Asheville ECO-GREEN Real Estate

     For the past many years,
I and my investors and clients have been  engaged in locating and acquiring  land buys with an eye to the future.

In almost any season, folks from down south, and north, and west, and yes, even from Eastern North Carolina's magnificent ocean shores  head for the mountains and beautiful rural farmlands of Western North Carolina. In the summer, the fresh cool air is particularly welcoming, but I love all four of our seasons.

 For those who have discovered the lands I love, there's no doubt that investing in Land right now is a smart move for the future.

 photo taken in Madison County by JT, photographer for our Firm

One of the most promising places for investing in Land is Madison County, North Carolina. Located in the Blue Ridge Mountains of Western North Carolina. Madison County embodies that very attractive "rural" feeling, even though it is only about half an hour's easy drive from Asheville. As you enter the southern part of the County, heading north from Asheville, the terrain is rolling and perfect as equestrian land.  It it rises then as you go farther North to higher elevations snow bunnies love. With approximately 3,500 small family farms, agriculture is the largest industry in the County.

Here, where streams and pastures and coves abound, as you make that scenic drive on your way to investigate some Land you may soon buy, look for tobacco crops. Madison County is the largest burley tobacco producing county in North Carolina. While, a decade ago, burley tobacco accounted for $10 to $12 million for agriculture income annually, as you may suspect, the demand for tobacco has been on the decline. That's why as real estate professionals look to the future, we expect farmers to diversify, cultivating eco-friendly organic crops. I can say for sure that vegetable, organic and nursery crops have increased dramatically since 1998. Of course this is a factor investors will want to consider when investing in Land.

OH! and if you should find "the perfect acreage" to steward over the years and keep as beautiful as it is now for your grandchildren and great-grandchildren., and if you decide to spend the winter (it is mild) here., Christmas trees are easy to find.. .A tradition here is to purchase a tree and later plant it on your Land! 

Now that's what I call a Land Buy That Looks to the Future!

First of All. . .1031 Exchanges (or 1031 Like Kind Exchanges): What Are They? Most of you probably already know  but just in case...here's a quick review. . .A 1031  Like Kind Exchangeis a transaction that "involves property held for productive use in a trade or business or for investment (except inventory and stocks and bonds) for property of the same type."

Now you know that I and my ECO-friendly team at our Firm are into looking for eco-wise investments in GREEN real estate, the Asheville area. Not to boast, but it is true. . .The Greater Asheville Area happens to be the hottest market for second/vacation homes in the USA,!

 We love to help our clients find equestrian properties and other acreage for eco development, like that you see in this photo our team photographer took.

 And, with just a little planning, the 1031 Exchange (or 1031 Like Kind Exchange) can speed you on your way to investment success.

For Example : You could invest in an eco-development out by pastoral Mars Hill, North Carolina and that could be Like Kind with an apartment complex or duplex wherever you live right now. Farmland for residential property that is rented, but that is and not lived in by the investor, is also Like Kind. Keep in mind that the regulations concerning section 1031 give specific examples of what is or is not Like Kind, so I always recommend that you seek the counsel of your attorney and CPA while you and I are out locating replacement properties.

I've been lucky to understand from first-hand experience number of 1031 Like Kind Exchange scenarios.
Here are two of my favorites.

Scenario One:

A happy client decides to trade 60 acres in North Florida for a purchase of 60 acres of fantastic beauty we currently have listed here in Asheville. You know, it is quite unusual for a seller and the buyer to have exactly the same properties. In any case, rather than simply selling your investment property and yourself organizing the purchase of the replacement property, you can select an qualified intermediary. (If you were to control the funds from the sale and the constructive receipt, you would also trigger capital gain tax. That tax could be 20% of the gain recognized by the sale due to appreciation of the property on my original cost basis. Higher tax rates could be triggered by depreciation.)

 So, in order to avoid this capital gain tax when you replace your Florida equestrian property with a sweet horse farm in Mars Hill, North Carolina, you can utilize a qualified intermediary who will help facilitate the exchange and avoid the constructive receipt of the proceeds from the Florida farm.

Scenario Two:

My ECO team and I are out hunting for an eco-development Replacement Property. The hills and mountains and coves here in the Asheville area are full of special treasures. It is a real thrill to find them. Once we do find your replacement property, our client will have to deliver to her qualified intermediary a clear description of that property. It's fun to can help with that. We can make sure that there can be no way that the property can be confused with another property. And we can even identify up to three (3) properties of any value, or more than three (3) properties, so long as the total fair market value does not exceed 200% of the fair market value of what you are relinquishing.

FOR DETAILS ON 1031s check out AR's own

Matt Linville, Certified Exchange Specialist (1031qi) Greenville, SC -  His speciality lies in 1031 Like Kind Exchanges. I am a Qualified Intermediary and CES having handled well over $1 billion of exchange funds, but never failing to see the client and meeting their needs

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 Today I send a happy bow of thanks to Charles Eliot, one very talented arhitect who found himself on the grounds of a castle in Europe and, drinking in the "energy of the place" managed to put it all in perspective and thus change the world.  

Like many others, this man believed that  buildings and their architectural features must be taken in context; must be appreciated from the viewpoint of the land on which they stand.

From this viewpoint, human beings remain in the equation,and from-it, too, the eco-friendly traits we all can enjoy emanate... . 

So today,thankfully, I'm telling the story of the Father of Human-Scale Development ...Charles Eliot. " Charles Eliot pioneered many of the fundamental principles of regional planning and laid the conceptual and political groundwork for land and historical conservancies across the world.!" (exclamation mark is mine)

Graphic of Charles Eliott From Wikipedia

I inherited a legacy of appreciation for architecture in context and a love of stewardship from my Grandfather whose hero was Charles Eliot. , Grandpa was a Land Man.  He loved natural beauty. A salt-of-the-earth kind of man, most days he could be found in an overalls and his favorite well worn hat. So Charles Eliot could have been an unlikely hero for Grandpa.  But not so! Grandpa outright admired him. Often when we picnicked at beautiful Belle Isle in Detroit, Michigan where I grew up, Grandpa would remind me that Eliot had his hand in the design. In fact, as far back as 1890, Grandpa said, Eliot  led the way protect scenic treasures and viewsheds.

Charles Eliot (1859-97) son of Harvard University president, worked with Frederick Olmsted. Although he was only 38 when he died, in his short lifetime Eliot's accomplishments were many. He designed the metropolitan park and open-space systems of Boston, and founded the first U.S. organization devoted to historic landscape preservation.  

A well known landscape architect around the turn of the 19th century, Eliot may be an unfamiliar figure to some today. Yet, he was a bright light in the field of human-scale development, pioneering many of the fundamental principles of regional planning eco-friendly developers use today.  Also to his credit is the conceptual groundwork for land and historical conservancies.

New Urbanist Pioneer.
Charles Eliot has to be the  original new urbanist.When I visit friends in Celebration , Florida, I can see his influence there. Here's a picture (again from Wikipedia) that illustrates my point.

Concerned with the quickening pace of development beyond metropolitan Boston, where he lived and worked,  Eliot proposed an unique park system in the form of a trust. Land Trusts got their start that way.

Grandpa would be pleased to see how Eliot's seeds have bloomed. Today land trusts have matured into "privately based, nonprofit, tax-exempt charitable corporations and partnerships whose primary focus is to conserve open space or purchase conservation easements."

They are growing in popularity and size. You will find conservation-minded organizations in small towns, operating locally.You will find them operating regionally and statewide.  You will find them where families are thinking about sustainability and positive futures.  In fact, Charles Eliot's creative influence remains. His legacy touches selected communities who are receiving assistance in taking the principles Eliot first envisioned and putting them into practice.

Copyright ©Green-o-Lina, 2007

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 Old car and dog lovers, you may be surprised at what is in store for you today. Believe it or not, TOTALLY worthwhile, whether you are dog-lover,  old car enthusiast, or  simply are a concerned client , or  REALTOR® facing eco-friendly challenges in property design & development, you need to look into  context theory !

Case in Point:  A  project happening right here and now in Asheville  . This is a project that makes it clear just how important it is to get the "big picture" and take the steps to solve sustainable innovation challenges.

Folks, here's your invitation to come along as we explore the possibilities in one very, very interesting experience. I 'll tell your right now that it is exciting to be a part of this whole "context theory" thing... .as you will discover when you check out  Parts I , II and III  of this series already here at the ECO TRENDS BLOG.

Now onward to Part IV

 (Don't you just love this photo of dog helping eco consultant with solar "directions" that I took at the scene ? )

Scenario: Forward-Thinking, Old Cars, Dogs, and Solar Advantages

"It's not easy being green..." There are life choices to make...from the transportation to choose, to how to have an energy efficient living space, and much more.

Such choices are complicated. They require serious consideration. This past month a team of ECO consultants has been engaged in a process of making wise choices. Though complicated, they are also intriguing.  I refer to these choices as "due diligence ahead of time"...

Luckily, as an Eco certified consultant ®, I can bring my training and a network of professionals interested in sustainable innovations to the table.

It's great to work with clients and experts as part of an interdisciplinary team.

 (Photo of Marcus' car. This guy "walks the talk!")

To date, we have consulted with David Tuch  of Equinox Environmental  who has reviewed the project and is developing his ideas on paper. ..and soon will provide a working model for this infill project.  
(see parts II and III)

The Exploration Continues: 

This week we met with Marcus Renner of Appropriate Building Solutions. Marcus, the former President of the Green Building Council here in Asheville,  not only  loves dogs, old cars (as you can see by my photos)  but he can tell us the way to site buildings for solar advantages and what the possibilities are from there.  Interested parties want to know.

After checking out solar possibilities with his trusty guage,
                            (seen in the  photo to your right)

Marcus and I walk the property. We lookat the survey and TOPO. There are exclamations of delight.  Soon he will get back to us with his report.

The Report:  

• The report will include details about
  Site Features-   telling us about things that will be important to consider such as:  mountain slopes .. access... the variety of trees... mixed hardwoods, with some evergreen Hemlocks ..incredible Birch and Red Dawn Redwood... elevation change.. and how the majority of the property is sited solar possibilities and  views in various directions. ..and  
• Building Sites- telling us about buildable portions of the property, view access and if the site does/does not have good solar gain. ...and
• Renewable Energy Availability-   

Stay Tuned for Part V  

UPDATE: Here are all 4 links for this series...

http://activerain.com/blogsview/259284/A-REALTOR-S-Perspective 

http://activerain.com/blogsview/263386/A-REALTOR-S-Perspective

http://activerain.com/blogsview/274659/A-REALTOR-S-Perspective 

http://activerain.com/blogsview/280997/A-REALTOR-S-Perspective

The opinions expressed by The Activerain Network and it's members and those providing comments are theirs alone, and do not reflect the opinions of janeAnne "Greenolina" http://activerain.com/janeanne  Broker/Owner of The ECO-Steward Real Estate Firm www.EcoStweardRealty.com which is not responsible for the accuracy or content provided by The Community.

Copyright © 2008 All Rights Reserved.  Join the conversation at the Eco-All-Stars Group  http://activerain.com/groups/GREEN where AR Members "Cycle in" to the Latest in Trendy Green News

ECO-SAVVY NEWS:  Subscribe to Greenolina's  "Green Wheels" BLOG.

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(*)/'(*)

So we have been looking at a REALTOR'S® perspective on the challenges of design & development in an "Infill Project"  . . .

I promised to keep you up to date with this process using a project that is happening here in Asheville as a focal point. Although we are just taking our first steps, I can tell already that this is going to be one very, very  interesting challenge. It is exciting to be a part of it.. . .as are most challenges. .. .          Here is (Part 3)

Scenario: DUE DILIGENCE before the transaction

Complicated transactions are just that. And they require special consideration. This past month a team of ECO consultants, including one real estate professional, (c'est moi)  has been engaged in what I refer to as "due diligence ahead of time"...If that reminds you of the famous Yogi Berra quote: "Déjà vu all over again" you're right on track because that's what this particular "due diligence "resembles.

As I have said in the past, ECO - Environmental Consultant Advanced Training and Certification for REALTORS® comes into play more and more these days. And here is a case in point. As you recall from Parts I and II of this series, our clients set out to become informed of the possibilities for their infill project.  As an Eco certified consultant, I could bring my training and a network of professionals interested in sustainable innovations to the table. It's great to work with clients and experts as part of an interdisciplinary team. We have the survey in hand, the topo, and aerial, and are ready to begin.  

         SURVEY shows an unusually shaped challenge

The Network of Experts:   To date,   David Tuch  of Equinox Environmental  has reviewed the scenario, and is in the process, with his team, of developing his ideas on paper. He will soon have a "Sketch" of the property similar to that you see top right).  This rendering could prove most  helpful for clients, investors, and our team in terms of visualizing what could be a working model for this infill project.  

The Exploration Continues: In the meantime, we have a meeting scheduled with another expert. I'll tell you more about him in Part IV. But, just in case you are curious, I can say right now, that he loves dogs, old cars, is the former President of the Green Building Council here in Asheville, and can tell you which way to site a building for solar advantages if want to know.

Catch up : Parts I and II    Stay tuned...Guess what 's next. . .

Copyright "Green-O- Lina" © 2007

Our real estate practice focuses on sustainable innovation. With this in mind, the idea of software in my tool box that can help put a property in context appeals to me.

For  testing and identifying dollar risks, looking at income (before and after taxes) and comparing one property to others, I use a handy, professional software program I trained on during one of my CRS classes. I really like it.

Why?

1. This software helps show my good green real estate investor-clients which property of interest holds on a strong income potential.
2. It helps my eco-friendly 1031 clients compare properties.
3. It helps us look at timelines in terms of best opportunities to relinquish, identify and acquire properties.
4. It helps me present information in an accessible format with graphics, graphs and print-out reports.

For some of my clients who may feel more comfortable seeing "the numbers" in black & white, the software gives a hard copy to place in their take-with materials along with the maps and photos I always like to include in a package. All of this I appreciate. . .

However. . . a lot of something special may be missing. I've  noticed that a software program appears not to provide:

1. Human interest stories pertinent to buying decisions on a property.( Knowledge of the history and local lore accumulates with hands-on experience.)
2. Intuition based on that experience, that can impact a buying or selling decision in a positive way.

That's why, when it comes to making a good green investment, after all the software analysis has been done, and before the curtain comes down on a selling or buying decision, I like to bring in another tool. This is one you may find even more powerful than software. It even can be "faster than a speeding bullet"!  It can be as attractive as a puppy sound asleep on a fluffy  pink blanket. It can be laser-precise.

What is it?

A lot something else- that  little voice that wakes my clients and/or me up at 2:00 A.M. with that sense of possibility- that tells them this is "The Right One"- I've seen this happen time and again with 1031 investors interested in eco-development, in particular.  I'm not exactly sure how it works, but if you are lucky enough to have a real property Muse - s/he could turn out to be one of your best assets.

Copyright © Greenolina, Asheville NC 2007

UPDATE: After the meeting, clients decided to move forward with looking at various possibilities for this infill project.

SCENARIO:    Before deciding how to position an infill project for development and sale, as you may recall from Part I of this series, we decided that very savvy planners, on the leading edge of sustainable innovation and design would be called upon to review "the case"...planning professionals, eco-developers, architects, and so forth ...

. As I mentioned in Part I of A REALTOR'S® Perspective: The Anatomy, Design & Development of an "Infill Project"  ..."Let's do a bit of ‘due diligence' before the fact, " ...

THE TEAM PROCESS: First up...David Tuch (environmental design with landscape in mind) ...gets a look at the property, starting with survey.  Did you notice the rich Carolina Blue sky in this photo I took on a colorful Autumn day here in Asheville?   Well, we sure did...It was an amazing walk-about with David  yesterday...the day was glorious, and the company was great, and I loved feeling the "energy" of possibiity on the property.

DAVID demonstrated his encyclopedic knowledge. We enjoyed the benefit of his years of professional experience and, in particular, his ability to explain what he was seeing as we walked the property together. David holds degrees in Horticulture, Landscape Architecture, and Conservation Ecology & Sustainable Development. No doubt about it, his unique understanding of the importance of creating design solutions that balance land and water conservation with human use of the landscape is just what we need as we take our next step in this infill project  journey.

David says, " A more sustainable pattern of land development is essential in balancing growth and the protection of our region's high quality of life. " You can see this philosophy in his work that includes conservation subdivision design, low impact development, stormwater management, greenway and park planning, native plant restoration, and residential landscape design. So you won't be surprised when I tell you that David knows all about zoning and sewer lines and grades and roads and what can go where...and that I, as a REALTOR®, feel confident about  his expertise as we look at the anatomy of this project in terms of design and development.

AN INFILL PROJECT FROM ITS INCEPTION:  David's ability to point in a positive direction helps everyone involved to explore the highest and best use of the property. It's not every day that we get to be closely involved in an infill project from its inception. After our walk, I am feeling excited about the possibilities for land use and sustainable design that arise.

I  point out a HUGE tree in the meadow (a white pine?) ... 
David says, " This area could work for green-built homes
on a small footprint that reach toward the sky like the tree does!" 

"'Tree houses'...newly-constructed green-built ..what a great concept!" I beam . ...

AH YES! I can just see some talented architect designing green-built homes on small footprints to "live" side-by-side with that tree in the meadow...and then I can see them clustering on up the hill...and around the bend...that would be some infill project, all right!

NEXT STEPS: Maybe one of the next steps will be a rendering  ...on that might be used in our marketing package. Before we go forward with a rendering..... I ask my clients for another chat  to make sure we are all on the same page ... "How does Tuesday look for you?" I ask....  "We love the idea. We're on for Tuesday." they reply...

THAT would be tomorrow....Stay Tuned for what happens next...

Catching up? UPDATE: Here are all 4 links for this series...

http://activerain.com/blogsview/259284/A-REALTOR-S-Perspective 

http://activerain.com/blogsview/263386/A-REALTOR-S-Perspective

http://activerain.com/blogsview/274659/A-REALTOR-S-Perspective 

http://activerain.com/blogsview/280997/A-REALTOR-S-Perspective

Scenario: He found me at Active Rain. He was looking for answers about infill projects, design and development and the new urbanism. He told me he had read my entire BLOG. I was honored. We emailed  back and forth a few times.  He called to set up a meeting to look at his mixed useproperty. He and his wife, whose life work has been with autistic kids, are ready to "un-retire"...

First Meeting: We sat together in the welcoming kitchen in their home of 20 years. A restored "neo-old-Miami" (I'll have to ask Ines about that) the home has a flat roof that could be a green roof,  is situated, along with an artist's studio/workshop on about 6 acres, and has a sense of place that cannot be denied. We look at the survey. I note that one of acres could be parceled off to be developed for commercial use. Immediately, I am imagining a charming little eco-friendlyvillage with Top o'the Morning Coffee Shoppe, Granny's Apple Pie Bakery, and Uncle Fred's Barber Shop complete with red and white pole.

Getting to Know You: The couple, "Mr. and Mrs. L" are seeking direction. What and how does one look at this property? Their dream is to create an eco-development. Possibly it could be a pilot project from which others might learn. Over the years they have planted Birch and Dawn Redwood...amazing trees dot the land. They don't want to see them bulldozed.

I understand.

I explain that, as a REALTOR®, I am the resource for the resources. I say that my team and I are just one small star in a big constellation, but that I know the stars in Asheville's green-design and development galaxy and can bring their light to this project. Possibly, what we have here is a giant jigsaw puzzle. Would they consider capturing the pieces so that we can lay them out on the table and reveal a clear picture of this exciting opportunity. We talk it over. Before deciding how to position the property in the market, they tell me they would feel more comfortable if savvy planners, sustainable design and planningprofessionals, eco-developers, architects, and so forth offer ideas.

..."Let's do a bit of ‘due diligence' before the fact, " I chime in.  They respond, "We love the idea!"

Tomorrow we head out with a landscape architect to look through his eyes...stay tuned...
UPDATE: PART II is now up...for the next installment, please go to "This Land is  YOUR Land"

UPDATE: Here are all 4 links for this series...

http://activerain.com/blogsview/259284/A-REALTOR-S-Perspective 

http://activerain.com/blogsview/263386/A-REALTOR-S-Perspective

http://activerain.com/blogsview/274659/A-REALTOR-S-Perspective 

http://activerain.com/blogsview/280997/A-REALTOR-S-Perspective

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