📘 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 without excessive regulation or suburban sprawl.

Is this a subdivision?

No. Shepherd’s Valley 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
scattered development

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
avoids government intrusion into how families use their land

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

💲 COSTS, LEASE TERMS & MEMBERSHIP OPTIONS

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:

$1 for 99 years, renewable and inheritable

You may prepay the 36 months anytime.

What do I get with the $1 for 99 years lease?

You receive lifetime rights to your homestead location without the taxes, surveys, permits, and bureaucracy associated with subdividing land.

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

You choose between:

Option A - $75/month Community Membership

Receive 50% of food harvest credits
Use barns, greenhouses, tools, skid steer, sawmill
Join farming and orchard projects
Participate in community land decisions
Access shared equipment

Option B - Homestead-Only (Free)

No community membership fee
Keep full homestead rights
Maintain Board voting power
Participate in faith gatherings

But no access to:

community tools
barns or equipment
shared farming or food credits
community land proposals

📝 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 Final priority

Deposits are fully refundable until the land closing begins.

How does lot selection work?

After purchase, a Lot Selection Window opens.

Selection occurs strictly in reservation order.
Multiple-acre deposits give priority for larger areas, 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.

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

🚜 COMMUNITY TOOLS, EQUIPMENT & IMPROVEMENTS

Will there be shared tools and equipment?

That is the plan but nothing is guaranteed as we can't commit to providing $100s of thousands of dollars of equipment before we know how successful the community will be.

As the community grows and resources allow, leaseholders may cooperatively acquire:

skid steer
mini excavator
portable sawmill
community barn or pavilion
shared tool sheds
terrace and garden improvements
trail maintenance

These projects require voluntary contributions, not mandatory fees.

What can shared tools be used for?

Community equipment helps families:

clear cabin sites
build homesteads
process lumber
terrace gardens
maintain roads and trails
support one another
used for community land ventures

⛰ TERRAIN, ACCESS, AND LIFESTYLE

Do I need 4WD to access my homestead?

Most likely yes.

The land is rugged mountain terrain. Many areas require:

4WD or AWD
ATV / UTV
or hiking

This is a wilderness homestead.

Is full-time living required?

No. Shepherd’s Valley is open to:

full-time residents
weekend cabin owners
hunters
gardeners
families wanting a safe Christian retreat

💧 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 may drill 1+ community wells as resources allow.

Leaseholders may also voluntarily pool funds for neighborhood wells:

one good well can support 10–30 families
cost is often $500–$1,000 per family when shared

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, FARMING & FOOD CREDITS

How is community farmland used?

The valley floor (most fertile land) is reserved for:

shared gardens
orchards
greenhouses
livestock areas
community projects

How is the harvest shared?

50% → all leaseholders as food credits or produce
50% → the workers who tended the land

This keeps things fair while rewarding participation.

📜 THE STEWARDSHIP BOARD

What does the Stewardship Board do?

Leaseholders elect a Board to:

manage community land proposals
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

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 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.

⚠️ 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:

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 does not restrict home type, style, or size.

Are there building codes or inspections?

If the county does not require inspections, you are free to:

build to your own specs
use your own materials
construct your home like the original Appalachian homesteaders

We believe in personal responsibility, not regulation.

Summers County does not currently enforce the West Virginia Uniform Building Code for rural off-grid homesteads, cabins, or privately built dwellings. Leaseholders may build to their own specifications, in the traditional Appalachian manner.

However, certain utilities, such as well drilling, septic installation, or connecting to the power grid, may require permits or inspections under state or county rules. These do not mandate full building-code compliance but may create a record with the county.

Because laws can change in the future, Shepherd’s Valley cannot guarantee permanent exemption from code enforcement. Homesteaders are responsible for understanding and following any applicable regulations.

🔥 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 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:

keep animals healthy
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 provide internet?

No. Shepherd’s Valley does not provide internet service.

However, Starlink works very well in Summers County and is the most common choice.

⛪ 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

These will be funded voluntarily, not imposed.

💼 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, 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
occasional sawmilling

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

💳 NONPAYMENT & LEASE DEFAULT

What happens if someone stops paying during the 36-month lease?

There is a 3-month grace period.

If payments are still not caught up after three months:

the lease expires
the homestead reservation is lost
no refunds are issued

This ensures fairness for the entire community.