Searching for a buildable lot with water features in a gated mountain community? Price recently reduced and now listed well below tax value—this is your opportunity to secure an incredible mountain property at an exceptional price!
Lot #1 in Mountain Watch at Brannon Forest offers .91 acres of gently sloping land with a stream running through the property, perfect for a serene full-time home or a vacation retreat in the heart of Western North Carolina. Located just minutes from downtown Waynesville and Maggie Valley, this private parcel sits in a quiet, well-maintained enclave within the Brannon Forest subdivision.
The lot combines usable terrain with mature trees, a natural water source, and a peaceful mountain backdrop—ideal for designing your custom mountain escape. Underground utilities are available. Community features include paved roads, light restrictions, and access to Brannon Forest amenities nearby (buyer to confirm). Enjoy easy access to the Blue Ridge Parkway, Lake Junaluska, and the Great Smoky Mountains National Park. Act fast to take advantage of this new pricing!
Driveway and home site placement to be verified by buyer. No short-term rentals permitted per current HOA guidelines.
Active
Price cut: $5K (7/14)
$20,000
0 Mountain Watch Dr #1, Waynesville, NC 28785
--beds
--baths
0.91Acres
Unimproved Land
Built in ----
0.91 Acres Lot
$-- Zestimate®
$--/sqft
$33/mo HOA
What's special
Peaceful mountain backdropGently sloping landMature treesQuiet well-maintained enclavePrivate parcelNatural water source
- 275 days |
- 45 |
- 3 |
Zillow last checked:
Listing updated:
Listed by:
Ginny Mosteller ginny@ginnyrealestate.com,
Better Homes and Gardens Real Estate Heritage
Source: Canopy MLS as distributed by MLS GRID,MLS#: 4322705
Facts & features
Property
Features
- Has view: Yes
- View description: Long Range, Mountain(s)
- Waterfront features: Creek/Stream
Lot
- Size: 0.91 Acres
- Features: Level, Views
Details
- Parcel number: 7697764138
- Zoning: na
- Special conditions: Standard
Utilities & green energy
- Sewer: Public Sewer, Tap Fee Required
- Water: Well Needed
- Utilities for property: Underground Power Lines, Underground Utilities
Community & HOA
Community
- Subdivision: Mountain Watch
HOA
- Has HOA: Yes
- HOA fee: $400 annually
- HOA name: Mountain Watch POA
- HOA phone: 615-215-1212
- Second HOA name: Butler & Associates
Location
- Region: Waynesville
- Elevation: 3000 Feet
Financial & listing details
- Tax assessed value: $42,200
- Date on market: 11/17/2025
- Cumulative days on market: 275 days
- Listing terms: Cash,Conventional,USDA Loan,VA Loan
- Road surface type: Paved
Estimated market value
Not available
Estimated sales range
Not available
Not available
Price history
| Date | Event | Price |
|---|---|---|
| 7/14/2026 | Price change | $20,000-20% |
Source:  Canopy MLS as distributed by MLS GRID #4322705 Report a problem | ||
| 6/2/2026 | Price change | $25,000-44.4% |
Source: Canopy MLS as distributed by MLS GRID #4322705 Report a problem | ||
| 4/20/2026 | Price change | $45,000-30.8% |
Source: Canopy MLS as distributed by MLS GRID #4322705 Report a problem | ||
| 11/18/2025 | Listed for sale | $65,000 |
Source: Canopy MLS as distributed by MLS GRID #4322705 Report a problem | ||
Public tax history
Tax history is unavailable.
Monthly payment
Climate risks
Neighborhood: 28785
Nearby schools
GreatSchools rating
- 8/10Jonathan Valley ElementaryGrades: PK-5Distance: 0.7 mi
- 4/10Waynesville MiddleGrades: 6-8Distance: 4.4 mi
- 7/10Tuscola HighGrades: 9-12Distance: 5 mi
Schools provided by the listing agent
- Elementary: Jonathan Valley
- Middle: Waynesville
- High: Tuscola
Source: Canopy MLS as distributed by MLS GRID. This data may not be complete. We recommend contacting the local school district to confirm school assignments for this home.
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A local agent can set up tours, give advice and negotiate with sellers.
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