$93,500 Georgia Fixer-Upper on Nearly 2 Acres With Mountain Views, Fireplace, and No HOA

Discover an Affordable Renovation Opportunity in Ellijay, Georgia

For buyers searching for affordable homes with acreage in North Georgia, this property at 345 Banner Cir, Ellijay, GA 30540, offers a combination of private land, existing living space, mountain scenery, and renovation potential.

Advertised for $93,500, the property includes a three-bedroom, one-bathroom single-family home with approximately 1,655 square feet of reported interior living space.

The residence sits on a private 1.92-acre lot and features a family room with a fireplace, sunroom, main-level bedroom, carport, and storage shed.

Built in 1992, the home offers an opportunity for buyers who are comfortable evaluating a property that needs repairs and improvements.

However, this is not a conventional move-in-ready listing.

The seller describes the property as a true fixer-upper and states that it is being sold strictly as-is, where-is, with no repairs provided by the seller.

The listing also identifies the transaction as agent-owned and indicates that no seller disclosure is being provided.

These details make independent inspections and careful financial planning especially important.

For experienced renovators, investors, or buyers seeking a project with land, the property may be worth investigating.

For someone who needs a home ready for immediate occupancy, the condition may present substantial challenges.

This guide explores the home’s features, acreage, mountain views, renovation considerations, financing possibilities, and important questions buyers should ask before making an offer.

Property Overview – 345 Banner Cir, Ellijay, Georgia

Property Feature	Listing Information
Asking Price	$93,500
Address	345 Banner Cir, Ellijay, GA 30540
Property Type	Single-Family Residence
Bedrooms	3
Bathrooms	1 Full
Interior Living Area	1,655 Sq. Ft.
Lot Size	1.92 Acres
Year Built	1992
Property Condition	Fixer-Upper
Sale Terms	As-Is, Where-Is
Seller Repairs	None Offered
Seller Disclosure	None Reported
Special Status	Agent-Owned
Family Room	Yes
Fireplace	1
Sunroom	Yes
Main-Level Bedroom	Yes
Mountain Views	Reported
Parking	Carport
Parking Spaces	3 Reported
Additional Structure	Storage Shed
Exterior	Wood Siding
Foundation	Crawl Space
Water Supply	Well
Wastewater	Septic Tank
HOA	None
Subdivision	Miller Rock
Annual Property Taxes	$1,204
Tax Assessed Value	$197,460
Price Per Square Foot	Approximately $56
MLS Number	10867109

All information is based on the supplied listing. Buyers should verify current availability, property condition, utility systems, legal boundaries, and transaction terms.

A 1992 Home With Renovation Potential

The residence was built in 1992 and contains approximately 1,655 square feet of reported interior space.

Unlike a small cabin with limited room, this property includes three bedrooms, a family room, and a sunroom.

These existing spaces may provide flexibility for a future renovation plan.

However, the listing does not provide a complete inspection report or identify the specific repairs required.

Buyers should avoid assuming that the work is limited to cosmetic improvements.

An experienced contractor can help evaluate the home’s structural systems, interior condition, and potential rehabilitation costs.

The property’s value to an individual buyer will depend on the actual scope of work and the intended use.

Three Bedrooms and One Full Bathroom

The home is listed with three bedrooms and one full bathroom.

One bedroom is located on the main level.

This may be appealing to buyers who prefer a sleeping area without needing to access an upper floor.

However, the property is described as having a one-and-one-half-level layout, and the exact location and condition of the remaining bedrooms should be verified.

Buyers should inspect each room for moisture damage, structural issues, and electrical or ventilation concerns.

The bathroom should also be evaluated for plumbing condition and functionality.

The listing does not confirm that all rooms are currently suitable for occupancy.

A Main-Level Bedroom

The main-level bedroom is one of the property’s highlighted features.

Depending on its size and layout, it may provide flexibility for different household needs after renovation.

However, the listing does not provide room dimensions or accessibility specifications.

Buyers should inspect the room and determine whether any modifications are necessary.

The presence of a main-level bedroom does not automatically mean the property meets accessibility standards.

Family Room With Fireplace

The home features a family room with one reported fireplace.

A fireplace can contribute to the atmosphere of a mountain-area residence.

It may also become a focal point of a renovated living space.

However, the listing does not specify the fireplace’s fuel type, installation details, or current operating condition.

Before use, the fireplace and chimney should be professionally inspected.

Buyers should also verify whether repairs are necessary to meet applicable safety requirements.

The fireplace should not be assumed functional solely because it appears in the listing.

A Sunroom With Additional Possibilities

The property includes a sunroom.

Sunrooms can provide a bright space for sitting, hobbies, or enjoying views of the surrounding landscape.

However, the listing does not identify the room’s dimensions, insulation, or heating and cooling arrangements.

Buyers should evaluate the condition of windows, flooring, roofing, and structural components.

They should also verify whether the room is included in the reported finished living area.

Any planned conversion or expansion may require permits.

Approximately 1,655 Square Feet of Interior Space

The home is advertised with approximately 1,655 square feet of finished above-ground area.

This provides a relatively substantial interior footprint for a property listed below $100,000.

However, square footage alone does not establish value.

The condition of the structure, cost of repairs, land characteristics, and local market conditions are all important.

Buyers should verify the reported measurements and obtain professional assessments before relying on price-per-square-foot comparisons.

Carpet and Other Interior Flooring

The listing identifies carpet and other flooring materials.

It does not provide a complete room-by-room description.

Because the home is marketed as a fixer-upper, flooring should be inspected carefully.

Potential renovation work may involve replacing worn materials or addressing problems beneath the visible surfaces.

However, no specific flooring defect has been confirmed by the supplied information.

A contractor can help determine what work is necessary.

Heating and Cooling Systems

The listing categorizes heating and cooling as “Other.”

It does not identify the specific equipment or confirm whether the systems are operational.

This is an important issue for prospective buyers.

Heating and cooling can represent significant renovation expenses.

Before purchasing, buyers should determine what systems are installed and whether they can be safely used.

A qualified HVAC professional may be needed to assess equipment condition and estimate replacement or repair costs.

Wood Siding and Exterior Maintenance

The home features wood siding.

Wood exteriors can complement a wooded mountain setting and contribute to a traditional country-home appearance.

However, proper maintenance is important.

Buyers should inspect for moisture damage, deteriorating boards, and other signs of wear.

The listing does not specify the roof material or its condition.

A comprehensive exterior inspection should include roofing, drainage, siding, windows, doors, and visible structural components.

Crawl Space Foundation

The property has a crawl space.

Crawl spaces can provide access to plumbing, electrical components, and portions of the floor structure.

However, their condition should be evaluated carefully.

Buyers should investigate moisture, ventilation, pest activity, and the condition of structural supports.

The listing does not report specific foundation defects.

Nevertheless, an inspection is particularly important when purchasing a property marketed for renovation.

Nearly Two Acres of Private Georgia Land

One of the property’s main attractions is its 1.92-acre lot.

The listing describes the land as private and highlights the outdoor space available.

For buyers interested in country living, the acreage may offer more separation from neighboring properties than a typical subdivision lot.

It may also provide room for outdoor recreation, gardening, or landscape improvements.

However, the exact usable area depends on topography, drainage, easements, and applicable restrictions.

A survey can help establish the parcel boundaries.

Mountain Views in North Georgia

The listing identifies mountain views as a property feature.

Ellijay is located in a region known for its mountain landscapes and rural scenery.

For buyers seeking a home surrounded by natural beauty, the reported views may be particularly attractive.

However, the listing does not specify whether the views are panoramic, seasonal, or visible from particular rooms.

Buyers should evaluate the scenery during an in-person visit.

Views can change with vegetation, weather, and future development.

They should not be assumed permanently protected.

Storage Shed for Tools and Equipment

The property includes a storage shed.

Additional storage can be useful for homeowners managing a larger lot.

Tools, lawn equipment, and renovation supplies often require dedicated space.

However, the shed’s dimensions and condition are not provided.

Buyers should inspect the structure and verify whether it is legally permitted.

The existence of a shed does not automatically authorize conversion into a dwelling or other use.

Carport and Reported Parking for Three Vehicles

The listing identifies a carport and reports three parking spaces.

A carport may provide sheltered parking or space for certain equipment.

However, the condition and dimensions of the parking area are not specified.

Buyers should inspect the structure and determine whether repairs are needed.

They should also verify the actual parking configuration.

Private Well Water Supply

The property reportedly uses a well for water.

Private wells are common in rural residential settings.

However, the listing does not establish the water system’s operating condition or drinking-water quality.

Buyers should consider well testing and equipment inspection.

Water quality, pump performance, and the condition of associated plumbing can affect both renovation planning and future use.

Any problems discovered should be incorporated into the project budget.

Existing Septic Tank

The listing reports a septic tank.

However, the age, condition, and capacity of the wastewater system are not provided.

A septic inspection is important before purchasing.

Buyers should confirm whether the system is functioning properly and whether it meets applicable requirements.

Repairs or replacement may involve substantial expense.

The presence of a septic tank does not guarantee that the home is ready for occupancy.

No Homeowners Association

The property is located in the Miller Rock subdivision, and the listing reports no homeowners association.

For some buyers, the absence of an HOA may be appealing.

However, this does not mean the land is free from restrictions.

Deed limitations, easements, county regulations, and building requirements may still apply.

Buyers should review relevant records before planning new construction or major land alterations.

An As-Is, Where-Is Sale

The seller states that the property is being sold strictly as-is, where-is.

The listing also says that the seller will make no repairs.

This is one of the most important aspects of the transaction.

Buyers should understand that they may be responsible for addressing existing problems after closing, subject to the purchase agreement and applicable law.

The exact legal meaning of the sale terms should be reviewed with a qualified professional.

Independent inspections remain essential.

Agent-Owned Property and No Seller Disclosure

The listing identifies the property as agent-owned and indicates no seller disclosure.

These details should be considered during due diligence.

Buyers should review the relevant transaction documents and ask questions about the seller’s ownership and available property history.

The absence of a seller disclosure does not establish the presence or absence of particular defects.

It makes independent evaluation especially important.

Prospective purchasers should rely on inspections and written documentation rather than assumptions.

Why Renovation Planning Matters

The home is marketed toward investors, experienced renovators, and cash buyers.

This suggests that the seller expects purchasers to evaluate significant improvement needs.

However, the exact scope of work has not been provided.

Before making an offer, buyers should develop a detailed renovation plan.

This may involve inspecting structural components, utilities, roofing, flooring, windows, and interior finishes.

A realistic budget should account for both visible repairs and potential hidden problems.

Building a Renovation Budget

A renovation budget should begin with professional inspections and contractor estimates.

Potential expense categories may include:

• Roof and exterior repairs
• Foundation and crawl space work
• Electrical system repairs
• Plumbing and bathroom improvements
• Well and septic system evaluation
• Heating and cooling installation or repair
• Flooring and interior finishes
• Kitchen improvements
• Fireplace inspection and repair
• Sunroom maintenance
• Carport and storage shed repairs
• Permits and inspections

These are general evaluation categories, not confirmed defects.

The actual cost will depend on the property’s condition and the buyer’s plans.

A contingency reserve may be important for unexpected repairs.

Financing a Fixer-Upper in Georgia

The listing identifies cash and other terms.

Because the property is marketed as a fixer-upper, buyers should investigate financing eligibility before making an offer.

Some conventional mortgage programs require homes to meet minimum property standards.

Depending on the actual condition, specialized renovation financing may be worth discussing with a lender.

However, the supplied listing does not establish which financing programs are available.

Buyers should confirm the seller’s accepted terms and obtain guidance from qualified lenders.

The advertised estimated monthly payment should not be treated as a guaranteed financing offer.

Understanding the $93,500 Asking Price

The home is currently advertised for $93,500.

The listing also reports a price reduction of $1,500 on October 15, 2026.

That reduction may attract attention from buyers searching for homes under $100,000.

However, the asking price is only one part of the financial picture.

Renovation costs, taxes, insurance, closing expenses, and ongoing maintenance can materially affect total investment.

Buyers should evaluate the property using realistic repair estimates rather than the asking price alone.

Approximately $56 Per Square Foot

The listing reports an asking price of approximately $56 per square foot.

This figure is calculated from the advertised price and reported living area.

However, it should not be compared directly with move-in-ready homes without accounting for condition.

A property requiring substantial work may have significant additional costs.

The land, location, and existing improvements also influence value.

A professional market analysis may help buyers understand the property’s position relative to comparable sales.

Property Taxes and Assessed Value

The listing reports annual property taxes of approximately $1,204.

Divided across twelve months, that equals about $100.33 per month.

The tax assessed value is reported as $197,460.

Although this is higher than the asking price, it should not be interpreted as proof that the property is worth that amount in its current condition.

Tax assessments and market appraisals serve different purposes.

Buyers should verify the current tax amount and consider whether taxes may change after a purchase or reassessment.

Could This Become a Mountain Retreat?

After suitable repairs, the property may interest buyers seeking a country getaway in North Georgia.

The mountain views, private acreage, sunroom, and fireplace could contribute to a comfortable recreational setting.

However, the home is currently marketed as a renovation project.

Buyers should not assume it is suitable for immediate overnight stays.

Any intended use should follow inspections, necessary repairs, and applicable occupancy requirements.

Could It Become a Full-Time Residence?

The three-bedroom layout and reported interior space may also appeal to buyers considering full-time country living.

However, suitability depends on the completed condition of the home.

Prospective buyers should evaluate utilities, road access, heating and cooling, water quality, wastewater systems, and everyday services.

They should also consider the cost of maintaining nearly two acres.

A successful renovation requires more than cosmetic improvements.

The home must be safe and appropriate for its intended use.

Rental Property Possibilities

Some investors may consider renovating the home for rental use.

However, the listing does not provide rental history or establish that any particular rental arrangement is permitted.

Before pursuing a rental strategy, buyers should research local regulations, insurance requirements, operating costs, and market demand.

Short-term rental rules may differ from those governing long-term residential leases.

No rental income or return on investment should be assumed from the supplied information.

Ellijay, Georgia – Mountain-Area Living

Ellijay is a North Georgia community associated with mountain scenery and outdoor recreation.

For buyers seeking a property outside a more densely developed setting, the location may be appealing.

The listing describes the home as convenient to Ellijay while offering privacy and outdoor space.

However, it does not provide exact travel times to downtown, shopping, healthcare, or other services.

Buyers should verify those distances according to their needs.

They should also investigate internet availability, road conditions, and local service access.

Important Questions to Ask Before Buying

Before making an offer on 345 Banner Cir, prospective buyers should investigate the following:

1. What repairs are currently known to be necessary?
2. Are there structural or foundation concerns?
3. What is the condition of the roof?
4. Is the wood siding damaged?
5. Are the electrical and plumbing systems functional?
6. What heating and cooling equipment is installed?
7. Is the fireplace safe to operate?
8. Is the well functioning and is the water safe?
9. Is the septic system operational?
10. What is the condition of the sunroom?
11. Are all three bedrooms legally recognized?
12. Is the reported 1,655 square feet accurate?
13. What is the condition of the crawl space?
14. Are the carport and shed structurally sound?
15. Is a current survey available?
16. Are there easements or deed restrictions?
17. What does the agent-owned status mean for the transaction?
18. What property history or inspection records are available?
19. What financing terms will the seller accept?
20. What is a realistic total renovation budget?

These questions can help buyers evaluate both the property’s potential and its financial risks.

Final Thoughts – Is This $93,500 Ellijay Fixer-Upper Worth Considering?

Located at 345 Banner Cir in Ellijay, Georgia, this property combines a three-bedroom home with nearly two acres of private land.

The residence was built in 1992 and includes approximately 1,655 square feet of reported interior space.

Features include a family room with a fireplace, sunroom, main-level bedroom, carport, storage shed, and reported mountain views.

The property also has a private well, septic tank, and no reported homeowners association.

At an asking price of $93,500, it may attract buyers searching for affordable acreage and renovation projects in North Georgia.

However, the property’s condition must remain central to any purchase decision.

This is a fixer-upper being sold strictly as-is, where-is, with no seller repairs.

The listing also identifies the property as agent-owned and indicates no seller disclosure.

For experienced renovators and investors, the land and existing home may justify further investigation.

For buyers who need a move-in-ready residence, the required work may make the property unsuitable.

A careful inspection, realistic budget, and review of the transaction documents are essential.

Listing Information and Real Estate Contact

Property Address: 345 Banner Cir, Ellijay, GA 30540

Advertised Asking Price: $93,500

Reported Price Reduction: $1,500 on October 15, 2026

Property Type: Single-Family Residence

Bedrooms: 3

Bathrooms: 1 Full

Interior Living Area: 1,655 Square Feet

Lot Size: 1.92 Acres

Year Built: 1992

Condition: Fixer-Upper

Sale Terms: As-Is, Where-Is

Seller Repairs: None Offered

Special Conditions: Agent-Owned, No Disclosure

Main-Level Bedroom: Yes

Family Room: Yes

Fireplace: 1

Sunroom: Yes

Mountain Views: Reported

Parking: Carport

Reported Parking Spaces: 3

Additional Structure: Storage Shed

Exterior: Wood Siding

Foundation: Crawl Space

Water Supply: Well

Wastewater: Septic Tank

Subdivision: Miller Rock

HOA: None

Annual Property Taxes: Approximately $1,204

Tax Assessed Value: $197,460

Reported Price Per Square Foot: $56

Date Listed: October 5, 2026

Listing Last Updated: October 17, 2026

Listing Agent: Kyle W. Duncan

Agent Phone: 678-773-5791

Brokerage: RE/MAX Pure

MLS Number: 10867109

Disclaimer: This article is based on the supplied real estate listing and is intended for informational purposes. The property is marketed as a fixer-upper and is offered strictly as-is, where-is, with no seller repairs. Buyers should independently verify current price, availability, property condition, room counts, square footage, acreage, water and septic systems, legal restrictions, financing eligibility, taxes, and all other material information. No renovation cost, future occupancy approval, rental income, appreciation, or investment return is guaranteed.

Listed on Zillow

 

From Zillow