Chestnut Mountain Farms – 2025 – Brief Summary of HOA Activities

January

• Investigated, initiated, and concluded negotiations with the owners of lots 230 and 231 who were in arrears on HOA payments. Negotiations concluded with the transfer of the title for the two lots to the CMF HOA and the overdue accounts were cancelled within the state’s guidance regarding the statute of limitations claim for back payments on overdue HOA fees.

February:

• A major ice storm impacted the roads and power delivery to CMF.
• M&M Mowing and Landscaping was involved in the significant work to remove fallen trees, branches, and mud & rocks from mudslides to have access into and out of CMF available to residents and service providers within the first 24 hours after the storm.
• The removal of fallen trees from the sides of roads was initiated and required a significant commitment of time and effort for weeks after the storm.

March:

• Solicited bids for three essential insurance protections: Property damage and liability in addition to the liability coverage for HOA Board members in the performance of their duties. Property and liability insurance for the CMF HOA. Reviews and negotiations were conducted by Board members.
• The insurance proposal was accepted but with limited choice, we accepted modest rate increases and unfortunately, coverage once again excluded of gate from coverage.
• The HOA President and Treasurer, with approval from the Board, moved funds with Truist Bank in the capital account to a 7-month Certificate of Deposit to put $100,000 in funds in a position of higher interest earnings. When CD renewal comes up, it will be after the October 18^th Annual HOA Member meeting when any discussion on major capital projects is likely to be discussed.
• Began pursuit of the HOA homeowners in arrears on annual HOA dues of one year (missed Due date for 2025 dues) or more with phone calls and a formal letter with the potential execution of more aggressive actions for seriously overdue owners.

April:

• Under the original contract with our Wilkesboro attorney from Vannoy, Bentley & York PLLC to work with the HOA on a third letter on dues collection for accounts in arrears beyond a single year.
• After investigation, negotiations, and legal assistance, concluded the transfer of Lot #75 from the original owner to the CMF HOA in a similar fashion and resolution of open issues to fully protect the HOA.

May:

• With the collaboration and assistance of Champion CPA, and in particular our primary accountant Sabrina Richardson, we successfully upgraded the accounting system to a cloud version which allows for enhanced access and functionality.
• An alternative treatment of gravel road maintenance was initiated on Broomtail after multiple discussions with M&M Mowing and Landscaping and the HOA Board. The objective is to increase the gravel compactness for a smoother road and to keep down the level of dust. This is a good test in that heavy equipment is using the road during home construction on lot #12.

June:

• Identified several engineering firms with expertise in pond design and implementation planning as well as their knowledge and expertise regarding preparation and submission of State and Federal grant funds.  The objective is to confirm the location of natural springs and topographical acceptability for a water pond to serve as a source for fire protection.
• With Board approval, work was initiated with M&M Mowing and Landscaping to design and clear an area immediately behind the Barn within the CMF HOA Common area.

• After attempts for negotiated settlements with multiple owners in serious HOA Dues arrear conditions were not successful, three lots (two separate owners) were selected to begin foreclosure procedures. For the foreclosure activity, the HOA Board approved a contractual agreement with Vannoy, Bentley & York, PLLC to begin the actions. These properties had previously (Fall, 2024) had liens assigned to the property. Therefore, the time limit (90 days) for the owner response had been satisfied so the foreclosure actions could be initiated within the laws of North Carolina.

July:

• Invitations were sent online to homeowners regarding the Community “Independence Day” gathering at the CMF Barn on July 4th. The best estimate was there were more than 50 attendees at times throughout the late afternoon social gathering. The location allowed for considerable outdoor activities with corn hole and football games in the lawn area.
• A contract with Spangler Engineering was approved by the Board members (refer to Board Minutes on the website) for engineering design and grant submission professional assistance regarding the pond design in the common area behind the Barn.

August:

• Repaving work on the roads was budgeted and the workplan with the professional firm was scheduled to be initiated.
• Notifications were sent via postal mail, email and posting on the website for the Annual HOA meeting on October 18, 2025.

September:

• Consultation began with a specialist Forestry Management organization, which is funded by governmental grants and therefore, no cost to CMF. The original output was a series of maps of Chestnut Mountain Farms addressing the forest coverage and potential fire risks.
• CMF HOA initiated foreclosure actions with Wilkes County led to the scheduling of a hearing on October 9^th for a property in serious arrears on HOA Annual fees and the owners of record (an LLC) has gone out of business and despite certified mail notifications, no one involved with the LLC has responded.

October:

 

Chestnut Mountain Farms – 2025– Website Content – Available Properties
The CMF HOA website was updated in 2024 to include a considerable volume of new
information. The objective was to provide a more attractive, more engaging and more
informative relationship with interested parties. The design had the twin objectives the
first of which is the visual overview of the community. This includes video on the ground
and via overhead drones. Another key feature is a menu selection which includes brief
information on property for sale by owners through a Real Estate Broker or owners who
directly respond to any inquiries and requests.
The information presented for each lot includes the lot number and street address,
pictures from the lot, the acres and contact information. Since the inception, owners
who are working through a formal listing with a Real Estate Agent have taken
advantage of our website posting for their property and have found success in the
website inquiries. While most Agents, when visiting CMF with prospective buyers to
view their listed site frequently have little interest in viewing other lots other than their
listing.
For other prospective buyers who searched the site on their own and contacted the
HOA to visit properties listed, once they arrive onsite at CMF, while they have one or
more lots listed on the Website, they often see the options for acreage, the lot
topography and other features (e.g. water streams, forest coverage) and the potential
unique views the lots provide. We have seen that prospective buyers may become very
interested in lots that may not be listed “for sale” through a Real Estate Broker or
individual owner.
We understand that while owners of undeveloped properties may not be aggressively
open to selling their property, prospective buyers may have an interest in lots not openly
“for sale”, but potentially open to negotiations on a prospective sale.
introduction to the community for HOA owners and anyone else in the public who seeks
This content has been uploaded and available on the CMF HOA Website which is
available to the public: http://www.chestnutmountainfarms.com. Contact the HOA via
the website.
Your interest and participation in this service is voluntary and if your interest in
ownership of your property does not include any contact with visitors/prospective buyers, that is your decision and we respect your continued
interest in being a member of the CMF Community.

If you do want to list your property, please contact Perry at 336 413 5500 or email @ pswaim@gmail.com.

August 5, 2025

CMF HOA Members:

On Saturday, October 18, 2025 the CMF HOA will be gathered at Chestnut Mountain Farms for our annual meeting.  All property owners are invited to attend this session.  It is an opportunity to meet fellow property owners and some of the service providers who maintain our community .

Time and Location:

The meeting will be held at he Barn in our common area down Meadows Crossing Road from noon until 3 pm.  As a social opportunity, the meeting will center around a social atmosphere catered by the Felts Family which also promises to be outstanding.

Sometime after 1 pm, the HOA Board will initiate a Business Board meeting.  The agenda for the meeting is expected to cover the following topics.

HOA Business Meeting Agenda:

1. Summary of major activities over the previous 12 months…reference to the CMF HOA Website
2. HOA Financial Reports Overview
3. Brief recap on our activities involving accounts in arrears; Liens and active initiatives with Wilkes County
4. Road repairs and other Infrastructure investments/costs (e.g. storm generated costs – downed trees/mudslides.
5. Building and sales activities – Architecture Review Committee activities
6. Security and safety activities and challenges
7. HOA Board Elections
8. “Thank you” and recognition of our key service providers
9. Other Items which may emerge

Preparation for the meeting:

HOA Members are encouraged to access the CMF HOA website where there is information posted routinely to keep members informed and engaged.  During the 60 day period prior to the October 18^th session, we will include updates to the agenda.

In addition to the information pertinent to October 18^th meeting, on the website you will find the HOA governance and operational documentation including the meeting minutes for every HOA Board meeting in 2024 and 2025.

The CMF HOA Website is http://www.chestnutmountainfarms.com  The password for access to the owner’s only content is cmflogin.

The HOA Board encourages your participation in our October 18, 2025 meeting.  We see owner attendance as an opportunity to be onsite, to meet in an informal, social setting with neighbors and our critical service providers for CMF maintenance and security of the 1.400 acres of CMF It is also the opportunity for owners to visit their lot(s) before and after the HOA annual meeting.

As a reminder, if you cannot attend in person, the proxy forms will be available on the website for each owner.  For those who cannot attend in person, minutes from the meeting will be posted on the website during the week following our Saturday event.  A video recording of the Business Meeting will also be uploaded to the website in the same timely manner.

 

Bruce Anderson

CMF HOA Board President

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Fire Safety – Protection and Prevention Controls – May 2024, Advisory Notice

Background:

Property owners in Chestnut Mountain Farms enjoy the benefits from the natural beauty of our heavily wooded mountain terrain throughout the annual four seasons. With the beauty of this protected wilderness is the responsibility to protect the environment from physical damage and personal safety. While natural forces (heat, wind, lightening strikes) are beyond human control of the risks from wildfires or home fires, owners do have a responsibility to prevent our personal actions from contributing to fire risk.

Insurance carriers for both the CMF common areas managed by the HOA and for individual homeowners consider CMF to be in a high-risk category for fire damage.  The HOA is responding by working with the McGrady Fire Department to lower the community risk. Individual action by property owners is also required.

Fire Prevention Owner Responsibilities:

Owners will be held accountable for the following practices. This applies to locations where the owner has a home on their property, has ownership of undeveloped parcels, or for all communal areas and facilities within CMF.

Owner initiated fires for pleasure or for ground and facility maintenance are prohibited unless they meet the following criteria.

• An adequate source and volume of water must be accessible.
• The location of the fire must be free of excessive brush and tree canopy coverage.
• The fire must be contained in a formal firepit lined with rocks or other fire-resistant materials such as the brick composite components used in fire pits.
• Grills and other formal fire containers are also allowable, but also must be in areas generally free of excessive brush or tree coverage.
• Ashes must be completely extinguished promptly before individuals depart from the fire source.
• Our security service, our road and common area grass and tree trimming and snow plowing service providers and HOA Board members will report any violations of these guidelines if the non-compliance is identified in the performance of normal community responsibilities.

The intent of this advisory notice and the controls established are not intended to prevent outdoor cooking and the pleasure that a fire can bring for warmth in an appropriate container. As owners in this community, we seek to reduce the risk from any nature driven or unintentional fire related event.