Selling a Home in Highlands, NC

What mistakes do Highlands sellers make?

Details and sources are in the sections below. For the wider process, see how we sell homes.

What does the Highlands market look like right now?

As of November 3, 2026, 163 homes with a Highlands address sold in the last 12 months at a median list price of $1,595,000, and 187 are active at a median list price of $1,595,000.

Compare your home with its own price range, not the town median. About 6 percent of the homes sold were listed under $400,000, against about 2 percent of active listings. Second homes shape this market: the county's 2024 housing study, using 2020 Census data, counts 61 percent of housing units in the Highlands area of Macon County as seasonal or recreational.

Local MLS data, each listing counted once. These are list prices, not sale prices, and active counts may include some homes under contract. Numbers change daily and say nothing about what a particular home will bring. See Highlands homes for sale and Macon County homes for sale. Source: Macon County housing study, 2024.

How many bedrooms can I actually advertise?

You can advertise the number on the septic permit. The NC Real Estate Commission says marketing six bedrooms while disclosing in the remarks that the permit allows three is still deceptive, so call the extra rooms what they are, such as an office or bonus room.

In Macon County, Environmental Health permits septic systems and wells and takes records search requests (828-349-2490). On the Jackson County side, anyone can request a record search from Jackson County Environmental Health (828-587-8250). If no permit turns up, get that answer in writing. NC REALTORS says that without a permit the safest course is no bedroom claim.

Sources: NC Real Estate Commission on septic permits, NC REALTORS on a missing septic permit, Macon County Environmental Health, Jackson County Environmental Health

Is the home on town sewer or septic?

Don't guess from the address. The Town of Highlands says its water service is available across most of the town limits, but sewer service is available only in certain areas inside the town limits. Outside those areas, expect a septic system. The town's utility customer service line (828-526-2118) answers questions about a property's service.

The state disclosure form asks for your water source and sewage system, how many bedrooms the septic permit allows, and when the tank was last pumped. For a private well, it asks what the water was tested for and when.

Sources: Commission on checking septic and sewer, Town of Highlands Public Works, Town of Highlands, for residents, NC disclosure form REC 4.22

Do town rules or county rules apply to my home?

It depends on where the parcel sits, not the mailing address. The town's development ordinance applies within the town limits and any extraterritorial area shown on the town's zoning map, and the town requires a zoning certificate before construction. Part of the town lies in Jackson County, where Jackson County collects the town's taxes, and the town records its ordinance and zoning map in both counties.

Inside town, call Town of Highlands Planning and Development (828-526-2118). Outside the area the town's zoning map covers, on the Macon side, the county has no zoning ordinance, but Macon County Planning (828-349-2073) administers flood, watershed, erosion and subdivision rules. Outside it on the Jackson side, call Jackson County Planning (828-631-2261).

Sources: Town of Highlands Planning and Development, Town of Highlands, for residents, Highlands development ordinance, general provisions, Jackson County Tax Collections, Clay Macon hazard plan, May 2026 draft, Macon County Planning, Jackson County Planning

What will buyers want to know about flood and slope?

Expect them to want records. The state disclosure form asks about flood zones, flood damage, flood insurance claims and federal flood aid, and it warns that a disaster-assistance flood insurance requirement can pass to later owners. NC REALTORS says old repairs don't age out on a schedule, and the Commission generally treats structural damage as material even after repair.

Inside town, the town's flood ordinance names its Planning and Development Director, or a designee, as floodplain administrator for the mapped flood hazard areas, while the county's May 2026 draft hazard plan says Macon County provides that service for Highlands, so ask the town office first. The state's flood site shows risk for a specific address. The town also adds runoff rules for new construction on slopes, with separate categories for slopes of 30 to 60 percent and 60 to 100 percent. The county's May 2026 draft hazard plan lists 18 recorded landslides in Highlands and 25 high hazard potential dams, a rating based on what a failure could harm downstream. Outside town, flood questions go to Macon County Planning or, on the Jackson side, the county's Cashiers permit office (828-745-6850).

Sources: NC disclosure form REC 4.22, NC REALTORS on old repairs, NC REALTORS on No Representation, NC flood risk site, Highlands flood damage prevention ordinance, Highlands code on slopes, buffers and erosion, Clay Macon hazard plan, May 2026 draft, Macon County Planning, Jackson County erosion control and floodplain

What do sellers say about working with Jon?

What do the watershed and lake rules mean for my sale?

The Town of Highlands says most of the town is in a water supply watershed, so runoff from your land can reach the town's reservoir. In some areas the town limits how much of a lot can be covered with buildings, drives and other hard surfaces, and a natural buffer has to be kept along many lakes and streams. The town's buffer rules apply to land disturbance next to lakes and natural watercourses.

This matters most to a buyer who wants to add on, pave or build near the water. If you know your lot is near its limit, or you have permits for past work near a lake or stream, have that paperwork ready.

Sources: Town of Highlands, for residents, Highlands code on slopes, buffers and erosion

What can go wrong with the road or property lines?

The disclosure form asks whether the property adjoins a private road and whether a maintenance agreement or owners' association covers it. For most subdivision streets created outside town limits after October 1, 1975, state law also calls for a signed statement saying whether the street is public or private and who maintains it.

Boundary problems can surface late too. In one NC REALTORS answer, a survey ordered after due diligence found the seller's fence over the line, which made title unmarketable. If a fence or driveway sits near a line, find your survey or recorded plat now.

Sources: NC disclosure form REC 4.22, NC General Statutes on subdivision streets, NC REALTORS on encroaching fences

Can I sell it as a short-term rental?

Inside town limits, it depends on the zoning district. As of November 2026, the town's current development ordinance does not allow short-term rentals (under 30 days) in the R-1 and R-2 districts, and allows them as a limited use in R-3 and the B-1 through B-4 districts. Rentals operating in R-1 or R-2 on September 15, 2022 may continue as nonconforming uses. As of November 2026 the online code still says they must stop after September 15, 2027, but the town settled a lawsuit over that phase-out in December 2025, and local reports say the settlement removes it. The code also generally bars restarting a nonconforming use after 12 months without it. Highlands has amended these rules several times, so confirm your parcel with the town (828-526-2118) before you market it as a rental.

Where rentals are allowed in town, occupancy is capped at two people per bedroom plus two, with bedrooms limited to the septic permit (or, if there is none, the tax record card), and never more than 12 on public sewer, and every rental contract needs the town's addendum. As of November 2026, Macon County charges a 3 percent occupancy tax, and a July 2026 statewide list shows no separate Highlands town tax. On the Jackson County side, the county tax is 6 percent for stays from July 1, 2025. A buyer generally takes title subject to vacation rentals ending within 180 days after the deed is recorded.

Sources: Highlands use table, current code, Highlands code on short-term rentals, Section 6.5.18, Highlands code on nonconforming uses, Highlands News, December 23, 2025, archived copy, Town of Highlands minutes, January 15, 2026, Macon County occupancy tax form, Magellan Strategy Group occupancy tax profile, July 2026 (posted by NCRLA), Jackson County occupancy tax notice, 2024, NC Vacation Rental Act

Why might the appraisal show less square footage than the listing?

Because they can use different rules and both be right. State listing guidelines can count finished, heated basement space when its location is disclosed, while under the ANSI standard, soil against any exterior wall makes that whole floor below grade. The Commission's example is 3,000 square feet in the MLS and 2,400 above grade in the appraisal, and a hillside walkout is where this is likely to show up. Rooms added without a permit are a separate problem: NC REALTORS suggests closing out permits before listing, and buyers have to be told if you don't.

Sources: Commission on square footage and ANSI, NC REALTORS on unpermitted work

How should I handle repair requests during due diligence?

Answer item by item and in writing, because vague promises cause the fights. Pierce Law, a North Carolina firm, suggests asking for the report, photos and estimates, then accepting, rejecting, or offering a narrower repair or a fixed credit. A buyer can generally walk for any reason until due diligence ends.

If you agree to a repair, the Commission says it must be done in a good and workmanlike manner by settlement, and refusing the buyer access to verify it is a breach. NC REALTORS also says a material nondisclosure can lead to damages that include the due diligence fee.

Sources: Pierce Law on repair requests, Commission on due diligence, NC REALTORS on disclosure and the fee

How do property taxes and reappraisal affect a sale?

Macon County says real estate tax is generally the obligation of the owner of record on January 1. Bills are due September 1 and can be paid without interest through January 5, and your closing attorney handles how taxes are divided at closing. On the Jackson County side, Jackson County Tax Collections (828-586-7550) collects both the county's tax and the Town of Highlands' tax.

Macon's next reappraisal is set for 2027, and the county stresses that a reappraisal sets value, not the tax. Jackson's last reappraisal took effect January 1, 2025, and its appraisers are inspecting for 2029. If the land has farm or forest present-use value, ask the county what a sale would trigger (Macon 828-349-2147).

Sources: Macon County property tax, Macon County 2027 reappraisal notice, Macon County Tax Administrator, Jackson County Tax Collections, Jackson County Real Property

What does it cost to sell, and what do people forget?

The state's deed excise tax is $1 for each $500 of the price, and the seller pays it, along with deed preparation under the standard contract according to NC REALTORS. Your loan payoff and share of property taxes come off too.

Title issues can add cost and time, so check early for a name that doesn't match the deed, a deceased owner in the chain of title, a dissolved company as owner, a manufactured home title never surrendered, or access by an unrecorded easement.

Sources: NC General Statutes on the deed excise tax, NC REALTORS on seller costs

Can I sell a family place I inherited?

Yes, but call a North Carolina attorney before you sign a listing or a contract, because state law can void a sale by heirs that comes before a creditor notice, and a later sale may need the personal representative to join. If the owner lived out of state, an estate can be opened in any North Carolina county where they left property. The Macon County Clerk of Superior Court is at 828-349-7200 and the Jackson County clerk at 828-631-6400. In Macon, splitting the tax parcel takes a survey approved by county planning and recorded, plus a request signed by everyone with an interest in the property.

Sources: NC General Statutes on inherited title, NC General Statutes on sales by heirs, NC Courts on estates, Macon County court directory, Jackson County court directory, Macon County parcel division form

How do I sell from out of state?

Line up these things before the home goes on the market:

1. Insurance. Call before the house sits empty and get the vacancy definition, the time limit and any endorsement in writing. Limits vary by policy.
2. Signing. If someone will sign for you, have your attorney see the power of attorney early, because one used to transfer real property has to be recorded.
3. Keys. Name someone local for repairs, showings, the inspection and the buyer's final walk-through.
4. Taxes. The buyer must file Form NC-1099NRS within 15 days of closing when the seller is a nonresident, and you generally file a North Carolina return on the sale. Ask your tax preparer about your own case.

Sources: Pierce Law on vacant home coverage, NC General Statutes on powers of attorney, Commission on due diligence, NC Department of Revenue notice

What might a seller walk away with?

Here is an illustration only, using made-up numbers on a $500,000 sale. Your own figures will differ, so ask for a written estimate.

Only the excise tax is calculated from a set rate. The other lines are assumptions, not typical costs. Your brokerage fee comes from your listing agreement and is not shown. Not a prediction of price or proceeds.

What should I gather before listing?

• Your deed and any survey or recorded plat
• Septic permit, pumping dates and any well test
• Water and sewer bills, if on town service
• Road maintenance agreement, covenants and any owners' association documents
• Flood insurance, elevation certificate and any storm damage or assistance records
• Occupancy tax records and future rental bookings
• Estate papers or power of attorney, if you are not signing as the sole owner
• Mineral and oil and gas rights information, since that state form is separate

You, not your broker, complete the state disclosure form. If anything changes after you give it to a buyer, you must update it or fix the problem. More answers are in our FAQ on wells and septic, road maintenance and short-term rentals, and in our wells and septic guide.

Sources: NC disclosure form REC 4.22, NC mineral rights form REC 4.25

Who do I call in Highlands?

What happens after I call?

You get a conversation first, with no commitment to list. Then:

1. We talk through your home, your timing and what you want from the sale.
2. We look at the records on this page that apply to your property and at recent sales of similar homes.
3. We go over pricing and what is worth doing before listing.
4. If you decide to go ahead, we list and market the home, and a closing attorney handles the closing.