Frequently Asked Questions...and Answers
Click on a question for the answer or simply scroll down the page.

1. What is the Price Per Acre ?…It is not our intent to sell “ acreage “ per se, but rather to sell secluded building sites which blend well within the natural topography, offering a high degree of privacy. Prices will be based upon the specific desirability of the site and documented “ comps “ established by previous buyers.

2. How Big Will The Parcels Be ?…They will vary in size, depending upon the topographical properties of the lands. At this time, it is not our intent to sell any parcel, which is less than 10 acres in overall area. You can expect that the typical lot will range between 10-15 acres. Please refer to the actual survey map and you will see what’s been done so far…the smallest lots have been at least 10 acres and the actual average has been closer to 25 acres.

3. By the Map, it Appears as Though You’re Out In The “ Boonies “…Just How Far Is It To A Hospital, a Grocery Store & A Gallon Of Gas ?… There is a brand new Wal-Mart Super Center, a brand new Sheetz convenience center, The Cranberry Mall and every other conceivable amenity about 8 miles up the road. The new hospital is also proposed to be built in this immediate vicinity. If you are looking for real convenience, Gary’s Grocery Store lies 3 miles to the east. Yes, we are in “ the boonies “, but civilization is moving in. Please refer to the map shown within this web-site.

4. Where Can I Work ?…This is a bit of a problem in Venango County! As you may have seen by reviewing the “ demographics “ link,…in comparison to both state and national averages, the average incomes here are relatively low and unemployment here is relatively high. This, however, is changing for the better, albeit VERY SLOWLY ! Bottom line, if you are not nearing retirement age, self employed or willing to make a 40 minute commute, moving to Venango County would probably not your best possible career move. Bottom line, we would appreciate it if you were to bring some jobs with you !

5. If I Did Decide To Buy Property & Build A Home, Are There Craftsmen Available, Locally, To Assist In The Construction ?…At risk of inflating local egos, I can personally state that the overall quality, care and craftsmanship, which was demonstrated during the construction of our log cabin, was to a degree which I’d never encountered during numerous building projects I’ve directed over the past 23 years, in several states. I would be happy to provide you with a list of my “ Preferred Contractors “, at the time of contract signing; we are sure you will be very pleased with their capability and competitiveness.

6. I’m Thinking About Building A Nice Custom-Built Home On The Property Sometime in The Future ! In The Meantime, Would It Be OK To Pull A Trailer Onto The Parcel In The Interim ?…Unfortunately not; for everyone’s benefit, we need to stick to the restrictions outlined within the deed. If, however, during the construction phase of your project, you would like to have sleeping quarters available at the job-site, we could grant you a written waiver, essentially permitting a small, self-contained, pull-behind travel trailer, so long as it was capable of being brought in behind a pick-up truck and was removed within a 12 month period. Bottom line, we will work with you !!!

7. Are Manufactured Homes Allowed ?…At this time, manufactured homes and “ double wide “ structures will not be allowed to be installed North of the Kennerdell Road.

8. In Reviewing Your Perimeter Survey, it Appears as Though Most of the Acreage Within the 6 Tracts of Land Lies to the North of Pine Hill Run and is Inaccessible Off the Kennerdell Road.  How Will it be Accessed ?...It will be accessed from the North and possibly from the West; all of the required easement right-of-ways are in place.  The biggest determining factor is the market that develops over the next few years.  If we find six individual buyers who are each capable of purchasing one of the 6 individual tracts of land, in its entirety, access will be provided by " deeded easement " through adjacent tracts of land.  If, however, we are not successful with this approach, the rules which govern a " Major Sub-Division " and " Planning Module " will apply, requiring expensive roads and other costly infrastructure to be in place before the first lot is capable of being conveyed.

9. Only 6 Home-Sites on 622 Acres???  That Sounds Like a Pretty Sparse Population To Me !!!  If This Is The Case, Will People Still Be Able to Access Pine Hill Run, Rattlesnake Rock and other Points-Of-Interest, Within the Perimeter Boundary by Non-Motorized Means?...Yes, if we are successful with this preferred approach, only 6 new homes will be constructed North of Pine Hill Run, and in specific locations which leave the remaining lands, seemingly, untouched.  Neither Rattlesnake Rock nor Pine Hill Run Valley will be approved as building sites.  For your information, we've gone through the entire property, locating all major trails and rudimentary roads with a highly precise GPS system, allowing us to establish the necessary narrow, right-of-way easements, which will provide for permanent egress, ingress and regress, without the need for asking the new, future owner's permission.  This is a big part of our plan and it will only be successful if we each respect ourselves, our neighbor's property rights and do our part in self-policing the grounds...if you see something going on that you don't like...then, please make it your business to get involved.  Obviously, if garbage, beer cans, broken glass, disrespectful noise and conduct begin to become evident, a new approach will be immediately chartered.  Trust me, we can shut it down and close it off a lot quicker than it took to open it up!  In any event, this should be an interesting study in human nature.  If you have any other questions regarding the " big picture " objective...please refer to our " Host's Objective " page.

10. What Is Your Time-Line On Completing This Project?...To be completely frank...we don't have one.  Although the tax burden, holding costs and other related financing expenses are considerable, we believe the investment in prime Kennerdell property will ultimately prove to be a good one, regardless as to when the next moves are made.  For more details, please refer to our " Time Line " page.

11. Between Now and Whenever, is it OK to Hunt on the Property?...Yes, the Misty Ridge Hunter's Association is accepting memberships.  In 2001, The Misty Ridge Hunter's Association will consist of 50 individual members, each available at a cost of $150 per season.  An " Individual Membership " is defined as exactly that...AN INDIVIDUAL...NOT AS A MEMBER AND HIS SON, AND HIS COUSIN, AND HIS GREAT AUNT'S NEPHEW AND THE LONG LOST 3rd CUNCLE ( Cousin & Uncle ) FROM DOWN IN THE HOLLAR.  As stated, we are shooting for 50 members which will raise $7,500 annually, essentially neutralizing the on-going real estate tax burden.  For your information, several current members have expressed their desire to increase the annual membership fee to $300, but limit membership to 25 individuals.  This option may be exercised in the 2002-hunting season.  Although the PA Game Commission has committed its assistance, these lands are completely posted and will be patrolled primarily by the members.  If you are not a member of the hunting group...please leave your guns, bows and arrows at home.

12. Can I Have A Vinyl Exterior On My Home ?…At this time, the plan is to keep all custom homes built in Misty Ridge ( Phase II ) in line with what is typically viewed as “ Rustic “ in appearance. This means the exteriors need to be of Wood, Stone, Brick or Glass ( see Deed Restrictions.) We view log cabins, half-round and rough sawn exteriors as being most desirable and in line the master plan. Once again, we will be happy to review your plans and we will do all that we can to work with you.

13. Is Seller Financing Available ?…This is not something we can offer at this time.

14. What Are The Size Requirements For The Homes ?…At this time, the minimum allowed size is 1,600 sq. ft. This will be increased in the near future to 1800 sq.ft. As time goes by, however, and as residual land become more scarce, the minimum square footage requirement may climb to 2,000 – 2,500 sq. ft., at the discretion of the developer.

15. When constructing your current log home, did you find it necessary to go outside of the area in order to find good, reliable construction services and high quality building materialso find good construction services and high quality materials “?? The answer is NO, every thing was purchased and assembled locally.  Please refer to " Preferred Contractors " page.

16. In An Effort To Save Money, Can I Start A Junk Pile In My Back Yard ?…No, not unless you have ample money in your bank account to cover magistrate actions, cost & fines...as well as removal expense.  For a complete list of the restrictions, please see the provided link.

17. Can I Have A Couple Of Junk Cars ?…No, Please refer to the restrictions noted above. You can, however, have as many unlicensed vehicles in a state of disrepair as you have room for in your garage.

18. Can I Have Heavy Equipment ( Bulldozers, Back-Hoes Etc. ) ?… Yes, but they need to be kept out of site or in a suitable building.

19. Can I Have Barn-Yard Animals And A Fence Around My Home And Property ?…Yes, you can have anything you want, so long as the fence posts are not made of metal.