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The Reserve Iii THE RESERVE III AT SUGAR MOUNTAIN, NORTH CAROLINA Information Memorandum AUGUST 2015 THE RESERVE III Contents I. THE PROPERTY .............................................................................................................. 3 OVERVIEW ..................................................................................................................................... 3 READY TO BUILD ........................................................................................................................... 4 INEXPENSIVE CONSTRUCTION .................................................................................................... 5 ADDITIONAL DEVELOPMENT OPPORTUNITY ............................................................................. 5 II. SUGAR MOUNTAIN RESORT AND THE ENVIRONS ..................................................... 6 ADDITIONAL MATERIAL ................................................................................................................... 8 2 THE RESERVE III THE RESERVE III AT SUGAR MOUNTAIN, NORTH CAROLINA I. THE PROPERTY OVERVIEW The subject property of this offering is The Reserve III at Sugar Mountain Resort. It is in Avery County in the beautiful High Country region of the Carolina Mountains. Due to many year- round outdoor recreational activities and climate, the High Country has long been a major tourist and vacation home destination. Besides Sugar Mountain Resort itself, well-known communities in the area include Banner Elk, Boone and Blowing Rock. Highlights of The Reserve III include: • 19.3 acres in a private gated development. • Direct ski-in-ski-out access to perhaps the best ski mountain in the Southeast – Sugar Mountain Resort, with a summit elevation of 5,300 feet, a vertical drop of 1,200 feet, 100 percent snowmaking coverage, 21 trails, 7 lifts, night-skiing and almost 700,000 annual skier-visits. • 21 platted lots, with each developable for a four-plex, resulting in 84 potential residential units. • Contiguous 12-acre parcel which is adjacent to the Oma Meadows chairlift drop-off, and could contain another 40 to 50 units for an overall total of more than 125. • Zoning allows for resort timeshare. Only remaining public regulatory requirements are an automatic recording of the Final Plat Map and pulling of the Building Permits. 3 THE RESERVE III • 100 percent of infrastructure exists for 12 units; all approvals are in place for water and sewer hookups which abut the site; paved public road exists to the site; clearing has been performed for all roads and building pads. • Very low building costs in the area relative to rest of the country, at an estimated $80 to $100 per square foot. • The first 12 units can be completed in 6 to 8 months, with next phases immediately thereafter. • Part of a larger development referred to as Reserve I and II with over 200 existing vacation homes. Reserve III is closer to top of the mountain, and is the prime parcel in the overall development. • Outstanding four-season views of the surrounding High Country. • Few minutes from the Sugar Mountain Golf Course, and close to 12 other golf courses. There are numerous other amenities in Sugar Mountain Village, including tennis, clubhouse, boutique shops and restaurants. • A 12-month array of outdoor recreational activities abound in the surrounding High Country, e.g., Blue Ridge Scenic Parkway, Appalachian Trail, whitewater rafting, trout fishing, biking and hiking trails, horseback riding, and summer theater and outdoor concerts in the nearby tourist communities of Banner Elk, Boone and Blowing Rock. READY TO BUILD The 21 lots are properly zoned for 84 units of resort timeshare, fractional, vacation rentals or private ownership. Approvals have been received from Carolina Water for water and sewer hookups, with such utilities abutting the property. A paved public road passes along the property. Other approvals include the Preliminary Plat, Storm Drainage, Sanitary Sewer and Water Plan, Site Details, Landscaping Plan and North Carolina State Permit issued by NCDENR. The only remaining requirement is simply to sign and record the Final Plat and pull the Building Permits. Reportedly, the Town Manager, Zoning Administrator, Planning Board and Town Council are all supportive of completing the development as soon as possible. A significant amount of infrastructure is already in place over much of the property. It is 100 percent completed for three of the 21 lots, containing the first 12 units. Detailed comments on the status of the infrastructure include: • Lots 1-3 (for 12 units): ready for Building Permits, with paved road and all utilities already installed. 4 THE RESERVE III • Lots 4-7 (for 16 units): underground electrical completed; requires water and sewer piping and road paving. • Lots 8-21 (for 56 units): requires underground electrical, water and sewer piping and road paving. Clearing is completed for all roads and the 21 building pads (with a total of 84 units). The first 12 units on Lots 1-3 could be turn-key ready for occupancy in 6 to 8 months. Attractive building plans have been prepared for a typical four-plex unit, if the purchaser wishes to use them. INEXPENSIVE CONSTRUCTION Construction costs in the High Country are very inexpensive relative to the rest of the country. Such costs on the high-end would be approximately $100 per square foot. However, it is reported that costs of $80 per square foot are easily achievable. This means a unit with 1,200 square feet would only cost $90,000 to $120,000 to construct. Total turn-key costs, including land and infrastructure, should be well under $200,000 per unit. Property taxes are among the lowest in the country. ADDITIONAL DEVELOPMENT OPPORTUNITY Contiguous to the highest part of The Reserve III is another 12-acre parcel. It is adjacent to the Oma Meadows chairlift drop-off, thus also having direct ski-in-and-out access. Here, another 40 to 50 units could be built, thereby increasing the total to over 125. The 12 acres also could contain an amenity package on part of the site. It could include an indoor/outdoor swimming pool, clubhouse, owners lounge, convenience restaurant and bar, changing rooms, sauna, Jacuzzi spas, socializing areas, view decks, and so on. It also could be an excellent location for a sales office, since several hundred thousand skiers annually get off the lifts just a few feet away. This parcel is serviced by roads, and utilities abut the site. The owner of The Reserve III has a right-of-first-refusal, and the reported price is very reasonable. 5 THE RESERVE III II. SUGAR MOUNTAIN RESORT AND THE ENVIRONS Sugar Mountain Resort is the largest ski area in North Carolina and reputed to be the best in the Southeast. It annually generates almost 700,000 skier-visits. It has: • a base elevation of 4,100 feet • a summit elevation of 5,300 feet • a vertical drop of 1,200 feet • 120 skiable acres, including 100 that are lighted for night skiing • 21 trails, including 15 for night skiing • a longest run of 1 1/2 miles • 7 lifts A multi-million dollar new ski run (Gunther’s Way) was added in 2014. A new 6-pack lift is being added to the summit for the 2015 ski season. This new lift will reduce travel time to the summit from 20 minutes to 5 minutes. All new snow blowing equipment was recently installed to cover 100% of the slopes. Total investment/ improvements to Sugar Mountain Resort exceed $8 million in the last 2 years. Owners in the 84 units at The Reserve III will have direct ski-in-ski-out access, by skiing down the slopes to chairlifts at the base. The drop-off for the Oma Meadows lift is just a short distance from the development. The available additional 12-acre parcel is contiguous to the drop-off facility. 6 THE RESERVE III At the base of the slopes is Sugar Mountain Village. This small incorporated community contains a variety of boutique shops, restaurants and year-round activities. It also contains the clubhouse (with tennis courts) for Sugar Mountain Golf Course. The course is challenging and fun, although only playing to a par 64. Ski tickets range from $25 to $60, depending on day of the week and age of skier. Discounted season tickets and group rates are available. Green fees are $25, including cart. Annual memberships are $495 (individual) or $640 (couple), including free golf and cart fee of $16. Other nearby ski facilities include Ski Beech Mountain and Appalachian Ski Mountain. Some 12 other golf courses are within a several mile radius. The High Country of the Carolina Mountains has long been a tourist and vacation home destination for families from throughout the Southeast. Besides the best skiing in the region, the area’s high elevation creates an attractive year-round climate. With temperatures in the mid- 70’s throughout the summer, vacationers can escape the hot and humid climates of the surrounding low lands. The market area is wide, basically including the 10 adjacent states, and reaching out to Florida, Washington, D.C. and Chicago. The immediate area east of Sugar Mountain Resort is the center of the High Country. Popular tourist communities include Banner Elk (1 1/2 miles), Boone (13 miles) and Blowing Rock (13 miles). Well-known landmarks include Appalachian State University, Appalachian Trail, Blue Ridge Scenic Parkway, Grandfather Mountain and Tweetsie Railroad. Besides excellent skiing in the winter, the area abounds in outdoor recreational activities throughout the remainder of the year. Examples include hiking and biking trails, whitewater rafting, rock climbing, trout fishing,
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