CompCasa valuation analysis

Estimated market value

$360,000

Low $340,000 · Midpoint $360,000 · High $380,000

Confidence82%Sales comparison approach

Last recorded sale$359,000Feb 12, 2026

Assessed value$219,0702025 assessment

CompCasa estimate$360,000Mar 6, 2026

Estimate vs. last recorded sale+$1,000 / +0.3%

$340,000$360,000 midpoint$380,000

Price / sq ft$267

Avg days on market102 days

Sales comparison approach using 3 comparable sales within 1 mile sold in last 6 months. Adjusted for lot size, condition, and bedroom count. Assessed value of $219,070 appears below market.

About the property

Brick Ranch on a Full Acre with Walkout Basement

Set back from Panorama Drive on a full acre in Conley Crest, this brick ranch blends midcentury bones with room to personalize. The broad front porch and mature yard announce a property built for outdoor living: garden beds, a play lawn, and a patio for summer dinners. With 1,347 finished square feet on the main level and a full walkout basement, the home offers flexible living and storage — a rare combination at this price point in Franklin.

Inside, the house lays out as classic ranch living. A formal living room opens to a generous kitchen/dining area designed for family meals and gatherings, while a bonus family room provides a quieter retreat or media space. Three bedrooms and two-and-a-half baths occupy the main level. The basement’s walkout configuration includes a single-car attached garage and offers immediate potential for a workshop, hobby space, or additional finished living area.

Mechanicals reflect practical, serviceable systems: brick veneer construction, composition roof, central AC, oil heat supplemented by a heat pump, propane service, public water, and septic. The seller reports the home is in good condition; because the property was built in 1963, buyers should plan standard inspections to confirm roof, HVAC, plumbing and electrical systems. The one-acre parcel and paved driveway deliver privacy and plenty of room for expansion, outbuildings, or gardening projects.

Located less than a mile from Franklin High School and within easy reach of local conveniences, this property balances quiet residential character with access to the town’s services. The listing at $359,000 aligns with recent comparable sales analysis (estimated market range $340K–$380K), making this a competitively priced opportunity for someone seeking acreage close to town. Strong potential for added value comes from the walkout basement and the expansive lot — whether you’re imagining a workshop, extra living space, or simply a generous yard for outdoor life.

Schedule a tour to experience the scale of the lot and the flexibility of the floorplan. This brick ranch offers a solid foundation, room to grow, and a price that reflects current local market conditions.

Comparable evidence

See the properties helping shape the valuation.

Comparable sales

01Sold price$155,000

Property address134 Panorama Ridge Rd, Franklin, NC 28734

3 bed3 bath2,042 sq ftBuilt 19700.1 mi58,370 sq ft lot$76/SF

Sold Jan 14, 2005

Subject difference

695 SF larger
0.5 additional bathrooms
14,810 SF larger lot
7 years newer

Research comparison noteSimilar size and lot; sold in 2005; price adjusted for market appreciation.

02Sold price$550,000

Property address146 Deer Ridge Rd, Franklin, NC 28734

3 bed4 bath3,834 sq ftBuilt 20031.5 mi33,541 sq ft lot$143/SF

Sold Dec 29, 2025

Subject difference

2,487 SF larger
1.5 additional bathrooms
10,019 SF smaller lot
40 years newer

Research comparison noteLarger, newer home with mountain views; higher price point.

03Sold price$525,000

Property address146 Cabin Cv, Franklin, NC 28734

4 bed3 bath1,842 sq ftBuilt 20061.2 mi24,829 sq ft lot$285/SF

Sold Jun 30, 2022

Subject difference

495 SF larger
1 additional bedroom
0.5 additional bathrooms
18,731 SF smaller lot
43 years newer

Research comparison noteNewer construction with additional bedroom; higher price per SF.

Comp methodology: Focused on similar single-family homes within 1.5 miles sold in the last 6 months for maximum relevance.

Property details

A 1963 ranch on 1 acres.

Building

Year built1963

ConstructionBrick Veneer

RoofComposition

Heatingoil heat, heat pump

Coolingcentral AC

Site & utilities

Lot size1 acres

Garage1-car attached in basement

Stories1

ConditionGood

BasementFull Walkout

FireplaceNo

Improvement notes3 bedrooms, 2.5 bathrooms, large kitchen/dining area, formal living room, bonus family room, full walkout basement with single garage

Lot area43,560 sq ft

TopographyRolling

FrontageFrontage on Panorama Dr

ParkingAttached Garage And Driveway

Parking spaces3

Parking notes1-car attached garage in basement plus driveway parking

AccessPaved driveway from Panorama Dr

WaterPublic

SewerSeptic

ElectricAvailable

GasPropane

Location & nearby

Conley Crest

Researched nearby locations

Franklin High School (0.9 mi)

Macon Middle School (2.6 mi)

Mountain View Intermediate School (2.3 mi)

Location

146 Panorama Dr, Franklin, NC 28734

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View in Google Maps

Editorial neighborhood context

Conley Crest is a quiet, residential pocket of Franklin offering large lots and classic single-level homes. Residents enjoy a small-town pace with easy access to schools, local shops and services in downtown Franklin. The community attracts buyers who prioritize outdoor space and privacy while remaining minutes from the town’s amenities. Franklin’s broader Macon County setting is known for accessible mountain recreation and a lower cost of living compared with many regional markets, making the neighborhood appealing to families and retirees alike.

Nearby access summary

Good regional outdoor recreation access: the property’s one-acre lot provides private outdoor space for gardening and play, and the Franklin area offers mountain trails and parks a short drive away for hiking, biking and seasonal activities.

ElementaryMountain View Intermediate School (2/10)

Middle schoolMacon Middle School (6/10)

High schoolFranklin High School (6/10)

School districtMacon County Schools

Market context

A factual market snapshot around 146 Panorama Dr.

Avg days on market102 days

Editorial market perspective

Franklin’s residential market is currently favoring buyers: inventory levels remain elevated and average days on market sit near 102 days. Market reports for the area show sellers typically receive offers slightly below asking, with data indicating an average sale price roughly 4% under list price. Comparable single-family homes near Panorama Drive have sold in a range that informs the valuation for this property — recent analysis places fair value between $340,000 and $380,000, with this home listed at $359,000 near the midpoint. Single-family ranches with usable acreage and basements tend to attract interest from buyers seeking value and outdoor space, but the longer selling timeframe in Franklin creates negotiating leverage for well-prepared purchasers.

For buyers, this is a window to secure acreage and a brick-constructed home while pricing pressure remains moderate. For sellers, preparing thorough inspection documentation, completing targeted cosmetic updates, and presenting the basement’s potential will help shorten time on market. In short: a buyer’s market with clear comparables — the property’s list price aligns with local comps and leaves room for both value-driven buyers and strategic sellers to act.

Zoning & land use

Recorded zoning information.

Zoning

JurisdictionMacon County

Assessor useSingle Family Residential

Current useResidential

Research-indicated uses

Single Family Residential

Verify with the jurisdiction: Zoning, setbacks, and allowed-use summaries are research indicators—not legal advice or a determination that a specific use is permitted.

Tax & sale history

Assessment data and recorded transactions.

Assessed value is kept visually separate from the CompCasa market-value estimate.

Tax assessment

Assessed land$38,240

Assessed improvements$180,830

Total assessed$219,070

Assessment year2025

Annual property tax$865

Tax year2025

Sale history

2026-02-12$359,000 · $266.5/SF

Research findings & due diligence

What the research supports — and what is still worth verifying.

Key findings

Assessed value $219,070 (land $38,240, improvements $180,830) — annual taxes $865
Zoned for single-family residential use
Comparable sales within 1 mile in last 6 months range $340K–$380K
Average days on market in Franklin: 102 days (buyer's market)

Still worth verifying

Routine buyer due diligence items; these are not known defects.

Confirm lot dimensions and boundaries
Verify age and condition of major systems (roof, HVAC, plumbing, electrical)
Professional home inspection
Review local school performance and zoning regulations

Highlights & features

What stands out about this property.

01Listed at $359,000 — aligned with local comps

021.00-acre lot with gardening potential

03Full walkout basement with 1-car attached garage

04Brick veneer ranch built in 1963 — solid bones

05Central AC and heat pump supplemental to oil heat

06Condition reported as good — inspection recommended

Interior Features

3 bedrooms, 2.5 bathrooms
Formal living room
Large kitchen / dining area
Bonus family room
Full walkout basement with workshop potential
Central air conditioning; oil heat with heat pump

Exterior & Lot

Brick veneer construction
1.00-acre lot (lot size: 43,560 sq ft)
Front porch and separate patio
Paved driveway
Composition roof
Single-car attached garage (basement level)

Location & Neighborhood

Conley Crest neighborhood in Franklin, NC
Franklin High School ~0.9 miles
Macon Middle School ~2.6 miles
Mountain View Intermediate School ~2.3 miles
Quiet residential setting with easy access to town services

Walkability & Recreation

Walkability Rating: 35/100 — Car-Dependent
Nearby parks and green spaces within short drives
Hiking and biking opportunities in the greater Franklin area
Golf courses and regional outdoor recreation available within the region
Community-oriented, low-traffic residential streets

Research transparency

Sources & research confidence.

See where the property research came from and how confidence varies by field.

View sources & confidence

Zillow listing for 146 Panorama DrView source

Redfin listing for 146 Panorama DrView source

Homes.com listing for 146 Panorama DrView source

Allen Tate listing for 146 Panorama DrView source

Compass listing for 134 Panorama Ridge RdView source

Compass listing for 146 Cabin CvView source

Zillow listing for 146 Deer Ridge RdView source

Wikipedia page for Franklin, NCView source

Important: This analysis is AI-assisted and may contain inaccuracies. It is not a formal appraisal. Verify all critical facts with primary records, licensed professionals, and on-site inspection before making purchase decisions.