📘 SHEPHERD’S VALLEY HOMESTEADS — FREQUENTLY ASKED QUESTIONS (FAQ)

🏡 GENERAL STRUCTURE & PURPOSE

What is Shepherd’s Valley Homesteads?

A Christian homestead community on 1,300+ acres of Appalachian wilderness. It is designed for families who want stability, faith-centered community, clean food, and a place to build homesteads with independence.

Is this a subdivision?

No. Shepherd’s Valley Homesteads uses a long-term ground lease model, not subdivision.
The property stays as one unified piece, avoiding:

subdivision laws
costly surveys
zoning hurdles
cultural drift

You own your buildings, gardens, and animals.
The land itself stays protected.

Why use a lease instead of selling deeds?

Because the unified parcel structure:

keeps taxes extremely low
preserves the Christian identity of the community
avoids permitting and subdivision roadblocks
protects shared farmland and wilderness
makes homesteads affordable for families
alleviates government intrusion into how families use their land

This model is widely used by Native American lands, Appalachian family trusts, and Christian retreats.

Is Shepherd’s Valley right for everyone?
No. Shepherd’s Valley is intentionally designed for self-reliant homesteaders who are comfortable with rural conditions, uneven terrain, and gradual development.

This is not an HOA or a fully developed subdivision. Roads, access, and shared resources vary by location and may be seasonal. Residents are expected to plan accordingly and take responsibility for their own access, building choices, and daily needs.

People who require guaranteed services, immediate infrastructure, or consistent vehicle access in all weather may not be satisfied here. Shepherd’s Valley is best suited for those with a pioneer mindset who value flexibility, cooperation, and long-term living over convenience.

💲 COSTS & LEASE TERMS

How much does it cost to get a homestead?

Every homestead begins with:

$150/month for 36 months
(after your reservation tier schedule)

After that, the lease becomes:

$55/month for 96 years, renewable, transferable and inheritable

Is there an ongoing monthly fee after the 36-month period?

Yes. After 36-months your lease payment is $55 per month for the remainder of your lease term.

These dues support:

property taxes
wells and water development
community tools and equipment
village and gathering areas
insurance and basic operational costs

Every household also receives a Valley Parcel—about 1/4 acre of bottomland for gardening, livestock, orchards, greenhouses, or homestead projects.
Families may use it, rent it to others, or trade parcels through the community bulletin board.

📝 RESERVATIONS & LOT SELECTION

How do reservation tiers work?

Reservations are taken in groups of 100:

1. $150 First choice of lots

2. $300 Early access

3. $450 Standard access

4. $600 Base priority

5. TBD

Reservation fees are refundable until the earlier of (a) signing a Lease Agreement or (b) the published decision deadline, minus any non-refundable payment-processor fees.

How does 1 acre lot selection work?

After purchase, a Lot Selection Window opens.

Selection occurs strictly in reservation order.
Multiple-acre deposits are allowed, but contiguity depends on what earlier selectors choose.
Families may walk, hike, explore, and camp before choosing.
Leaseholders may trade, swap, or combine lots voluntarily.
Lots follow terrain: logging roads, ridges, drainage lines, etc.

Many lots will be steep which is normal in Appalachian homesteading.

How does 1/4 acre valley parcel selection work?

Valley land is introduced in phases to ensure fairness, flexibility, and long-term stability.

Early Community Phase (Shared Use)

During the early stages of the community, while occupancy is still growing, the valley land remains shared and unassigned.

Leaseholders may walk, explore, and use the valley cooperatively
Temporary gardens or uses are allowed
No permanent fencing, exclusive claims, or fixed improvements are permitted
Shared use during this phase does not create ownership or future entitlement

This phase allows the community to form organically and avoids locking in decisions too early.

Stabilization Phase & Formal Selection

Once Shepherd’s Valley reaches a long-term stability threshold (based on occupancy and time), a Valley Parcel Selection Window will open.

At that time:

Each leaseholder receives one ¼-acre Valley Parcel, included with their lease
Selection occurs in reverse reservation order, ensuring later joiners have a fair opportunity to choose productive farmland

This reverse-order system balances the advantages of early and later participation in the community.

Parcel Characteristics & Use

Valley parcels are shaped by natural features, including:

Creek proximity
Sun exposure
Soil quality
Drainage patterns
Existing access paths

Some parcels may be better suited for:

greenhouses or hoop houses
berries and orchard starts
small livestock
market gardens or intensive growing

Suitability varies by location.

Leasing, Trading & Flexibility

After parcels are formally assigned:

Leaseholders may trade, swap, combine, or lease Valley Parcels voluntarily
Lease terms between members may be set for up to 7 years, after which use reverts to the original leaseholder
All arrangements are private agreements between members

Shepherd’s Valley does not set prices or manage internal leases, but encourages cooperation and neighborly solutions.

Important Clarification

Shared use of valley land during early phases does not guarantee:

future selection of a specific area
exclusive rights before formal assignment
priority beyond the established reverse-order system

Permanent Valley Parcels are only created during the stabilization phase.

🚜 COMMUNITY TOOLS, EQUIPMENT & IMPROVEMENTS

Will there be shared tools and equipment?

Yes, as the community grows and finances allow, Shepherd’s Valley Homesteads intends to acquire shared tools and equipment for community use. These may include:

tracked skid steer
mini excavator
portable sawmill
simple community structures such as a barn or pavilion

All tools are acquired on a best-effort basis and depend on actual revenue, land payments, operating costs, and timing.

Is the purchase or availability of tools guaranteed?

No.

Shared tools and infrastructure are not guaranteed and are not tied to a fixed timeline. Weather, safety considerations, operator availability, maintenance needs, and finances all affect when tools are purchased and when they can be used.

Shepherd’s Valley Homesteads does not provide construction services.

What can shared tools be used for?

When available, shared tools may be used by members to support:

clearing homesites
building cabins, barns, and decks
milling lumber
terracing gardens
improving trails and access
assisting neighbors with heavy work

Use is cooperative and community-oriented, not centrally managed construction.

Will everyone have equal access to equipment?

Access is coordinated based on:

safety
availability
operator skill
weather conditions
community need

Homesteaders with steep or harder-to-access lots may receive priority consideration, but availability is never guaranteed.

Is equipment use free?

Policies around scheduling, use, fuel, maintenance contributions, or cost-sharing may be established as the community grows. Any such policies will be communicated clearly and applied fairly.

⛰ TERRAIN, ACCESS, AND LIFESTYLE

Do I need 4WD to access my homestead?

In most cases, yes.

Shepherd’s Valley is rugged Appalachian mountain terrain. Many areas require:

4WD or AWD vehicles
ATVs or side-by-sides
or hiking access

Some lower or valley-adjacent areas may be accessible with standard vehicles, but 4WD should be considered the norm, not the exception. Seasonal conditions such as rain, mud, or snow may temporarily limit access in certain areas.

This is a wilderness homestead community, not a suburban development.

Is full-time living required?

No.

Shepherd’s Valley welcomes a range of homesteading lifestyles, including:

full-time residents
weekend or seasonal cabin owners
gardeners and small-scale farmers
families seeking a quiet Christian retreat

There is no residency requirement.

How are lot lines finalized?

All homestead lots begin with provisional boundaries.

Because this is steep Appalachian terrain, final lot lines may need to shift slightly to ensure practical access, safe building locations, and workable road planning. Lots that already have usable trail access and do not restrict neighboring parcels are less likely to require adjustment.

Before boundaries are finalized, each neighborhood area is reviewed with input from:

the Stewardship Board
a professional mountain road builder
nearby leaseholders

Together, this group evaluates terrain, drainage, slope stability, and potential access routes. Based on this review, lot lines may be adjusted to ensure long-term usability.

Will I lose acreage if adjustments are made?

No.

Every leaseholder will receive at least one acre. Adjustments may affect the shape or orientation of a lot, but not the total acreage.

What if I receive a steep or difficult-to-access lot?

Some homesites will naturally require more effort to develop due to terrain.

Homesteaders who receive steep, landlocked, or harder-to-access lots will receive priority access to shared community equipment, once it is acquired. This may include equipment such as a skid steer, mini excavator, or sawmill.

This approach helps balance challenges fairly while encouraging cooperation.

Are adjustments optional?

Adjustments may be required when terrain makes a planned road, trail, or boundary impractical or unsafe.

The goal is fairness, safety, and long-term functionality, not micromanagement. Changes are made collaboratively and only when necessary to avoid permanent access problems or unusable parcels.

Are roads guaranteed or maintained year-round?

No.

Community access is developed gradually and on a best-effort basis. Roads follow existing logging routes where possible and are built to practical mountain standards, not suburban or county-road specifications.

Road construction timelines are not guaranteed, and some areas may remain seasonal or limited to 4WD or UTV access. Leaseholders should expect to plan for self-reliance and adapt to changing conditions.

💧 WATER, POWER & UTILITIES

How do we get water?

Each homestead chooses its own water solution:

drilled well
spring development
rain catchment
cisterns
hauled water

Shepherd’s Valley Homesteads may drill 1+ community wells as resources allow.

Leaseholders may also voluntarily pool funds for neighborhood wells:

How do we get electricity?

Leaseholders choose:

off-grid solar
generator
propane
batteries
hybrid systems

A shared grid power option is possible if a group chooses to pool funds.
100% optional.

How do septic systems work?

Options include:

compost toilet
outhouse
portable setups
or full septic (built to code)

Homesteaders choose what fits their lifestyle and budget.

🌾 COMMUNITY LAND & VALLEY PARCELS

How is community farmland used?

The valley contains 300 acres of bottomland. Instead of a centralized farming program, Shepherd’s Valley Homesteads uses a simple and fair decentralized system:

Every 1 acre lease agreement also receives a Valley Parcel

1/4 acre parcel of valley land. It may be suitable for:

gardens and market vegetables
chickens, rabbits, or small livestock
greenhouses or hoop houses
berries, orchard rows, vineyards
beekeeping or nursery starts

Flexible Use & Resident Marketplace

Families who do not plan to use their parcel may rent it to another resident.
Families who want more space may lease additional parcels from neighbors.

Shepherd’s Valley Homesteads provides a simple bulletin board (online + at the village area) for arranging trades and leases. Prices are set between residents, not imposed by the community.

📜 THE STEWARDSHIP BOARD

What does the Stewardship Board do?

Leaseholders elect a Board to:

resolve right-of-way issues
handle disputes
organize workdays
maintain peace and fairness

What doesn't the Board control?

They do not control:

your building design
your animals
your garden
your lifestyle*
your faith
your homestead decisions

*except as agreed to in community guidelines

Their job is to protect freedom, not regulate it.

🏷 PROPERTY TAXES

Do leaseholders pay property taxes?

Not individually. The parcel remains unified, so:

taxes are extremely low
lease fees cover them
no separate tax bills for families

What if taxes increase someday?

If taxes ever rise dramatically, leaseholders may share the increase proportionally.
This is considered unlikely.

✝️ CHRISTIAN COMMUNITY PRINCIPLES

Do you have to be Christian to join?

No, legally, we cannot require that.
But the community’s purpose and culture are openly Christian.

Leaseholders agree to respect:

Christian gatherings
Christian cultural values
Christian neighborly conduct
Christian community behavior guidelines

This maintains a peaceful, wholesome environment for Christian families.

📜 LEASE CONTINUITY & LEGAL STRUCTURE

Is my lease inheritable?

Yes. Your lease is fully inheritable.
Your children or heirs may receive it exactly as you held it, provided they agree to the community behavior guidelines.

Can I transfer or sell my lease?

Yes. Leases are transferable and sellable.
Any new leaseholder must agree to the same community guidelines to keep the culture and safety intact.

Will Shepherd’s Valley Homesteads buy back my lease if I want to leave?

Buyouts may be considered if funds are available, but they are not guaranteed.
You are always free to sell or transfer your lease to another family instead.

What happens if something catastrophic happens to the project?

Shepherd’s Valley Homesteads operates under a long-term ground lease model. Lease payments fund operations and service the land obligation.

While the project is intentionally designed to be financially conservative and resilient, it is still subject to risks outside anyone’s control, such as extreme economic events, legal changes, or other rare “black swan” scenarios.

In such an event, it is possible that the project could fail and leaseholders could lose their leasehold rights and any improvements made to the land. This is not expected, but it is a real possibility that must be acknowledged.

Shepherd’s Valley is not deeded land ownership and should not be treated as a guaranteed permanent property right. It is best suited for individuals who understand and accept the risks inherent in a shared, long-term land stewardship model.

⚠️ VIOLATIONS & REMOVAL

Can someone lose their homestead for behavior issues?

Only in extreme cases, and only when someone repeatedly violates the community agreement.

Examples include:

assault
reckless driving
reckless gun use
theft
intentional property damage
illegal activities
endangering others or their children

The goal is not punishment, it is protecting the safety and peace of the community.

Removal would be a last resort, decided by the Stewardship Board.

🏡 BUILDING RULES & LIFESTYLE FREEDOM

What kinds of homes are allowed?

All types are allowed:

cabins
tiny homes
mobile homes
RVs and campers
tents
pole barns
off-grid structures
custom designs

Shepherd’s Valley Homesteads does not restrict home type, style, or size.

Are there building codes or inspections?

Summers County is generally homestead-friendly and has historically been accommodating to owner-built homes, cabins, and off-grid dwellings, particularly in rural areas.

Shepherd’s Valley Homesteads does not act as a builder, developer, or permitting authority. Leaseholders are free to design and construct their homes according to their own needs and methods, including traditional Appalachian building styles, so long as they comply with any applicable county or state requirements.

Some activities, such as well drilling, septic systems, or connection to public utilities, may require permits or inspections under existing county or state rules. These requirements are typically limited in scope and do not necessarily mandate full modern building-code compliance, but they may create a record with the county.

Because regulations can change over time and may vary by circumstance, each leaseholder is responsible for understanding and complying with all applicable laws and permitting requirements related to their homestead.

Shepherd’s Valley Homesteads cannot guarantee permanent exemption from inspections or future regulatory changes.

🔥 FIRE SAFETY & WOOD STOVES

Are there rules for wood stoves, fire pits, or chimneys?

We ask everyone to be responsible and thoughtful, but we do not impose restrictions.

Leaseholders are encouraged to:

build safe chimneys
clear brush around fire areas
maintain wood stoves properly
avoid endangering neighbors

Shepherd’s Valley Homesteads trusts its families to act with wisdom.

🐄 LIVESTOCK & ANIMALS

Are there livestock restrictions?

No. All livestock is allowed including:

chickens
goats
sheep
cows
horses
pigs

But owners are responsible to:

prevent livestock from harming others
follow Old Testament-style principles of responsibility for damage

🚧 FENCING & BOUNDARIES

Can I fence my homestead?

Yes. Fencing is allowed.

The only requirement is your fence may not block another leaseholder from reaching their own homestead or path of access.

⚔️SECURITY & PERSONAL PROTECTION

Are firearms allowed?

Yes. Responsible firearm ownership is permitted.

Can I have a gate?

Yes, as long as it does not block another leaseholder’s access.

Can I have dogs?

Yes. Dogs are welcome. Owners must maintain control and prevent harm or nuisance to neighbors.

🔊 NOISE & PEACEFUL ENVIRONMENT

Are there noise restrictions?

There are no formal noise rules, but leaseholders must be respectful of neighbors, especially at night.

Christian fellowship, music, and family gatherings are normal but excessive disturbance is not.

👥 GUESTS, RENTALS & VISITORS

Can I have guests on my homestead?

Yes. Guests are allowed.

Guests must agree to and follow the community behavior guidelines during their visit.

Can I rent out my cabin?

Yes, short-term or long-term rentals are permitted, as long as guests uphold the same respectful conduct expected of all members.

🌐 INTERNET & CONNECTIVITY

Does Shepherd’s Valley Homesteads provide internet?

No, we do not provide internet service.

County residents agree that Starlink is an improvement on past services, but can get subpar connectivity if blocked by mountains or foliage.

⛪ CHURCH & COMMUNITY CENTER

Will the community build a church or meeting house?

Yes, that is part of the long-term vision.

As the community grows, we hope to build:

a small church
a community center or fellowship hall
shared gathering spaces

💼 BUSINESSES & WORK ON THE LAND

Can I run a business from my homestead?

Yes, homestead-based businesses are allowed.

However:

The Stewardship Board may intervene if a business creates major externalities, such as constant loud machinery, excessive smoke, or hazards.
The community is laissez-faire, but not at the expense of neighbors’ peace.

Examples of allowed businesses:

small farm operations
woodworking
cottage industries
online work
sawmilling

Large industrial operations may be reviewed if they disturb nearby homesteads.

💳 NONPAYMENT & LEASE DEFAULT

What happens if someone stops paying their lease?

There is a 3-month grace period.

If payments are still not caught up after three months:

the lease expires
the homestead lease is forfeited
no refunds are issued

This ensures fairness for the entire community.

Reserve