$2,500,000
99 The Cliffs Pkwy, Landrum, SC 29356
Build-to-Suit Glassy Residence with Panoramic Mountain Views
4 Bed · 5 Bath · 4,266 Sq Ft
2.2 acres in The Cliffs — custom one-level plan, club access available
4
Beds
5
Baths
4,266
Sq Ft
2.2 acres
Lot
Oversized 2-car attached garage (planned)
Garage
About 99 The Cliffs Pkwy
Perched to capture sweeping long-distance vistas and dramatic granite outcrops, 99 The Cliffs Pkwy is a rare Cliffs-at-Glassy offering: a 2.2-acre homesite with an exquisite, buyer-customizable one-level plan by Kamanski Construction. The proposed Craftsman-inspired residence totals approximately 4,266 square feet with 4 bedrooms, 5 baths, and a primary suite designed as a private 775-SF retreat with its own fireplace and spa-style bath.
The home plan prioritizes a seamless indoor–outdoor connection: expansive view-oriented windows in the great room frame the mountain horizon, while the gourmet kitchen and wine room support sophisticated entertaining. Outdoor living is carefully integrated — a spacious patio with fireplace, a fully appointed outdoor kitchen, and a screened porch with the option for retractable screens deliver year-round outdoor use and quiet evenings watching the horizon.
Function and fitness are covered with a dedicated home gym, a flexible office/flex room, generous secondary bedrooms and baths, and an oversized two-car garage with additional driveway parking. The package includes refined one-level living with tray ceilings, a signature fireplace in the main gathering space, and a climate-controlled wine room for collectors.
This property is sold as a lot with an executable construction contract and ARB approval required prior to groundbreaking. A Cliffs Club membership is available for purchase with the property, giving access to golf, spa, dining and other amenities across The Cliffs communities. The listing price of $2,500,000 reflects the combined value of the extraordinary site and the planned high-end deliverable. Buyers seeking a personalized, turnkey luxury residence in one of the Upstate’s premier private communities will find this an exceptional opportunity.
Home Highlights
Property Features
Interior Features
- Approx. 4,266 SF one-level plan
- 4 bedrooms, 5 baths with a ~775 SF primary suite
- Open great room with tray ceilings and statement fireplace
- Climate-controlled wine room
- Dedicated home gym and flexible office space
- High-end kitchen with gas cooktop, built-in microwave, dishwasher, disposal, and fridge included (per plans)
Exterior & Lot
- 2.2-acre lot with sweeping long-distance and mountain views
- Patio with fireplace and fully appointed outdoor kitchen
- Screened porch with optional retractable screens
- Dramatic granite rock face and natural outcrops on site
- Private drive within gated community
Location & Neighborhood
- The Cliffs at Glassy private, amenity-rich community
- Club access (golf, spa, tennis, dining) available for purchase
- Approx. 3–5 miles to downtown Landrum services
- Approx. 30–35 miles to Greenville; accessible to Asheville region
Walkability & Recreation
- Walkability Rating: 30/100
- Access to Glassy Mountain trails and private community amenities
- Nearby recreational offerings include golf, tennis, fitness, hiking, and social clubs
Neighborhood & Location
The Cliffs at Glassy is an exclusive, gated community known for dramatic mountain vistas, preserved natural features (including granite outcrops), and high-touch club amenities. Residents are attracted to the combination of privacy, active amenities (golf, spa, fitness, dining), and architectural standards that maintain long-term property value. Nearby Landrum offers small-town services and access to larger regional centers in Greenville and Asheville.
Market Insights
The Cliffs at Glassy sits at the premium end of the Greenville-Spartanburg luxury market. Inventory of buildable, view-oriented lots and near-term construction opportunities in Cliffs communities is limited; buyers in this tier are motivated by views, privacy, and access to club amenities. Median sales for the broader area are far lower than this listing, but The Cliffs commands a significant premium. Expect moderately paced demand: well-positioned Cliffs homes typically sell within 60–120 days if priced competitively and delivered with high-end finishes. Current market signals (as of early 2026) show modest appreciation in the luxury segment and healthy buyer interest for move-in/near-term build opportunities — particularly from buyers relocating from larger metro areas seeking amenity-rich communities with tight architectural controls.
Nearby Schools
Landrum Elementary School
Elementary · 3–5 mi
Landrum Middle School
Middle · 3–6 mi
Landrum High School
High · 3–6 mi
Walkability & Recreation
Exceptional private-community recreation: golf, spa, tennis, and nearby Glassy Mountain hiking trails provide a high-quality outdoor lifestyle with quick access to community programming.
Investment Highlights
- Rare 2.2-acre site in The Cliffs at Glassy with panoramic mountain and granite face views
- Proposed one-level 4,266 SF Craftsman residence with premium amenities (wine room, gym, outdoor kitchen)
- Private, amenity-rich community with ARB controls supporting long-term value retention
- Flexible build-to-suit opportunity allowing buyer selection of finishes and certain design elements
- Club membership available for purchase — access to golf, spa, and dining across Cliffs communities
Key Findings
- Lot size: **95,832 SF (~2.2 acres)**
- Planned living area: **4,266 SF**, 4 beds / 5 baths
- List price: **$2,500,000**; AVM near list ($2,499,463)
- Primary suite footprint ~775 SF, with private fireplace and spa bath
- Construction contingent upon ARB approval and execution of a construction contract
Things to Consider
- ARB review and approval timelines may delay construction start
- Septic system on-site — verify capacity and permit requirements for the planned home
- High-end construction cost volatility could impact project budget
- Parcel sale history shows multiple low-dollar transfers — confirm clean chain of title and easements
Opportunity Analysis
Acquire a premium Cliffs-at-Glassy lot pre-packaged with a high-caliber one-level plan and contractor relationship; complete construction to capture the high amenity premium and strong resale demand for turnkey, view-oriented homes in the community.
Potential Use Scenarios
- Proceed with conditional contract including ARB approval contingency and fixed maximum build allowance
- Obtain detailed soils, septic design, and site plan approvals before removing major contingencies
- Negotiate construction allowances and timeline milestones in contract to limit cost overruns
- Consider purchasing Club membership concurrently to increase property appeal to target buyer pool
Risk Factors
- Construction cost escalation and supply-chain delays
- Potential ARB-required design revisions
- Market sensitivity for ultra-luxury properties in periods of economic tightening
- Septic/permitting complications due to sloping/topographic site
Buyers should conduct independent due diligence before making any purchase decisions.
AI Valuation Estimate
Low
$2200K
Midpoint
$2413K
High
$2625K
$586/SF estimated price per square foot
Estimate anchored to current list price ($2,500,000) and expected delivered product: ~4,266 SF custom one-level home in The Cliffs at Glassy. Range reflects +/-10% market movement and adjustments for finishes, site views, and community premium. No live comparable sales pulled — model uses training knowledge of regional luxury sales and historical listing behavior in Cliffs communities.
As of 2026-03-10
This is a computer-generated estimate for informational purposes only and is not an appraisal or professional valuation.
Market & Area Data
Market Trends
Demographics
Area attracts higher-income second-home buyers and retirees; the Cliffs communities maintain stable valuation due to amenities and strict design controls.
Nearby Points of Interest
- The Cliffs at Glassy Clubhouse & amenities (on-site)
- Downtown Landrum (approx. 3–5 miles)
- Greenville, SC (approx. 28–35 miles)
Private club amenities within The Cliffs (golf, spa, dining, tennis), nearby Glassy Mountain hiking, and easy access to small-town Landrum services and regional centers in Greenville and Asheville.
School District
Market data is based on aggregated public records and may not reflect real-time conditions.
Property Details
Building Details
Lot & Site
Utilities
Zoning & Land Use
Allowed Uses
Tax & Sale History
Tax Assessment
Sale History
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