1008 Hardison Falls Trl

A 2010 cabin on piers above the Broad River in the Bat Cave fire district of Henderson County, 590 square feet with one bedroom in a loft and one bath, listed at $265,000, cash only, sold as-is, on 19.21 acres across two parcels. The listing says the cabin is off-grid on solar and propane, that the water is a spring, that a waterfall runs in the front yard, and that the house needs work to bring it back to condition. The listing’s own lot field reads flood plain and bottom land. Henderson County rates the cabin’s condition as poor and cut its assessed value by 27.5 percent for 2025, the first tax year after Hurricane Helene tore down this river. Listed September 6, 2026.

The land and setting

The listing gives 19.21 acres on two parcels, 500512 and an additional parcel, 1013185. Henderson County records 500512 at 309,712 square feet, 7.11 acres, lot 7 of the Hardison Estate subdivision on a 2010 plat, zoned R3, residential single family, in the Bat Cave fire district. The second parcel has no county record we could find under this address. If 1013185 is about 12 acres the total works. Nothing in the listing says which parcel the cabin sits on.

The cabin stands on tall piers at the edge of the river. Below it the bank is bare rock, gravel and downed trees, and the aerials show a wide gravel bar where the river straightened its course. The waterfall the remarks promise is real and in the photos, a ledge drop across the river directly below the cabin. The remarks say Conserving Carolina, a land trust, owns more than a hundred acres across the river.

The listing lists the waterfront as river front, creek and stream on the Broad River, the view as mountains and water, and the lot as flood plain and bottom land with views. Access is Hardison Falls Trail, listed as dirt and gravel. No HOA field appears on the listing, and the county puts the lot in a platted subdivision. Who maintains the trail, what grade it climbs, and whether it is passable in winter or after rain are not listed.

The house

Built in 2010, one and a half stories, vinyl siding on a pillar, post and pier foundation, with a metal roof and solar panels on it. The listing gives 590 square feet, one bedroom upstairs, one full bath on the main floor, a kitchen and a living room. Henderson County records 858 square feet on a 572 square foot footprint with a full bath and a half bath, and rates the physical condition as poor.

Inside is one main room with wood floors, a propane stove, an open stair to the loft, a kitchen with hickory cabinets, granite counters and a gas range, a room with two futons, and a bath with a tub. The loft bedroom has a bed under the roof slope and a door to a private upper deck over the river. A lower deck wraps the river side of the cabin. Every room is furnished in the photos, and nothing in the listing says what conveys.

Heating is propane and cooling is ceiling fans. The remarks say solar power. The listing’s electric field is blank. The only appliance listed is a gas oven, and laundry is none. Water is listed as spring and other, see remarks, and the remarks say spring water, see remarks, which points to agent-only remarks that are not public. Sewer is listed as septic installed.

One photo shows a white building on tall posts with a stair and a barrel beneath it, seen from the uphill side. It may be the rear of the cabin or a second structure. The listing lists no additional structures.

The facts

What to know before you call

This is the Broad River in Bat Cave, and Helene came down it. The cabin sits in the Bat Cave fire district on the river that runs through Bat Cave and Chimney Rock, where Hurricane Helene did its worst damage in Henderson County in September 2024. The listing does not say the word. What it does say is that the house is sold as-is and needs work to bring it back to optimal condition, that the lot is flood plain and bottom land, and that the terms are cash. What the county says is that the cabin’s condition is poor and that its assessed value fell from $203,900 to $147,900 for 2025, a 27.5 percent cut in a year when Henderson County was revaluing storm-damaged property. What the photos show is a bank below the cabin stripped to bare rock, gravel bars where the river moved, and trees down along the water. Ask the agent directly what the storm did to the cabin, the piers, the deck, the drive, the spring and the septic, what has been repaired, and what the private remarks say that the public ones do not.

Flood plain on the listing, Zone X on the map. Zillow’s climate panel puts the parcel in FEMA Zone X and the First Street model rates the flood risk one out of ten. The listing’s own lot field says flood plain and bottom land, and the cabin is on piers at the water’s edge. FEMA maps for this stretch predate the storm. Ask for a flood elevation and a flood insurance quote, and ask any insurer whether they will write a policy on this cabin at all. Cash only may be the seller’s terms, or it may be that no lender will touch it. Ask which.

Two parcels, one on the record. The listing names 500512 and an additional parcel, 1013185, and gives 19.21 acres. The county has 500512 at 7.11 acres as lot 7 of a 2010 subdivision plat. The second parcel has no record at either site. Ask for the deed and the tax card on 1013185, confirm it conveys, and confirm which parcel holds the cabin, the spring and the septic.

The spring, and where it is. Water reads spring with a pointer to remarks that are not public. A spring on 19 acres of river gorge could be anywhere on the two parcels, on the neighbor’s ground, or on the land trust’s side of the river. Ask where it is, whether it survived the storm, whether the line to the cabin did, and what the water tests.

Off-grid, with no electric field. The remarks say solar. The panels are on the roof. The listing’s utility fields say nothing about electric service, batteries, an inverter or a generator. Ask what the system is, what it runs, and whether it works.

Square feet and baths do not match. The listing says 590 square feet and one bath. The county says 858 square feet and a bath and a half. The photos show one bath. Ask what the county is counting and whether a half bath existed before the storm.

A dirt trail into a river gorge. Access is Hardison Falls Trail, dirt and gravel, in a subdivision with no HOA on the listing. Ask who maintains the trail, how steep it is, whether it washed in the storm and who rebuilt it, whether it is passable in winter, and whether a recorded road maintenance agreement exists among the lots on the 2010 plat.

The price against the record. It sold for $195,000 in October 2018, before the storm. It is asking $265,000 now, 36 percent more, as-is, cash only, rated poor by the county, with an assessed value of $147,900. The remarks name no repairs. Ask what has been done since 2018 and since the storm, and what the price is based on.

Taxes and reassessment. North Carolina does not reassess on sale. Henderson County reappraised in 2023, which is the 27.8 percent jump that year, and then cut this parcel’s value in 2025. The next county-wide reappraisal will value whatever the cabin is by then, on its own schedule. Ask the county assessor whether the 2025 cut was a storm adjustment and whether it carries forward.

Present-use value. North Carolina’s present-use program defers taxes on qualifying farm and forest land and bills three years of deferred tax with interest when the land leaves the program. Forestry needs 20 acres and this property is 19.21 across two parcels, so enrollment is unlikely on the numbers, but the second parcel’s status is unknown. Ask the county whether either parcel is enrolled.

A building the listing does not list, or the back of the one it does. A white structure on tall posts with a stair appears in one photo from the uphill side. It may be the cabin from behind or a second building. Ask which, and if it is a second building, whether it was permitted.

What conveys. Furnished throughout in the photos, with nothing listed.

What is not shown. The drive and the trail from any point, the spring, the septic, the solar equipment, the underside of the piers, and the cabin from the river side at close range.

You can see everything else we have listed on the properties page. For other cabins with water in the front yard we have a 1920 log cabin with Wolf Creek in the front yard in Narrows, Virginia and a 2010 cabin on a creek off Route 71 in Nickelsville, Virginia.

To ask about this one, email Ashlee Gonce at ashlee@apple-country.com at Apple Country Realty and reference MLS 4417588. The listing prints no phone number for the agent or the brokerage. Tell her where you saw it.