Preserving the Land for Future Generations
Sometimes the highest and best use for a piece of land is to preserve it as is, with no development at all. Donating a conservation easement to a land trust or to a government agency is one way to do this. The owner retains ownership but can use the land only in the way or ways stipulated in the negotiated easement.
Another way to assure permanent land preservation is to sell it to a conservancy (land trust) or a government agency. Some land owners who wish to sell assume that they would make less profit if they were to exercise either of these options. This is not always the case, and this example will show you how working with a not-for-profit organization can potentially bring a “fair market value” sale for land needing protection and having values beyond simple financial gain.
History and Vision for Rittle Knob
This ridge-top property, covered by old-growth Northern Hardwoods consists of 65 acres with incredible long-range mountain views. Below these acres, near the base of the ridge, are some of the area’s largest, purist springs. Building a decent access road for development would mean blasting the extremely hard rock that comprises the ridge.
Using dynamite usually isn’t the best way to preserve the ecological balance of an area! Blasting would surely affect the springs, construction would level acres of old growth, and wells and septic tanks would be real issues on a solid-rock mountain. When the owners called us to evaluate the property for sale, they were thinking of it as development property.
We saw the property, considered its potential uses and immediately contacted the High Country Conservancy (now the Blue Ridge Conservancy). In our evaluation, we also noted that the property is just a mile, as the crow flies, from Elk Knob State Park and is contiguous with Nature Conservancy lands. What a gem!
Land Parcels for Conservancy
Clearly this ridge should be preserved intact, rather than developed. Fortunately, the owners had actually pondered this themselves, though had ruled out this option, thinking that they could get more for these magnificent acres by marketing them as having development potential. They were, however, worried about their springs and the traffic through their family property (where they still live) to access a development on their beloved Rittle Knob.
The Stahl/Sweiter Family agreed to have the High Country Conservancy come evaluate the property for its preservation value. We accompanied Executive Director Teresa Buckwalter and her Land Protection Specialist Eric Hiegl. They were as impressed as we and made note of more preservation values than we were aware of. They named the northern hardwood forest that covers the ridge and pointed out the rare metamorphic amphibolite rock that comprises the mountain mass. We had here something with outstanding preservation value.
Our work was easy, what with the HCC involved and their initiative to find a way to buy the land and arranging with the State of North Carolina to re-purchase the property as an addition to Elk Knob State Park.
The process for arriving at a price that the State would be willing to pay, which is “fair market value”, was also easy. The state asked for two “blind” appraisals by local, licensed appraisers, since they would best know land values in the High Country area. One appraiser was chosen by the family, the other by the State. The appraisals came in fairly close, and the State offered something in between, but closer to the upper value.
The result for the owners was that they received fair market value for the property, which is permanently preserved for all to enjoy. Even better, the sellers are thrilled not to have any neighbors driving past, or construction damaging their springs. They still have access to this beautiful, pristine land.
We salute the Stahl/Sweiter Family, the Blue Ridge Conservancy, and the State of North Carolina for working together to bring about this addition to Elk Knob State Park.
Please visit our Blog for updates on the Rittle Knob property.
