± acres of open land/pastureland

• 8± acre mountain lake with other great water resources

Improvements: 

Caretaker’s House: This single-family home is 2,935± square feet and sits just beyond the front gate of the property. Built in 1996, it is a two-story house with three bedrooms and two full baths on the main level, and one bedroom and one full bath on the lower level. The lower level also has a large den/playroom with its own ingress/egress.

Barn:  Located near the center of the farm off the main drive is a small 768± square foot barn with some covered parking for farm equipment.

Climate: 

Lying within the humid subtropical zone of the United States, the area offers a mild, pleasant climate and four 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 five inches. 

Recreational Considerations: 

Plum Nelly offers a serene backdrop to a number of outdoor activities that can be appreciated and enjoyed by all family members and friends. Regardless of location, land lovers always seem to migrate to water when enjoying a property, and Plum Nelly has no shortage of water. The main lake is the ideal gathering spot for camping, cooking out, swimming and canoeing. It is regularly stocked with trout and provides great fishing opportunities for bream and bass as well. There are other fishing ponds on the property as well.

The wildlife on Plum Creek is abundant, and the property offers great hunting for turkey and deer. There are a number of managed food plots and it has a great balance of open and wooded land creating the ideal habitat diversity and edge needed for wildlife to flourish. In addition, there is a great location for a dove field that has been planted in years past, providing great times during the fall with family and friends.

If your idea of recreation is more industrial, the property presents a great opportunity for cattle or even a small organic farming operation. It would also make for a gorgeous horse farm.

There is great access throughout the entire property allowing for full use of the asset.  If you like spending time outdoors, you will love the natural setting of Plum Nelly.

Aesthetic Considerations: 

Lookout Mountain has a magnetic quality to it and this same quality exists on Plum Nelly. The gently rolling topography, open spaces, great views and mountain lake capture the essence of a picturesque Lookout Mountain property. In addition, the property has been very well cared for and is in great condition.

Taxes: 

The annual property taxes for Plum Nelly are approximately $10,500.

The property was previously enrolled in a Georgia conservation use program that reduced the property taxes to ~$3,500 per year. The term recently expired and the Seller chose not to re-enroll and leave this decision up to the future owner.

Broker Comments: 

As a broker, I’m always told by land buyers that what appeals to them the most is a very private property in a gorgeous setting that is convenient to the amenities of a nice mid-size town. For good measure, they usually also tack on good water resources with a nice balance of open and forested land as features a farm must have. Well…this is the exact definition of Plum Nelly!

The Facts: 
  • Fantastic water resources including an 8± acre mountain lake
  • 143± acres of open land/pastureland; great horse or cattle farm
  • Only 8 minutes from Cloudland Canyon State Park
  • Includes 2,935+ sq. ft. caretaker’s house
  • Only 30 minutes to downtown Chattanooga and 2 hours to Atlanta
Additional Services: 

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

Disclaimer: 

GEORGIA DISCLOSURE
 

AGENCY PROVISIONS

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.