The Retreat at Rosman

4277 Pickens Highway · Transylvania County, NC
25 acres of waterfalls, mountain springs, and old-growth forest at the headwaters of the French Broad River — built to become Western North Carolina's premier agritourism retreat.
25 ac
Mountain Land
$722K
Total Investment
~$162K
Year 3 Net Income
~5 yr
Payback Period
The Property Structures Budget Returns
The Land

Waterfalls, headwater streams, hardwood canopy, and panoramic mountain views — all on one 25-acre parcel.

Waterfall on the property
On-site waterfall
Mountain panorama
Blue Ridge panorama
25-acre aerial boundary
25-acre boundary (aerial)
Creek through mossy forest
French Broad headwater stream
Forest clearing
Hardwood forest floor
Old-growth tree canopy
Old-growth canopy
Forest fungi on old-growth trunk
Old-growth forest ecology
Aerial view toward Rosman
Aerial view toward Rosman
The Property

MLS #4141540 · 25 acres on the French Broad River headwaters · Rosman, NC

Acreage
25 ac
Water Features
Waterfalls + Springs
Brevard
20 min
AVL Airport
50 min
Road Frontage
450+ ft
on Hwy 178
Neighbors
2 Gated
communities
Terrain
2 Hilltops
+ river valley
Annual Rainfall
80-120+ in

Why This Property

  • The Middle Fork of the French Broad River starts here from mountain springs
  • Multiple waterfalls on property — the kind of feature that sells itself to guests
  • Natural spring-fed water supply with Transylvania County's 80-120+ in rainfall/yr
  • Two hilltops with long-range mountain views for premium cabin sites
  • Brevard is artsy, progressive, LGBTQ+-friendly — 20 minutes away
  • 450+ ft of highway frontage provides easy access and visibility

The Opportunity

  • Listed at $300K — priced well below tax value, reduced from $400K
  • 614 days on market provides strong negotiating position
  • Raw land with no structures means a clean slate — build exactly to plan
  • Zoning supports multi-unit + agritourism use
  • WNC agritourism and glamping demand is accelerating year over year
  • Comparable retreats in the region command $135-250+/night

Bordered by Indian Camp Mountain & Line Runner Ridge

Both are gated communities — and that matters more than it sounds.

Affluent, Like-Minded Neighbors
Gated mountain communities attract nature-loving residents who value privacy and land stewardship — the kind of neighbors who protect, not compete with, a retreat operation.
Proven Infrastructure Corridor
Roads, electric, grading, and utility access are already established in the immediate area. The infrastructure investment has been made around you.
Demand Already Validated
People paid premium prices to gate themselves into this exact corridor. The demand for high-end outdoor living on this stretch of Hwy 178 is not speculative — it's proven.
Protected from Encroachment
Gated communities on both sides means no commercial or industrial development will creep in. The character of the area is locked in by your neighbors' investment.
Structures

~$361K builds everything below — from owner's suites to chicken coops. Centralized plumbing keeps costs low. The farm is the brand.

Total Build Cost

Primary owner's suite$80K
Secondary owner's suite$55K
4 sleeping cabins @ $12K$48K
Central bathhouse + kitchen$75K
Covered fire pit area$6K
Farm structures (coop, shelter, hives, beds, orchard, fencing)$30K
Septic systems (x2)$30K
Electric to all structures$22K
Decks + utility hookups$15K
Total structures~$361K
Max guest capacity12-16 people

The Farm Is the Brand

Guests pay $200+/night to pet baby goats and gather eggs. A bare cabin without the farm experience commands $135. The farm structures below cost $30K total — and unlock a 50% nightly rate premium.

$30K farm startup 50% rate premium $7-19K/yr direct farm revenue
Accommodations — Phases 2-3

Primary Owner's Suite

Size450-550 sqft
TypeOn-foundation or premium prefab
FeaturesFull kitchen, bath, bedroom, living
SepticShared owner's system
Est. cost$75-85K

Secondary Owner's Suite

Size280-350 sqft
TypeCompact prefab or cottage
FeaturesKitchenette, bath, sleeping/living
SepticShared owner's system
Est. cost$50-60K

Sleeping Cabins (x4-6)

Size~192 sqft each (12x16)
TypeInsulated shell, no plumbing
FeaturesQueen or bunks, heat, porch
Sleeps2-4 per cabin
Est. cost each$8-15K
Communal Hub — Phase 3

Central Bathhouse + Kitchen

Size800-1000 sqft pole barn
Bathrooms3 showers + 2 toilets
KitchenFull communal for retreat meals
GatheringIndoor + covered outdoor porch
Est. cost$65-85K

Covered Fire Pit Area

TypeCovered outdoor gathering
FeaturesStone fire pit, seating, roof
UseEvening programs, stargazing
Est. cost$6K
Why centralized plumbing? One bathhouse + one septic system serves all guest cabins — saving $20-30K vs per-cabin systems. Guests walk to shared facilities, which is part of the disconnect-and-simplify brand. Simple cabins at $12K each scale easily; local carpenters build each one in 2-4 weeks.
Farm & Grounds — Phase 3
Structure Startup Cost Guest Experience
Chicken Coop + Run (25 heritage hens) $3,375 Morning egg gathering
Goat Shelter + Pasture (4-6 Nigerian Dwarfs) $6,700 Baby goats + goat yoga
Bee Hives (2-4 hives + gear) $1,700 Honey tastings
Garden (16 raised beds + irrigation) $6,500 Garden-to-table meals
Fruit Orchard + Berries $1,600 Seasonal harvest
Deer Fencing $2,500 —
Total farm startup ~$22K + $4-5K/yr operating
Annual farm revenue: $7-19K/yr direct + premium nightly rate uplift. Breaks even on direct revenue alone in ~3-5 years.
Phased Budget

~$722K total through retreat-ready, phased over ~2 years with built-in decision gates. Revenue begins in Phase 3.

~$340K deployed of ~$722K total
Phase 1 — Months 0-6
"Acquire & Prepare"
~$340K
Capital Deployed
0
Guest Capacity
$0/yr
Net Income Run Rate
The land is secured and core infrastructure is in place. Access road, well, electricity, and internet are ready. All permits cleared. This is the decision gate: if perc tests or permits had failed, the project stops here with the land as the primary asset — limiting downside exposure.

What's In Place

  • 25 acres of mountain land secured
  • Gravel access road from Hwy 178
  • Electric service to central distribution point
  • Well and pump system
  • Starlink internet service
  • All permits and perc tests cleared

Phase 1 Budget — ~$340K

Land (negotiated)$275K
Closing + survey + perc test$13K
Access road (gravel)$18K
Electric to one central point$12K
Well + pump$15K
Starlink internet$2K
Permits secured$5K
Phase 1 Total~$340K
Site Plan View
Interactive site plan coming soon — shows structure placement for this phase
Phase 2 — Months 6-12
"Make It Livable"
~$505K
Capital Deployed
Informal
Guest Capacity
Minimal
Net Income Run Rate
Two owner's suites are in place — a primary suite and a smaller secondary unit — each with full utilities and shared septic. The owner could live on-site if desired, or use the property for personal retreats while planning Phase 3 construction. Small informal group stays become possible. Relationships with the local community begin.

What's In Place (Cumulative)

  • 25 acres of mountain land secured
  • Gravel access road from Hwy 178
  • Electric service to central distribution point
  • Well and pump system
  • Starlink internet service
  • All permits and perc tests cleared
  • Primary owner's suite (450-550 sqft, full kitchen/bath)
  • Secondary owner's suite (280-350 sqft, kitchenette/bath)
  • Decks + utility hookups (x2)
  • Septic system #1 (owner's suites)

Phase 2 Budget — ~$165K

Primary owner's suite (turnkey)$80K
Secondary owner's suite (turnkey)$55K
Decks + utility hookups (x2)$15K
Septic #1 (shared between suites)$15K
Phase 2 Total~$165K
Cumulative through Phase 2~$505K
Site Plan View
Interactive site plan coming soon — shows structure placement for this phase
Phase 3 — Year 1-2
"Retreat-Ready"
~$722K
Capital Deployed
8-16
Guest Capacity
~$30K/yr
Year 1 Net Income
The retreat is fully operational. Four sleeping cabins, a central bathhouse and communal kitchen, a covered fire pit gathering area, and the full farm operation — chickens, goats, bees, garden, and orchard — are ready for guests. Additional cabins can be added at ~$12K each as occupancy grows. Revenue begins with nightly rentals and weekend retreats. Conservative Year 1 projects ~$20K net income, ramping to ~$82K in Year 2 and ~$162K by Year 3 as occupancy, rates, and programming mature.

What's In Place (Cumulative)

  • 25 acres of mountain land secured
  • Gravel access road from Hwy 178
  • Electric service to central distribution point
  • Well and pump system
  • Starlink internet service
  • All permits and perc tests cleared
  • Primary owner's suite (450-550 sqft, full kitchen/bath)
  • Secondary owner's suite (280-350 sqft, kitchenette/bath)
  • Decks + utility hookups (x2)
  • Septic system #1 (owner's suites)
  • Central bathhouse + communal kitchen (pole barn)
  • 4 sleeping cabins with decks + electric
  • Shared septic system #2
  • Covered fire pit gathering area
  • Chicken coop + heritage hen flock
  • Goat shelter + Nigerian Dwarf does
  • Bee hives, raised bed garden, fruit orchard

Phase 3 Budget — ~$217K

Central bathhouse + kitchen (pole barn)$75K
4 sleeping cabins @ $12K each$48K
Cabin decks + electric hookups$24K
Shared septic #2$15K
Covered fire pit area$6K
Farm startup (chickens, goats, bees, garden, orchard)$30K
Permits + insurance$8K
Contingency$11K
Phase 3 Total~$217K
Cumulative through Phase 3~$722K
Site Plan View
Interactive site plan coming soon — shows structure placement for this phase
Projected Returns

Revenue begins post-Phase 3. Conservative projections over three years of operations.

Year 1 (Post Phase 3, 4 Cabins)

4 cabins. Capacity: 8-16 guests. Unreviewed new property.

Nightly rate (per cabin)$135/night
Occupancy (4 cabins)25%
Nightly rental revenue~$49K/yr
Weekend retreats (2-3/yr)~$12K/yr
Operating expenses-$31K/yr
Net Income~$30K/yr

Year 2 (5 Cabins, Reviews Building)

5 cabins. Rate increase from reviews + farm premium.

Nightly rate (farm premium)$155/night
Occupancy (5 cabins)38%
Nightly rental revenue~$109K/yr
Weekend retreats (6/yr)~$30K/yr
Farm income~$5K/yr
Operating expenses-$62K/yr
Net Income~$82K/yr

Year 3 (6 Cabins, Full Farm, Mature)

6 cabins + full farm. Mature operations, strong review base.

Nightly rate$175/night
Occupancy (6 cabins)50%
Nightly rental revenue~$192K/yr
Weekend retreats (10/yr)~$50K/yr
Farm income~$10K/yr
Operating expenses-$90K/yr
Net Income~$162K/yr

Investment Summary

Total investment~$722K
Year 1 net income~$20K
Year 2 net income~$82K
Year 3 net income~$162K
Payback period~5 years
Land appreciation (5%/yr)$14K+/yr
Projections reflect conservative base case. New property occupancy benchmarked at 25% Year 1, ramping to 50% by Year 3.

WNC Seasonality

Spring (Mar-May)
55-65% occ. Peak waterfall flow. Garden planting retreats.
Summer (Jun-Aug)
70-80% occ. Farm in full production. Family programs.
Fall (Sep-Nov) — Peak
75-85% occ. Foliage season. Highest rates. October is #1.
Winter (Dec-Feb)
25-40% occ. Digital detox retreats. NYE events. Mid-term rentals.

25 Acres. Waterfalls. ~$162K Year 3 Net Income.

A property with on-site waterfalls, headwater springs, and old-growth forest — 20 minutes from Brevard. ~$722K total investment with built-in decision gates, targeting ~$162K annual net income by Year 3.

$722K
Total Investment
~$162K
Year 3 Net Income
~5 yr
Payback Period

The Retreat at Rosman · 4277 Pickens Highway · Transylvania County, NC

Investment analysis compiled February 2026. Budget: ~$722K phased. All figures are estimates — verify with professionals.