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As the listing agents for nearly every developer in this area at one time or another, we have a deep file for covenants, septic, utilities, and access. Buying land here is a trained skill. Go to Indianhead, 10 miles from 7 Springs, I can get you farm land for $2500 per acre or less. Go to a resort, you could end up paying $40,000 per acre. Where is the line drawn? Who approves what, and why is it necessary? There are no public water and septic services except at the resorts and a few roads. Which ones? If you don’t have both you have a camp site, not a home site. Normally, we refer land buyers to other agents, but if you are really stressed, call us for the answers.  For that reason we are listing the major property developments in the area for your information. If you have questions e-mail the answer line at We do not represent many of these developments.

North Summit Condos at Hidden Valley Resort: This new community in Hidden Valley Resort consist of 4 units in 4 buildings. Each unit will have 3 bedrooms and 2 baths with the opportunity to upgrade with at third bath. The entry level units have ground level entrance and one floor living. The upstairs units will have vaulted ceilings. North Summit is located near the Summit Slopes and golf course. Owner are part of the Foundation and can enjoy the pools, courts, playgrounds and more as members.

Greentee Home Lots at Hidden Valley Resort: This planned community of 24 lots starts at the end of Hightop Drive. The lots average about .5 acres and many will have views of the golf course or the Laurel Highlands. Approved builders are available and the proposed model will start at $329,000 and up. Homeowners are members of the Foundation and can enjoy the pools, courts, playgrounds and more.

Fern Mountain on Route 31: Fern Mountain sits at the summit of the Laurel Highlands on Route 31, one mile west of Hidden Valley, and offers 2 acre plus wooded parcels for residential development. Right now there are several sites being offered for sale, starting at $70,000. Many of these existing homes are of substantial log or stone construction. A spec home frequently is available in this community. This community has an improved stone road, underground utilities, perk, and covenants. There are stables and pasture for horses.  This could very well turn out to be the “upscale community” on the Rt 31 side.Contact us for lots and prices. LOTS AND FINISHED HOMES AVAILABLE

Laurel Summit Estates: This wooded community is 1.5 miles east of Hidden Valley on Stahl Road off Route 31 near Kooser State Park. There are 15 3 to 12 acre parcels which are all sold at this time, but resales have happened. This community has an improved stone road, perk test, underground utilities, covenants, and a mountain wooded feel. Houses built here range from $350,000 and above and are mostly second homes. Last resale in this area was about $100K for a 7 acre parcel.

Oak Ridge Estates: This is one of the more developed communities in the area and is occupied by more full time residents. From Route 711, turn east on County Line, go 1 mile, turn right on Back Creek, go 1.8 miles, TR on Fowl Hill, TL into Oak Ridge. Sitting on top of the ridge line between Back Creek and Route 711, this community is about 50% developed with recent homes in the $250K to $500K range. Covenants and association. Lots, when available are levels, about 2 acres, perked, well drilled and the last couple of transfers were for $48,500 to $50,000 for a 2 acre parcel. Amenities include private paved road, underground utilities, all lots have been perk approved for sand mound systems, and some have the well drilled.

Pike Run Country Club: Located off Route 31 in Jones Mills this 400 acre community is hidden from all but the most aware. Offering all country club amenities, it has a club house, dining, pool, courts, shooting, and golf. An “old” club, there are some full time and second homes ranging from $250K to $750K. At times there are a few lots and homes that go on sale in this community.  This community is about 7 miles from Seven Springs and Hidden Valley. This should be considered if you are thinking of living here and want a maintained community with amenities.

SouthWind at 7 Springs: The original community of 156 town homes between the top of Wagner Slope and Lake Tahoe is completed and no new inventory is available. Furnished resales are available starting about $600K and up. This community was built from about 2005 to 2007. It is gated with a private chair lift and most units are ski in and out on to beginner trails. Attached single car garages are with each unit.  There are a few resales of existing properties available.  Contact us for inventory in this community. FINISHED HOMES AVAILABLE.

Pheasant Run at 7 Springs:  This gated community of lots and homes just outside the main gate is complete with a few lots remaining and some resales. Amenities include 7 Springs public water and sewage, access to the shuttle bus system, restrictions and covenants, and underground utilities. Houses in this community average over $1M. Lots average over $240K for a several acre parcel. There are restrictions as to the builder and design of the house. FINISHED HOMES AVAILABLE.

 Hidden Valley: New construction of town homes and single family homes are available at Hidden Valley resort, along with spec houses and resales of all types. This resort features proximity and in some places abutment with the PA State Forest, underground utilities, public water and sewage, and association and covenants. This is probably the most reasonably priced area in the Laurel Highlands for a “resort” second home. Resales are going for $100K and more. FINISHED HOMES AVAILABLE.

Buncher Development in Bakersville: The Buncher Group may very well be the “deep pockets” of our side of the mountain! We reviewed their proposed plans for DEP approval during the public viewing phase. (Remember they bought over 700 acres beside Hidden Valley.) Their plans call for two commercial areas, an equestrian center, a golf course, and over 270 residential  parcels ranging in size from .4 to a little over 6 acre. Visit the resort for their vision in the Laurel Highlands.

It has been announced that they have been given approval to connect into the Somerset sewage system, which may alter their community plans. They have been continuing to purchase properties along Route 31 and Gardner Road, which runs along the main tract.  At this time no properties for sale. 

How many years out is it?  Because of the current economic status we think this project is well down the road. Given the scope of their proposed plans and that they have still kept this property you have to think that they have confidence in the future potential of substantial growth in our area.

The Bluffs near Fern Mountain: Going through Fern Mountain on Camp Run Road you will come to the Bluffs, a new community of coupled condo villas on 50 Acres. The plan is for 10 buildings with 2 condos each starting at $290K. They will have use of the Fern Mountain Equestrian Center and located close to the snowmobile club and both the resorts. For photos of the area go to or contact us for more information on plans.

Nemacolin: If you haven’t been there for awhile take a ride!! This is the high end resort of the Laurel Highlands. They’ve redesigned their website and it’s awesome! Along with the PGA golf courses, airport, ski area, rope and climbing area, sporting clays range, art gallery, shops, meeting rooms, restaurants, spa, a world renowned baker (you should see the cakes!), there is the 5 star hotel. With the casino up and operating this is a full package, the only drawback it is in the middle of nowhere. When future housing was addressed they refer to ensuring that their employees have a place to call home. There are some single family home sites available.

Lake Elisabetta, County Line Road: Basically these are perked lots on County Line Road about 1/2 mile east from 711 on the way to 7 Springs Resort. There are 2 phases, the first along County Line and then phase 2 off County Line near a pond called Lake Elisabetta. Lot sizes average from 2 to 4 acres, and price is about $37K per acre. There is public water on County Line Road that could be used for those lots; sand mound will probably be the septic system.  Contact us for more on this development as it becomes clearer, we are offering buyer agency where it is needed.

SEASONS VIEW: This community has the most spectacular view in the area. To get there from either Hidden Valley or 7 Springs go west about 1/2 mile, turn on Sheets Road and go about 1.5 miles. These 7 parcels are sold, but resales have happened. West side of this development abuts the State Forest. They are about 5-6 acres and sit on a ridgeline that falls off offering the south and east view. Each lot has been perked, underground utilities, and covenants. There are currently 3 homes in this community, all having spectacular south and east Laurel Highland views. Last lot resold went for about $125,000.

HOME SITES Additional home sites in the area are available. As a rule of thumb you see a one acre home site near the resorts perked and approved for septic with utilities roadside going for about $50,000.00. Additional acreage and proximity to the resorts will increase the price. Most sites will require the owner to drill a well and install an approved septic system. Normally this cost is about $20,000.00 for both. To date there has not been a problem with the water; it is potable but usually with some iron content and is normally found between 180 feet to 200 feet. There is some public water available in the resorts and on some of the primary roads leading to the resorts, but for the most part, wells are the primary sources of water. There is no public sewage system in this area except at the resorts. Sand mound is the most common septic system. On difficult to perk sites the state wide ultra violet system has been approved, but as of yet we have not seen such a system installed. It is estimated that the cost of this system alone is over $25,000.00. It may not be accepted on a stream side lot in a protected watershed.

SEPTIC drives the use of land and proximity to the resorts that drives the value. With a site at Pheasant Run at Seven Springs going for an average of $45,000 per acre and 3 BR, 2 B houses 12 miles from this site on one acre going for $75,000 the rule location, location, location applies here. Things to be careful of is that you must be preapproved for septic on any lot you buy.  If you don’t have the approval you could end up with a primitive campsite. Proximity to the protected watershed and streams will also up the criteria for septic. Home sites close to our sheltered streams will have a higher requirement for septic. Nationally, there are several programs restricting nitrates into the watersheds and this will filter down on rural area home sites, most likely several years out, but the legislation we have seen will place a large monetary expense on home owners without approved septic systems. We suggest you not fall into this category.  This is a changing market both in requirements and price. Call us personally if you plan on buying land in this area at 800-419-7653. Ask personally for Abe or Wags.


All information deemed reliable but not guaranteed. Copyright 2022.

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