$135,000 for a New Construction House on One Acre Minutes from Lake Hartwell
I was asked to check this Facebook Marketplace listing for a new construction house on one acre for only $135,000.
32′ x 32′ Alpine Cabin featuring a full loft, white farmhouse-style siding, and a metal roof
Great investment with new home on 1 acre of land. – $135,000
Williamston, SC
Great investment with new home on 1 acre of land.
Newly constructed 2 bedroom, 1 bath with utilities. Less than 4 minute drive to Lake Hartwell. Use for positive rental income or enjoy quiet peaceful surroundings to get away or vacation. This house is in Westminster South Carolina Contact me by text or call number provided.
That sure sounds like a great price! Her mortgage payments could be as low as $800 a month, way less than her rent!
Alpine Cabin illustration is used across hundreds of sites
The picture looks like a stock photo or actually illustration or drawing. I searched it. The cabin picture is on a lot of sites.
32′ x 32′ Alpine Cabin Plan
AI Overview says, “This image shows architectural plans for a 32′ x 32′ Alpine Cabin featuring a full loft, white farmhouse-style siding, and a metal roof.” These are the plans that go with that illustration.
This is the rest of the information from the Marketplace listing.
Fully functional 2 bedroom, 1 bath, quality built home on permanent foundation with double pane energy efficient windows, insulated exterior doors and very well insulated for low power bills. Home has board and battened siding, vinyl boxing with 30 year metal roof for minimal upkeep.
This home is approximately 700 square feet of heated living space and has a covered porch across the front and turns down one side. This home will have drywall on interior with LP Lifeproof plank flooring.
Setting on a private secluded 1 acre of unrestricted land with no HOA no POA and no monthly or yearly dues. Located right on the South Carolina and Georgia line in Westminster SC. Just a short 4 minute drive to one of Lake Hartwell’s boating access. See spec sheet for details and particulars.
Home specs
Interior:
200 amp Interior service panel
Drywall with slick finish (walls + ceiling)
Interior Masonite or pine door units
1X base boards and 1X trim
5 ton heat pump (18,000 btu)
heat and air conditioning
40 gallon double element electric water heater
Living/Dining area:
LP lifetime warranty wood plank flooring
Wainscoting
Ceiling fan with recessed lighting
Built-in radiant electric fire place
Cased in collar tie
Metal black iron spiral stairs
Kitchen:
Kitchen cabinets Base/wall with hardware and shaker doors
Electric range top insert
Recessed lighting
Double basin stainless steel sink with fixture
Garbage disposal
Bathroom:
Shower with texture
Exhaust fan with light and heater
Recessed lighting
Lighted mirror
30″ vanity with sink and faucet
American Standard 1.34 gpf single flush toilet
Laundry area:
Oatey washing machine outlet box
Dryer vent (vented to outside)
Over washing/dryer vented shelving
Porch and outside:
Outdoor LED lighting
Multiple outdoor gfi receptacles
Outside frost proof water spigot
Outdoor waterproof 200 amp power disconnect
Level drive and cover with # 5 clean stone
Install pavers for walkway
LED night light
Utilities:
1000 gallon septic system (hooked to home).
City water tap
That all sounds good.
2BR 1 Bath Cabin Plan
I reached out to the seller. He responded right away and sent more photos and the floor plan.
Evidently that is where he got the stock photo for the listing. The plan looks really practical, but that plan would certainly not make the cabin in the illustration. The doors and windows aren’t in the same place. And how do you get from the first floor to the loft?
Reclaimed Space builds cabins. They do not sell floor plans.
… Reclaimed Space is not about floor plans. What Tracen and his team do is created sustainable homes, hunting lodges, fish camps and more using reclaimed materials such as barn wood, cabinets, doors, sinks, and more. Designs are collaborative efforts between the team and the buyer and choices are nearly infinite.
The porch is close to the ground International Residential Code (IRC), which only mandates railings for surfaces more than 30 inches above the grade.
The seller sent me quite a few photos of the actual cabin he is building.
The porch extends across the front and down one side
The exterior shots show the cabin looking pretty finished. Inside he is hanging the drywall.
Covered porch across the front
The porch makes an L, across the front and down one side of the cabin.
Covered porch across the front and turns down one side
So, it looks like two exterior doors.
Living Room Decorative ceiling beams
This would be the same door as in the exterior porch photos, since it is in the corner.
Vaulted Ceiling with decorative ceiling beams
This is the view from the loft. The ceiling has a high peak, but the side walls start at the loft height, leaving a low ceiling for most of the loft.
Drywall nearly finished
I have no idea what part of the house this is. You can see construction though…
Drywall taped and sanded
The drywall looks really well finished.
Drywall finished walls and ceilings
I would guess this is the bedroom?
Bathroom with galvanized and cedar walls
This must be the bathroom. I can’t see how the plan has anything to do with this space either.
Land for sale near Westminster, SC on LandSearch.com
What is land in the area worth? If you are ever interested in looking for land, LandSearch.com is a good place to look. This is what is available in the area now.
Those are all pretty much pros. Here are the cons.
I asked if the work is permitted and inspected. He responded that the work will be up to code… I asked, “So that means no permits or inspections?” He responded that he is a builder and familiar with codes and inspections.
We could not hang drywall until we had passed a lot of inspections for the work that was being covered up. (Building Our New Home – Progress Report) We could not request a connection to city water until we had passed inspections with the modular cabin and we could not connect to power until we had passed the final inspection. Is it any different where this house is being built?
Building a house or making structural improvements without a permit in Westminster, SC, and surrounding Oconee County is a violation of local ordinances and carries significant risks, including fines, required demolition, and legal issues.
Permit Requirements in Westminster/Oconee County
Permit Necessity: A building permit is required for any new construction, additions, alterations, renovations, or demolition of structures.
Scope: Permits are necessary for building, electrical, mechanical, and plumbing work.
Small Structures: While some jurisdictions exempt very small sheds, standard procedures require permits for most permanent structures. In some SC areas, only detached structures under 120 square feet are exempt.
What happens if you build a house without a permit?
Stop-Work Orders: Officials can force an immediate halt to construction.
Fines and Liens: Local governments may issue fines and place liens on the property for illegal construction.
Demolition or Corrective Action: Unpermitted work that does not meet building codes may have to be removed or demolished at the owner’s expense.
Insurance and Safety Issues: Unpermitted work might not be covered by homeowners’ insurance and can result in unsafe conditions.
Resale Issues: Future buyers may be hesitant, and the home’s value could decrease due to unpermitted improvements.
A house we bought in Ft. Lauderdale had a Florida room, sort of like a porch with windows, that was built without permits. Which seemed like no big deal. The mortgage appraiser inspector just didn’t include it in the house report for the mortgage company. (Since the mortgage finance fallout in 2008, you can’t get away with that kind of thing anymore. They are much much more careful.) Later the unpermitted room turned into a problem when we had to replace our roof. We could not get permits to replace the roof on unpermitted work. We found someone to replace the rest of the roof and we repaired the Florida room roof ourselves.
More recently, we found we could not get a mortgage for a house that had an unpermitted addition. It is also harder to get homeowners insurance, too. I’m skipping those stories for now.
So… my 2 cents worth? This is a risky buy. Wait and see if the builder is able to get water and power before you do ANYTHING.
It is possible to have it inspected. It may even be possible to get retroactive permits, called legalization. But everything is covered up already, so… Really, count the cost, take your time.
Yes, a long time ago you could build without a permit. Those houses are still around and you can buy them, sell them, have power and water turned on… Why is this an issue?
Sure, you can buy a house with “Grandfathered Code Violations.” But, do you want a house with obsolete electric and plumbing, plus lead-based paint or asbestos?
Getting insurance for an older home can be a headache. They are considered higher-risk properties because of “outdated infrastructure, higher repair costs, and potential safety hazards.” Insurance providers may require specialized policies, higher premiums, or insist on upgrades before the house will be covered.
Why would someone go to the effort and expense of building without permits in 2026?
