FUTRAL PROPERTIES Frequently Asked Questions

If you would like a question answered that is not included above or more information concerning a specific topic, please do not hestitate to contact us.

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What is a contractor's license and who needs one? The NC Contractor's Licensing Board requires that anyone who agrees to construct or superintend a project for another individual with a total cost of $30,000 or more, must be licensed. However, all licenses are not equal as some have limitations on the total cost of a single project the licensed contractor can build.

The first step to obtain a license is to submit an application. The Board then evaluates the character, competency, financial responsibility (asset requirements also vary with license type) and criminal background of the applicant. Once this phase is satisfied, the applicant must pass the examination and renew their license annually. For all competent and responsible contractors, licensure is a ''good thing'' and provides them one means to differentiate themselves professionally.(back to top)

What does the tagline "Building with Character" mean? Careful consideration went into selecting the tagline for Futral Enterprises. Building with Character represents how Bill wants his professional reputation and homes to be recognized. An individual with character exhibits the characteristics of honesty, integrity and reliability. However equally important is that his homes are recognized for the characteristics of quality and creativity. Bill has never been comfortable with a cookie-cutter approach to construction and enjoys actively participating in developing the individual charater of each home.(back to top)

What are the professional qualifications of Gena Futral? As the wife of a builder, Gena was actively involved in the construction and real estate profession for over ten years before obtaining a NC and GA Real Estate License. Her involvement included purchasing property, building and selling speculative homes and building and selling many personal homes. Therefore it made good business sense to pursue a real estate license, open a real estate agency and increase her involvement in these important personal business transactions. Her personal and professional experiences are a great resource to her clients who are purchasing property and houses and to those wanting to build a custom home.

Prior to entering the real estate profession, Gena had a 19 year career in healthcare. She entered the profession as a nurse, transitioned to a Hospital Administrator and was a Healthcare Consultant for the last six years in the industry before leaving the field in 2004. She has a nursing degree from GA Baptist College of Nursing and a graduate degree in Healthcare Policy & Administration from Mercer University in Atlanta. She has a NC and GA Real Estate Broker's License and is currently obtaining her Graduate, REALTORS® Institute (GRI) certification.(back to top)

Can previous clients be contacted? The real estate and construction professional and personal relationships’ we have developed is something we are very proud of and we would expect to provide references.(back to top)

What is the average price per acre in Scaly Mountain and Highlands, NC? For the Scaly Mountain and Highlands, NC real estate market, this a very common question that can not be answered easily because there are so many variables that affect the answer. Just a few of the variables that affect price per acre include restrictions, view, water, building site, easy access, surrounding properties, comparative prices, motivation of seller, total acreage, how many home sites are actually on the property, etc. And for every answer, there are additional variables such as if there is a view, is it excellent or just good. Therefore, when comparing real estate prices just make sure you are comparing "apples to apples". We can easily provide average acre prices if you provide us with the specifications for the real estate of interest. (back to top)

Does Scaly Mountain have a lake community ? Rocky Knob is one of three large communities in Scaly Mountain and the only one with a lake. The 17 acre lake is beautiful with a backdrop of Rocky Knob and Osage Mountain and both are over 4000 feet. Because only low-powered electric motors are allowed, it remains very peaceful except for the occasional canoer or swimmer jumping off the dock.

The community borders forest service and there are several hiking trails to enjoy. In addition, the Audubon Society has designated it as a bird sanctuary so birdwatchers can be on the look-out for osprey, wood ducks, blue and green heron, owls, pileated woodpeckers, finch of all types, warblers and grosbeaks just to name a few. (back to top)

Does Scaly Mountain have a pool and tennis community? King Mountain Club is one of three developments in Scaly Mountain and the only one with a club house, pool and tennis court. The entrance is gated, the majority of roads are paved, there is community water and a trout pond. The elevation ranges from approximately 3800 to 4320 feet so the views are spectacular. One side overlooks Blue Valley where there are tiers of mountain ranges and from another, there is the dramatic rock face of Scaly Mountain. It borders forest service and access to the famous Bartram Trail is only steps away. (back to top)

What is the process and cost of a well in Scaly Mountain and Highlands, NC? Until on-site drilling occurs, cost can not be predicted. The average drilling cost is $12 per foot and then there is the cost of the pump and other expenses such as electricity. There is no average depth and it may be 900 feet or more. The flow may very from nothing to as much as 80 + gallons per minute. A more powerful pump is required with deep wells, which of course adds to the cost. In addition, a reservoir may be indicated. (back to top)

What is the process and cost of a septic system in Scaly Mountain and Highlands, NC? For the Scaly Mountain and Highlands real estate market, a septic permit is typically a contingency in a land purchase agreement. The cost for a permit is typically less than $1000 and is dependant on factors such as the number of bedrooms and type of system selected. A building permit can not be obtained without a septic permit.

To obtain a permit in Macon County where Highlands and Scaly Mountain, NC are located, a septic permit application must be completed. Once the application is submitted, it may then take four months or more for an Inspector to assess the soil after the application is completed. However, there is an option to pursue an expedited permit through a private company. This process can typically be completed in two weeks though the cost is higher.(back to top)

What are the advantages of purchasing real estate in Scaly Mountain versus Highlands, NC? It all just depends on what each individual wants from their mountain lifestyle. For us personally, we wanted acreage, privacy, view and to be located on the "Atlanta" side of Highlands. We were moving from "city-life" and typical "neighborhood situations" and seeking a more secluded, private and mountain home environment. Therefore moving to another Highlands neighborhood did not fit our expectations.

With our criteria and basic supply and demand principles, our real estate options were very limited in Highlands. What many do not realize is that many areas in Scaly Mountain have the same elevations as Highlands therefore the views are equally big and beautiful. Because Scaly Mountain is so close to Highlands, we can enjoy the "city life" of Highlands including dining, the arts, church, schools, shopping, etc. and then come home to a peaceful mountain retreat with a beautiful vista.(back to top)

What is the average time required to build a house in Scaly Mountain and Highlands, NC? This is dependent on many factors such as building site, complexity of house plans, how many decisions remain undecided and of course weather. One should expect an average of 12 months.(back to top)

What is the average cost per square foot? This a very common question that can not be answered because of so many variables such as foundation, house plans, finishing details, appliances, windows, cabinetry, material selections, etc. However, after a brief discussion Bill can provide a good estimate based on your individual situation and expectations.(back to top)

What is the difference between a construction fixed price and cost plus pricing? Fixed cost pricing provides an upfront total construction cost. Many homeowners’ prefer this model because they know the amount of loan to pursue and as long as there are no major change orders, the cost should not vary significantly. However, because there are so many unknowns with many aspects of construction such as "will you hit rock", "will the price of a material (concrete, sheet rock, etc.) change dramatically", a builder must build in contingency costs in order to protect himself. In this market, many builders will not even consider providing a fixed cost purely based on the financial risk they assume. If a fixed price is provided, it is likely the home will cost the homeowner more in the end unless a very detailed set of plans is available.

Cost plus pricing may include an up front estimate though final cost is a percentage over invoice cost. This is preferred by some homeowner’s because the exact cost of their home is known at the end of the project.

The last point to make about pricing is that there are those who will provide a low cost construction estimate up-front just to get the work though in the end, the project could very well end up costing significantly more or the quality of the work may be diminished. The old adage "good work is not cheap and cheap work is not good" definitely holds true in construciton.(back to top)

How does the winter climate (cold, wet and windy) affect construction decisions? The first question to answer is "Do you want to enjoy your home all year long"? If the answer is yes, then this must be taken into account from the very beginning of the project as there are many decisions that will directly impact how comfortable you are during the winter months and the energy efficiciency of your home. With careful product, material and design planning, comfort, energy efficiency and cost savings can be maximized. Your contractor should have the experience and knowledge to assist with these very important decisions.(back to top)

How does the terrain affect the foundation cost? It is rare to find mountain property with a flat building site therefore additional grading, concrete, steel and even dynamite may be required along with a structural engineer.(back to top)

Pressure treated lumber (PTL) made of pine is the most common deck material. However, it has a very high water content and problems occur as the water evaporates. At the time of installation, the boards fit very tight though once the moisture content decreases, gaps are created, boards split and twist. This remains a cost-effective product though anticipate re-sealing every few years and replacing every five to ten years.

Alternative products to PTL include dense woods, composites, aluminum and vinyl. As demand has increased for deck materials with minimal upkeep, more products have flooded the market and existing products have improved.

One dense wood option is IPE, which is extremely hard therefore water can not penetrate the surface. The material and installation is expensive though the end result is beautiful. Redwood used to be a great option though due to conservation, only new growth lumber is available, which does not have the same qualities. Other options include aluminum, vinyl and composite materials (a mixture of plastic and wood). As demand for synthetic products has increased, manufacturers are improving the aesthetics and creating a more natural look.(back to top)

How can the homeowner assist with construction project efficiency and cost containment? To maximize the efficiency of the project, every decision should be finalized before construction begins. This may sound extreme though every day lost waiting on a final decision or a delivery will cost money and impact the overall scheduling of many sub-contractors. Many products from windows to faucets have extended delivery times and must be ordered weeks and sometimes months in advance. Waiting on one faucet to be delivered, impacts not only the plumber but the tile, cabinet and counter-top sub-contractors just to name a few. Cost savings are achieved when sub-contractors can complete their work in as few trips as possible.

Additionally, CHANGE ORDERS COST MONEY. Everyone has heard the expense horrors of a "change order" and they should be avoided whenever possible. A change made mid-project cost money by impacting other decisions and sub-contractors down stream as few changes are made in isolation. What may seem insignificant, can easily impact work already completed and the overall cost may be significant. When contemplating a change, always ask your contractor the total financial and time impact of changing your initial decision.

It is understood that a homeowner may want to "shop around" for single times such as an appliance or light fixture for the best price. At times it may be possible to find a lower priced item than is offered locally, however what is not taken into account, is the additional shipping costs, man-hours and the complications that arise if there is a problem with the item. If purchased locally, typically shipping is free and returning, exchanging or repairing is much easier and less time-consuming.(back to top)

Do I need to hire an architect? And the answer is, it just depends. There are some very good house plans that can be purchased from sites such as Southern Living and therefore an architect would not be required. However, if a "one-of-a-kind" home is desired or if you want to make "major" changes to a set of plans, we always encourage consulting with an architect. Though we know we can assist with many design details, we are not architects and have no problem deferring to the experts when it is in our client's best interest. An architect will not just look at the changes a client is requesting, but will place the change in context with the entire home to make sure that the overall design and flow is not negatively impacted by the change.(back to top)

Can I own a fraction of a home? Fractional Ownership is not just for jets, fancy cars or race horses any more because it is now a popular option for second homes. This Tenancy in Common partnership provides the means to ''co-own'' a piece of property and experience the advantages of owning a second home. Because there is limited time second homeowners can get away and many can not afford the home they really want, fractional ownership has proven to be an excellent option. Some of the benefits include deeded and undivided interest, property may be inherited and sold, expenses are shared and tax advantages are realized.

There are a variety of ways to structure the arrangement between partners who may or may not know each other. The assistance from an experienced attorney is required to not only prepare the deeds but also the co-ownership agreements. As far as financing, banks will now allow individual financing instead of a group mortgage. One misconception is that fractional ownership is the same as ''timesharing'' and that is definitely not true.(back to top)

What is a 1031 tax-deferred exchange? A 1031 Tax Exchange is a popular means to defer paying taxes when a ''qualifying'' property is sold AND another purchased. However, if the replacement property is ever sold outside of a 1031 Exchange, the ''deferred'' gain (net proceeds) and any additional gain is subject to taxation. The premise is that if net proceeds are reinvested then the profit is only on paper and therefore the seller should not be taxed until real money is pocketed.

> An Intermediary holds all funds and transfers them directly to the closing agent to purchase the replacement property(s),

The good news for the investor is that taxes can be deferred forever allowing more money to be reinvested. For many, this reinvestment has been in mountain property or a mountain home.(back to top)

	Scaly Mountain and Highlands, NC and Sky Valley, Georgia Construction, Real Estate and Vacation Rentals
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