How it Works

Making the Land Affordable

Shepherd’s Valley Homesteads uses a long-term ground lease model rather than selling individual deeds.
This approach is not new. It is the same model used for generations by:

Native American tribal lands
Appalachian family trusts
Long-standing Christian retreat communities

Why?

Because keeping the entire 1,300+ acres as one unified property allows us to:

preserve the valley
avoid intrusive government subdivision regulation
protect the culture and Christian identity
avoid costly surveys for each lot (we use GPS boundary lines instead)
allow immediate building
maintain freedom for off-grid living
keep homestead costs low for families

As a leaseholder, you will own your home, your cabin, your improvements, your gardens, and your animals.
The land itself remains under the protection of Shepherd’s Valley Homesteads so the community is capable of enduring for generations.

✔ $150/month for 36 months

(After your reservation tier schedule)

After the 36 months are completed, your homestead lease becomes:

✔ Then $55 per month for 96 years — renewable and inheritable

This gives you lifetime rights to your land while avoiding the legal complexity and taxation that comes with subdividing mountain terrain.

After the 36-Month Lease

Once your 36-month homestead lease is complete and your payment drops to $55 per month for the remaining 96 years.

The ongoing lease payments support:

property taxes
community tools and equipment
water development on the community valley land
village and gathering areas
insurance and basic operational needs

Includes a Valley Parcel (Community Farmland Share)

Every household receives a ¼-acre Valley Parcel on the fertile bottomland (approximately 10,890 sq ft, or about 104 ft by 104 ft if it were square). This gives each family a productive space for homesteading projects such as:

a greenhouse or hoop house
small livestock (chickens, rabbits, or goats)
berries, orchard rows, or vineyard starts
a market-garden plot
beekeeping or specialty crops

Families who do not wish to use their parcel may lease it to another resident through the community bulletin board.
Families wanting additional growing space may lease extra parcels from neighbors for terms up to seven years.

Reservation Tiers

To secure the land, we are taking reservations in four groups of 100 families.
Each tier contributes to the down payment and receives specific timing advantages.

Tier 1 (First 100) $150 First choice of lots

Tier 2 (Next 100) $300 Early lot access

Tier 3 (Next 100) $450 Standard lot access

Tier 4 (Next 100) $600 Base priority tier

Tier 5 Final reservation group

Your reservation is fully refundable until the land closing begins, less card processing fees.

Once Shepherd’s Valley Homesteads is purchased, your deposit converts into your lease payments and is deducted from the total due (i.e. the acres with higher reservation deposits have a longer delay before their monthly payment begins)

For the 1/4 acre valley parcels, the lot selection will reverse reservation order to allow everyone to get desirable land for their homestead use.

Who Shepherd’s Valley Is For
Shepherd’s Valley is designed for people who value independence, adaptability, and cooperation. This is a rugged homesteading community, not a managed development, HOA, or resort.

Residents should expect variation in terrain, access, and timelines. Roads, infrastructure, and shared resources are developed gradually and on a best-effort basis. Some areas require 4WD or UTV access, and seasonal limitations are normal in Appalachian mountain land.

Shepherd’s Valley works best for people who are comfortable solving problems, working with neighbors, and accepting that not everything is immediate or convenient. Those seeking guaranteed services, uniform access, or suburban standards may find this community is not a good fit.

Community Tools, Equipment & Future Improvements

A central part of the Shepherd’s Valley Homestead's vision is cooperative progress, neighbors helping neighbors, sharing knowledge, tools, and labor, and building a resilient community over time.

While each homestead is independent, the Founder intends to guide the early development phase by establishing key shared resources as finances allow and as the community grows.

Founder Intent & Development Priorities

The following improvements and the intended roadmap, based on projected monthly surplus and responsible budgeting.
All timelines depend on actual revenue, costs, and the pace of community development.

Planned Early-Stage Infrastructure

Three community wells, placed to serve community land to supplement those with limited water access
A central community zone for worship, homeschool groups, Bible studies, workshops, homesteading classes, meetups, and shared tools

These will be pursued gradually as finances permit, not on a fixed or guaranteed timeline.

Planned Community Equipment

We plan to acquire the following shared equipment in a phased schedule:

Tracked skid steer (priority for early access and trails)
Portable sawmill (to support cabin construction)
Mini excavator (for pads, drainage, and utilities)
Dozer (later-stage efficiency and road improvement)

These tools will be community-use assets, not a construction service.
Their purchase timing depends entirely on the monthly surplus after land payments, operating costs, and family needs.

How Shared Equipment Will Be Used

Once acquired, members may sign out the equipment for personal or community use:

cutting homestead pads
building cabins, barns, decks, retaining walls
milling lumber for personal or shared projects
terracing garden plots
improving trails and access
supporting neighbors with heavy lifting or grading work

Use will be collaborative and cooperative, reflecting the culture of the community, not centrally orchestrated construction.

Important Notes on Tools, Equipment & Infrastructure

All community tools, equipment, and infrastructure are provided on a best-effort basis and are not guaranteed services.

Shepherd’s Valley Homesteads does not promise:

Specific purchase dates
Continuous availability
Equal or immediate access
Completion of any particular project
Use by untrained or unauthorized operators

Availability and use of shared equipment depends on:

Financial surplus after land payments and operating costs
Weather and ground conditions
Safety considerations
Availability of experienced operators
Ongoing maintenance and repairs

Community equipment is intended to support homesteaders, not to function as a construction service or contractor replacement. Members are responsible for their own projects, timelines, and outcomes.

The Founder and Stewardship Board may establish reasonable rules for scheduling, training, supervision, and safety to protect both people and equipment.

Shared tools are meant to encourage cooperation, mutual aid, and gradual progress, not convenience, guarantees, or entitlement.

Full-Time Living or Weekend Retreat

Shepherd’s Valley Homesteads is open to:

Families who want to live full-time
Those seeking a peaceful vacation retreat
Families wanting a safe Christian environment
People seeking a future refuge or off-grid backup location

There is no requirement to live here full-time.

You are free to build a cabin for recreation use.

4WD Access & Rugged Mountain Terrain

Shepherd’s Valley Homesteads is raw Appalachian mountain land.
Most areas require:

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

This is part of the pioneer experience, and a key reason why the land is affordable.

Homestead lots will be placed primarily along existing logging roads.

Some lots may not have direct road frontage. Leaseholders may build simple trails or collaborate with neighbors to improve access, subject to safety and environmental considerations.

The ruggedness of the land is a defining feature of Shepherd’s Valley and offers homesteaders the opportunity to shape their land through personal effort and cooperation.

Flexible Lot Boundaries & Road Planning

Shepherd’s Valley Homesteads is mountain terrain, and safe access is the most important factor when shaping lots. Because of this, all homestead boundaries begin as provisional and may be adjusted once we evaluate the land with:

the Stewardship Board
a professional mountain road builder
the neighbors in each section

Together, this group will evaluate terrain, drainage, slope stability, and potential access routes. Based on these findings, some lot lines may shift slightly to ensure that:

• every homestead has reasonable access
• no parcel becomes permanently landlocked
• community roads and switchbacks can be placed in usable locations

Every leaseholder will still receive at least one acre, though the shape or orientation of a lot may change before it is finalized. Once finalized, lot boundaries are recorded and are not subject to ongoing adjustment except by mutual agreement or for access or safety reasons.

Support for Steeper or Harder-to-Reach Lots

Some homesteads on mountain slopes will naturally require additional effort to access or develop. To help balance this challenge, leaseholders assigned steeper or harder-to-reach lots will receive priority consideration for access to community equipment, such as a skid steer, mini excavator, or sawmill, once these tools are acquired and available.

Community equipment access is provided on a best-effort basis, subject to availability, safety considerations, operator qualifications, and weather conditions. This system is intended to promote fairness, cooperation, and long-term usability, rather than to guarantee specific services or timelines.

Seasonal Access & Road Development Timelines

Shepherd’s Valley Homesteads is located in steep Appalachian mountain terrain. As a result, access conditions vary by season, weather, and location.

During certain times of the year, especially winter snow, heavy rains, or spring thaw, some roads and trails may become:

muddy
rutted
temporarily impassable
accessible only by 4WD, side-by-side, or on foot

Seasonal limitations are a normal and expected part of mountain homesteading, and residents should plan accordingly.

Road Development Is Gradual and Best-Effort

Community access roads are developed incrementally over time, prioritizing safety, drainage, and long-term stability rather than speed. Road improvements depend on:

terrain conditions
weather windows
available funds
equipment availability
safe working conditions

Because of this, Shepherd’s Valley does not guarantee specific road construction schedules or completion timelines.

Some access routes may remain rugged or seasonal for extended periods, especially in steeper areas of the property.

Self-Reliance Is Part of the Model

Leaseholders should expect to:

use appropriate vehicles
plan for periods of limited access
improve trails or driveways on their own lots
cooperate with neighbors on shared access solutions

This approach keeps costs low, preserves the natural character of the land, and reflects the reality of Appalachian mountain living.

Lot Selection

Once Shepherd’s Valley Homesteads is secured, we open a Lot Selection Window, and the process follows the guidelines below:

1. Selection Occurs in Reservation Order

This honors early supporters and ensures fairness.

2. Multiple-acre deposits

Leaseholders may reserve additional acres. They are not guaranteed to be contiguous. Those with earlier reservation order have a greater chance of contiguous lots because as the selection process proceeds, earlier selectors may choose areas that interrupt the acreage. You may however, barter trade or sell to get the land you desire (see below).

3. Homesteaders may walk, camp, and explore before choosing

Families are encouraged to:

walk the ridge lines
explore access roads
hike potential lots
pray over their choice
meet neighbors
camp or RV on the land after closing

This helps each family find their ideal site.

4. Bartering, trading, and voluntary transfers are allowed

After or during the selection window, leaseholders may:

trade lots
barter acreage
combine or swap areas
sell their lease rights to another member

Shepherd’s Valley Homesteads encourages cooperation and flexibility as members settle into the land. For sales or transfers, amended leases must be signed with agreements between buyers and sellers.

5. Lots will be shaped according to access and terrain

Most lots will follow:

existing logging roads
ridge spurs
contour lines
natural drainage patterns

Many lots will be steep, a reality of Appalachian homesteading, and members are encouraged to build creatively: terraces, platforms, decks, stilt foundations, and hillside gardens.

Community Land Phasing & Valley Parcel Assignment

Shepherd’s Valley Homesteads will develop gradually. Because the community may not reach full occupancy immediately, community land use and valley parcels are assigned in phases to preserve fairness and flexibility.

Early Phase: Shared Community Use

During the early settlement phase (before stabilization):

Valley land and other designated community areas are shared and unassigned
Leaseholders may garden, graze animals, or make temporary use of open areas
No permanent claims, fencing, or exclusive improvements are permitted
Shared use does not create ownership, entitlement, or priority rights

This phase allows early homesteaders to explore the land, learn its patterns, and use space responsibly while the community takes shape.

Stabilization Phase: Formal Valley Parcel Assignment

Once Shepherd’s Valley reaches a stabilization threshold (based on occupancy and/or time), permanent valley parcels will be chosen.

At that point:

Each homestead will receive a ¼-acre valley parcel
Valley parcels are assigned separately from mountain homestead lots

Reverse-Order Selection

To ensure fairness:

Valley parcels are selected in reverse reservation order
Later reservation tiers choose first
Earlier settlers choose later, having already benefited from first choice of the homestead lots

This structure prevents “leftover” parcels and balances early risk with long-term equity.

Utilities & Off-Grid Freedom

Leaseholders are responsible for their own:

Water (well, spring, rain catchment, hauled water)
Power (grid, solar, generator, propane, battery systems)
Sewer (compost toilet, outhouse, porta-potty, or code-compliant septic)
Driveway or trail access to their site

This gives every family maximum freedom to build the life they want.

Shared Grid Power Option

Community members may band together to bring in grid electricity:

Costs can be shared among participating leaseholders
This makes hookup drastically cheaper per family
Participation is 100% optional

Cooperative Neighborhood Wells

Leaseholders may voluntarily pool together to drill “neighborhood wells.”

In Appalachia, this model is often the most sustainable and cost-effective approach:

It is possible that one good well can support 10–30 homesteads
If 10–20 families share the cost, it often comes to $500–$1,000 per family*
Participation is always optional
Each neighborhood decides for itself whether and when to drill

This cooperative approach ensures affordability, resilience, and fairness without obligating any one family to shoulder the entire cost of a drilled well.

Leaseholders may also choose spring development, rain catchment, cisterns, or hauled water depending on their location and personal homesteading style.

*this is only an example, not a guarantee

*The Stewardship Board may coordinate group projects (such as shared wells or shared power hookups) so permits, contractors, and timelines are handled in an organized way when permits are required.

Community Land & Valley Parcels

The valley contains 250 acres of community land. Instead of a centralized farming program, Shepherd’s Valley Homesteads uses a simple, fair, and decentralized approach:

Every household receives a Valley Parcel

Included with your homestead acre, you will choose a 1/4 acre portion of community farmland. This gives each family the opportunity to:

grow produce
raise small livestock
build a greenhouse
plant berries or orchard trees
start a small homestead business
participate in the weekly village market

The valley parcel lot selection will be in the reverse order of the 1 acre lot selection. This is to help each homesteader get desirable farmable land instead of receiving the worst of each set of parcels.

Flexible Use & Resident Marketplace

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

The community provides a simple bulletin board, physical and online, for arranging leases and trades. Prices and terms are set between residents, not by Shepherd’s Valley Homesteads.

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The Stewardship Board

Leaseholders will elect a Stewardship Board to:

oversee community land
resolve right-of-way questions
handle disputes involving damage, waste, or illegal activity
maintain peace and fairness
organize community efforts (farm days, road maintenance, building projects)

The Board does NOT control:

your building design
your lifestyle*
your faith
your garden
your animals
or what you do on your leased homestead*

*Except as you agreed to community behavior guidelines regarding respect for our neighbors and our Christian culture

Its authority is intentionally limited to protecting your freedom, not governing your life.

Property Taxes & How They Are Covered

One of the blessings of Appalachia is very low property taxes, especially on large rural tracts. Because Shepherd’s Valley Homesteads remains one unified parcel under the community lease structure, the total tax burden is:

far lower than it would be if subdivided
simple to manage
predictable year to year

At present, property taxes on this land are less than $5 per acre, which means the entire valley’s tax bill is low enough to be covered easily through lease fees.

Under normal circumstances:

no special assessments are needed
no surprise tax bills are added
no individual leaseholder pays separate tax obligations

The ground-lease model allows Shepherd’s Valley Homesteads to remain stable, affordable, and focused on building wholesome Christian family life rather than bureaucratic overhead.

In the Event of a Substantial Tax Increase

If, in the future, property tax liability were to increase substantially due to changes in county assessment, state policy, or outside factors, leaseholders may be required to contribute their proportional share of the tax increase.

This ensures the valley remains financially healthy and sustainable for generations. However, given the current tax rate, such a scenario is considered unlikely.

Shared Risk & Long-Term Stability

Shepherd’s Valley Homesteads is built on a long-term ground lease model. Lease payments are used to operate the community and service the underlying land obligation.

While the project is designed conservatively and with significant margin for safety, no long-term land project is entirely risk-free. In the unlikely event of a severe economic disruption, legal change, or other unforeseen “black swan” event, it is possible that the project could be materially impacted.

If the project were unable to continue operating, leaseholders could lose access to the land and improvements made to it. For this reason, Shepherd’s Valley should be understood as a shared-risk, long-term stewardship model rather than deeded land ownership.

This community is intended for people who value flexibility, resilience, and cooperation, and who understand that pioneering always involves some degree of uncertainty.

Timber, Surface & Mineral Rights

Shepherd’s Valley Homesteads includes the surface rights and timber rights to the land under our long-term community lease model. Leaseholders are free to harvest timber for:

cabin and barn construction
outbuildings
fences
decks, sheds, and homestead improvements
personal use or small-scale woodworking

This is your land to build on and shape, and we expect families to use the trees on their homestead acres for personal construction and improvement.

However, while personal and on-site use of timber is permitted immediately, large-scale commercial timber sales will be limited until the initial 36-month lease period is complete. This protects the valley from someone stripping valuable timber and then abandoning their lease obligations. After the initial lease period, off-property timber sales are permitted.

This is simply a safeguard to protect both the land and the community.

Mineral Rights

Mineral rights do not transfer with the property. Like many large Appalachian tracts, the subsurface mineral rights remain with prior owners. This means:

oil, gas, and mineral extraction rights do not belong to Shepherd’s Valley
we do not have authority to permit or restrict subsurface activity
leaseholders do not receive mineral income

There are active natural gas wells on the property, and these remain the legal authority of the mineral rights holder. The wells and any associated access easements or maintenance obligations will continue as currently established.

We want to be clear and honest about this from the beginning. Surface use, timber use, homestead development, livestock, gardens, and community life are fully within our rights. Subsurface minerals are not.

A Christian Community With Purpose

The purpose of Shepherd’s Valley Homesteads is not to escape society.
It is being built to:

provide safety, stability, and community for our families
allow our children to grow up in a wholesome Christian environment
encourage homeschool groups, Bible studies, and fellowship
allow families to build meaningful relationships
serve each other in times of need
engage in missions both locally and globally
live cleaner, simpler, more grounded lives

This is not a retreat from responsibility, it is a return to purpose.

A chance to live out our faith with intention, community, and stewardship over God’s land.

Reserve