$99,900 Mountain View Spacious Home. Utilities and NO HOA

Welcome to Adorable Living Spaces. Today we are featuring an affordable renovation opportunity at 345 Banner Cir in Ellijay, Georgia, where a 3-bedroom home sits on a private parcel of nearly 2 acres in the North Georgia mountains.

Recently reduced by $9,100, the property is now listed for $99,900. The home provides approximately 1,655 square feet, with 3 bedrooms, 1 full bathroom, a family room with fireplace, sunroom, and a main-level bedroom.

Built in 1992, this is clearly being marketed as a fixer rather than a move-in-ready home. The seller is offering the property strictly as-is and where-is, with no repairs and no seller disclosure, making careful inspection and realistic renovation budgeting particularly important.

For an investor, experienced renovator, or cash buyer searching for an affordable North Georgia property with land, the combination of 1.92 private acres, mountain views, no HOA, well and septic makes this an interesting project at under $100,000.

1,655-Square-Foot Home With 3 Bedrooms

The home offers approximately 1,655 square feet of finished above-ground living space, providing a reasonable footprint for a renovation project at this price.

There are 3 bedrooms and 1 full bathroom, with one bedroom and the bathroom located on the main level. A main-floor bedroom can be useful for buyers who prefer to limit everyday stair use.

The house is described as a one-and-one-half-level design and has no shared walls with neighboring properties, reinforcing its detached rural-home character.

Flooring currently includes carpet and other unspecified materials. Since the property is being sold as a fixer, buyers should evaluate which interior finishes can realistically be retained and which will need complete replacement.

Family Room, Fireplace and Sunroom

The interior includes a dedicated family room with a fireplace, giving the renovation a natural focal point for the main living area.

A separate sunroom provides another useful space that could potentially become a sitting room, office, hobby area, or flexible extension of the living space depending on its condition.

The fireplace should be professionally inspected before use. Buyers should evaluate the firebox, chimney or venting system, surrounding structure, and any evidence of water intrusion or deterioration.

The kitchen, appliances, laundry setup, heating, and cooling are not clearly described in the listing details, so these systems should be considered unknown until they are inspected in person.

1.92 Private Acres With Mountain Views

The house sits on approximately 1.92 acres, giving the property considerably more outdoor space than a typical residential lot.

The land is specifically described as private, while mountain views add another desirable North Georgia characteristic.

Nearly two acres could provide room for gardens, outdoor entertaining, additional storage, recreation, or simply maintaining separation from neighboring properties, subject to terrain and local regulations.

A survey should confirm property boundaries, access, easements, setbacks, and the actual usable portion of the acreage before buyers plan fences, additional buildings, or other improvements.

Storage Shed, Carport and No HOA

An existing storage shed adds practical space for tools, lawn equipment, renovation materials, or general storage.

Parking is provided through a carport, with the listing identifying 3 total parking spaces. Buyers should inspect the carport along with the main house to determine its structural and roof condition.

Another appealing feature is the absence of an HOA. The property is located in the Miller Rock subdivision, but no homeowners association or associated services are listed.

No HOA can provide greater flexibility, but buyers should still investigate county zoning, deed restrictions, setbacks, building codes, and any subdivision covenants that may apply independently of an association.

Well, Septic and Unknown Mechanical Systems

The property has a private well and septic tank, two important systems that should receive dedicated inspections before closing.

The well should be tested for water quality, flow rate, pump operation, pressure system condition, and reliability. Buyers should also determine the age and depth of the well if records are available.

The septic system should be located and evaluated for tank condition, drain-field performance, capacity, maintenance history, and any signs of failure.

Heating and cooling are both identified only as “Other”, making their actual condition and configuration unclear. Buyers should therefore budget conservatively until a contractor determines what systems currently exist and whether replacement will be necessary.

$9,100 Price Reduction and Renovation Opportunity

The asking price has recently been reduced by $9,100 to $99,900, placing the property below the $100,000 threshold.

At roughly $60 per square foot based on the listing figures, the asking price is low relative to many finished homes, but the difference should not automatically be interpreted as built-in equity because renovation costs remain unknown.

The listing specifically targets investors, renovators, and cash buyers, suggesting that buyers should be prepared for more than minor cosmetic improvements.

Anyone considering the property as an investment should estimate acquisition costs, renovation expenses, holding costs, financing, insurance, taxes, contingency reserves, and realistic resale or rental value before deciding whether the project works financially.

Due Diligence Before Buying

Because this property is being sold strictly AS-IS, WHERE-IS with no seller repairs and no disclosure, a professional inspection is especially important. Buyers should evaluate the structure, crawl space, framing, roof, wood siding, windows, drainage, plumbing, electrical system, and signs of moisture or pest damage.

The heating and cooling systems need particular attention because the listing does not clearly identify them. The fireplace, electrical panel, water heater, kitchen, appliances, and laundry connections should also be inspected before preparing a renovation budget.

The well and septic system should receive separate professional evaluations. Buyers should verify septic permits and capacity, well-water quality, and whether either system requires immediate repair or replacement.

Permits and records for previous additions or modifications should also be reviewed, including the sunroom, carport, and storage shed where applicable. A contractor should ideally inspect the property before an offer so the buyer can establish a realistic repair budget with an appropriate contingency.

Final Thoughts

At $99,900, 345 Banner Cir offers an affordable entry point for someone specifically looking for a North Georgia renovation project rather than a finished home.

The property combines 3 bedrooms, 1,655 square feet, 1.92 private acres, mountain views, a fireplace, sunroom, storage shed, and no HOA.

Its biggest unknown is renovation cost. The as-is condition, unspecified heating and cooling, unknown roof details, and lack of seller disclosure mean buyers should avoid judging the opportunity based solely on the low asking price.

For an experienced buyer searching for a Georgia fixer under $100,000, Ellijay home with acreage, North Georgia renovation property, or affordable mountain property with nearly 2 acres, this one could be worth investigating carefully.

If you need more info, contact the listing agent from the Zillow link below the photos.