What Are the HOA Fees at Achasta in 2026?

Before you tour an Achasta home, know your carrying costs. The HOA structure at Achasta is layered, there is a community association fee, a separate golf membership component, and a food-and-beverage minimum at the Achasta Grill. Most buyers are surprised by how affordable it is relative to comparable Jack Nicklaus Signature communities; others are surprised by what the membership tiers actually require. This guide breaks it all down for 2026.

The Achasta Community Association Fee

Every Achasta homeowner, whether or not they play golf, pays a base community association fee that covers the common infrastructure of the private community: gate operations and 24-hour security, landscaping of common areas, road maintenance inside the gates, the river park and walking trails along the Chestatee River, and the Achasta Clubhouse amenity areas (pool, fitness, tennis and pickleball courts).

The community association fee has historically been structured as an annual levy, typically billed quarterly. Exact figures are confirmed at closing through the HOA estoppel certificate, buyers should always request the current year’s budget and the reserve fund balance as part of due diligence. A local Achasta-specialist agent can pull current figures from recent closings. The advisors at Gold Peach Realty track every closed Achasta transaction and can give you the exact current-year number before you make an offer.

Golf Membership Tiers at Achasta

Golf membership at Achasta is sold separately from community membership and comes in tiers. The tiered structure means you choose your level of course access, and your monthly golf dues, at the time of home purchase. Some resale listings include a transferable membership at a specific tier; others require the buyer to initiate a new membership.

The Jack Nicklaus Signature Course on the Chestatee River is the flagship amenity, and full membership access to it carries a meaningful price. Full details of the 2026 membership tiers, initiation fees, monthly dues per tier, cart fees, and guest privileges, are covered in our Achasta Golf Membership Guide. Read that before you finalize your offer; membership tier can affect your monthly carrying cost by several hundred dollars per month.

The Food and Beverage Minimum

Members at Achasta are subject to a monthly food-and-beverage (F&B) minimum at the Achasta Grill, the community’s member dining facility. This minimum applies regardless of whether you dine at the Grill that month, unspent balance does not roll over. For buyers who travel frequently or maintain the property as a second home, the F&B minimum is often the most underestimated line item. Ask your agent to confirm the current F&B minimum and rollover policy for the specific membership tier you’re considering.

What the HOA Does NOT Cover

Achasta HOA fees do not cover: individual lot landscaping (your yard is your responsibility), exterior building maintenance, homeowner’s insurance, individual driveway or driveway gate maintenance, or any special assessments passed for capital improvements beyond the reserve fund. Special assessments are rare but not unheard of, request a history of special assessments over the past five years as part of your due diligence package.

Total Monthly Cost: What Buyers Should Budget

When buyers ask “what does it cost to live in Achasta?”, the honest answer is: it depends on your golf membership tier and how often you use the Grill. A back-of-envelope budget for a full-membership owner running all dues and minimums would include: mortgage (varies by purchase price and down payment), community association quarterly fee prorated monthly, golf membership monthly dues, and the F&B minimum. A Gold Peach Realty advisor can model the carrying cost for any specific listing before you make an offer, call (770) 283-1223 for a 15-minute walkthrough.

Frequently Asked Questions: Achasta HOA

Can I waive the golf membership at Achasta?
Some membership tiers are optional; the base community association fee is not. Buyers who have no intention of golfing should confirm with the HOA which components are mandatory versus elective before closing. Community access amenities (pool, fitness, trails) are typically included in the base community fee regardless of golf tier.

Are Achasta HOA fees increasing in 2026?
Like most private community associations, Achasta’s fees are subject to annual board review. For the most current figures, including any 2026 increase, the estoppel certificate requested at contract is the definitive source. Your buyer’s agent will obtain this document as part of the standard due diligence process.

Does Achasta have a rental restriction?
Achasta’s governing documents include rental restrictions that may affect short-term rental activity. Full-time vacation rental (Airbnb/VRBO) is typically not permitted; longer-term rentals may be allowed under specific conditions. Buyers purchasing for investment or second-home income should review the CC&Rs carefully with a Georgia real estate attorney before closing.

What happens to my membership if I sell my Achasta home?
Membership transferability depends on the tier. Some tiers transfer at closing with an assigned transfer fee; others require the new buyer to initiate. This is a common negotiation point in Achasta transactions, your agent should clarify the membership status of any home you’re considering before you submit an offer.

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Ready to look at current Achasta homes for sale? Every active listing, including those not yet on the public MLS, flows through the local advisors at Gold Peach Realty. Browse Achasta homes at Gold Peach Realty or call (770) 283-1223 to speak with an Achasta specialist today.

Achasta vs. Big Canoe: Which North Georgia Golf Community Is Right for You?

North Georgia’s mountain real estate market has two dominant private golf communities: Achasta in Dahlonega and Big Canoe in Dawsonville. Both offer gated privacy, championship golf, and mountain lifestyle. The buyers who ask us to compare them are usually relocating from metro Atlanta or out of state, and they’re weighing a retirement home or luxury second residence. Here is an honest side-by-side, no sales spin.

The Golf Courses

Achasta’s course is a Jack Nicklaus Signature design routed along the Chestatee River in Dahlonega. The routing makes heavy use of the river corridor, with several holes playing along or across the water. Signature courses are designed by Nicklaus’s firm with Nicklaus’s aesthetic direction, distinctive bunkering, wide fairways that reward distance, and risk-reward par 5s. The Dahlonega elevation adds roll and a mountain setting that photographs extraordinarily well.

Big Canoe has three 9-hole courses, Creek, Mountainview, and Dogwood, playable as three distinct 18-hole combinations. No Nicklaus pedigree, but the sheer variety and the mountain terrain create an entirely different kind of golf experience. Big Canoe’s courses are less manicured than a Signature layout but often described as more forgiving for recreational golfers.

The verdict on golf: if a marquee Nicklaus Signature course is a priority, Achasta wins outright. If variety and a more relaxed atmosphere matter more, Big Canoe offers more options.

Price Points and What You Get

Achasta homes are concentrated on the higher end of the Dahlonega market. Resale properties inside the gates range from the upper $600s to well above $1M for fairway-fronting custom builds. The community is compact, approximately 950 home sites, which keeps inventory scarce and values stable. Our Achasta real estate market update tracks current active listings, median sale prices, and days-on-market data.

Big Canoe spans a larger footprint with more entry-level options, you can find homes in the $400s to $500s alongside multimillion-dollar mountain estates. The broader price range makes Big Canoe accessible to a wider buyer pool, which also means more competition from buyers who are price-sensitive rather than community-specific.

Community Size and Feel

Achasta is intimate. The approximately 950-lot community means you will recognize faces at the Grill, at the pool, and on the course within a few months. The gate is a genuine social anchor, neighbors wave to each other; the security team knows most owners by name. For buyers who want to feel like community members rather than residents of a large resort development, Achasta’s scale is a significant advantage.

Big Canoe is considerably larger, over 8,000 acres with thousands of home sites. The scale means more amenities (hiking trails, a marina on Lake Petit, multiple pools) but a less intimate community feel. You are more likely to see new faces at Big Canoe’s amenities than familiar ones, particularly during peak second-home seasons.

Location Advantages

Achasta sits 1.5 miles from downtown Dahlonega, walkable if you are willing to walk a mountain road, and a two-minute drive to the town square, which has a genuine dining and wine scene built around the Dahlonega wine trail. The proximity to a real town is a meaningful quality-of-life advantage, particularly for full-time residents or those who spend extended periods at the community.

Big Canoe’s location near Dawsonville and Jasper places it farther from urban amenities. The trade-off is a deeper mountain setting with less traffic pressure on the surrounding roads. For buyers who want maximum seclusion, Big Canoe’s location is appealing. For buyers who want civilization close at hand, Achasta’s Dahlonega proximity is hard to beat.

Making the Decision

The buyers who ultimately choose Achasta tend to value the Jack Nicklaus course specifically, the compact community scale, and the Dahlonega town adjacency. The buyers who choose Big Canoe tend to prioritize the broader amenity variety, the larger trail system, and the slightly lower entry price point.

Neither community is wrong. The right choice depends on how you intend to use the home, how important golf brand pedigree is to you, and whether you want intimacy or variety from your community experience.

If Achasta is in the running, the next step is getting eyes on the active listings and understanding the current membership options. The current Achasta homes for sale page has the active inventory, and the advisors at Gold Peach Realty can arrange a community tour and an introduction to the membership director. Call (770) 283-1223 to set it up, tours book quickly in spring and summer.

Frequently Asked Questions

Is Achasta or Big Canoe better for full-time living?
Both support full-time residents well. Achasta’s edge for full-timers is its proximity to Dahlonega’s downtown amenities, restaurants, grocery, healthcare, the University of North Georgia campus, without a long drive. Big Canoe is better suited for buyers who prioritize seclusion and are comfortable with the commute to Dawsonville, Canton, or Cumming for everyday needs.

Which community has better value for appreciation?
Both communities have seen strong appreciation over the 2020, 2026 period driven by inbound relocation from Atlanta, remote work flexibility, and limited inventory. Achasta’s smaller size means fewer comparable sales and potentially higher volatility in both directions. Big Canoe’s larger inventory base creates more transaction comps, which can moderate both upside and downside. Neither community should be purchased purely as an investment vehicle, both are lifestyle buys with appreciation as a secondary benefit.

Can I rent out my Achasta or Big Canoe home on Airbnb?
Both communities restrict short-term rentals in their governing documents. The specifics vary, some Achasta lots were grandfathered under older rules; Big Canoe’s restrictions have been enforced more actively in recent years. Buyers considering either community for rental income should review current CC&Rs with a Georgia real estate attorney before closing. Do not rely on what a neighbor claims their rental policy is, obtain the current governing documents and confirm directly with the HOA.

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Weighing Achasta? Browse the current active listings and recent sale data at Gold Peach Realty, your Dahlonega Achasta specialists. Call (770) 283-1223 or visit goldpeachrealty.com.

How to Buy a Home in Achasta: Step-by-Step Guide for 2026

Buying inside a private gated community is different from a standard MLS purchase, and Achasta has its own wrinkles around golf membership transfer, HOA approval, and a thin resale market where the best homes rarely sit long enough for out-of-area buyers to find them. This guide walks you through every step, from finding the listing to closing the deal.

Step 1: Understand What’s Actually for Sale

Achasta is a small community, approximately 950 home sites, and active resale inventory at any given time is typically fewer than a dozen properties. Some of those are on the MLS. Many are not. The most sought-after fairway-fronting and riverfront lots frequently change hands through the local brokerage network before they ever appear on Zillow or Realtor.com.

Your first call should be to an agent who actively works inside Achasta’s gates, not a general Dahlonega buyer’s agent who happens to have MLS access. Gold Peach Realty, Dahlonega’s local brokerage, tracks active, pending, and off-market Achasta inventory. Call (770) 283-1223 before you rely on any public listing site for a complete picture of what’s available.

Step 2: Get Pre-Approved (Before You Tour)

Achasta sellers, like sellers at most private communities, are not interested in contingent-on-financing buyers who are still figuring out their budget. Come with a pre-approval letter from a lender who has experience with jumbo loans if you’re purchasing above the conforming loan limit (currently $806,500 for 2026 in Lumpkin County). Many Achasta transactions exceed this threshold.

If you’re paying cash, have proof of funds ready. Cash transactions represent a meaningful portion of Achasta closings, the community attracts buyers with capital as well as those financing, and a seller who has two offers will take the cleaner one.

Step 3: Tour the Community, Not Just the House

Any home showing inside Achasta starts at the gate. Spend time in the community before you commit to a specific property: walk the river trail, have lunch at the Achasta Grill, and if golf is important to you, arrange a guest round on the Jack Nicklaus Signature Course. The course plays differently than it photographs, mountain courses always do, and you want to know if you love it before the membership initiation is part of your closing costs.

Also tour the pool and fitness facilities and the Achasta Clubhouse. The quality of these amenities will determine how much time you actually spend there, and the F&B minimum you’ll pay monthly means you are implicitly paying for them regardless of how often you use them.

Step 4: Due Diligence, What Achasta Buyers Specifically Need to Review

Beyond the standard Georgia due diligence items (title search, survey, inspection, radon testing for mountain homes), Achasta buyers have a private-community-specific checklist:

• HOA estoppel certificate, confirms current dues, any past-due amounts, and any pending special assessments
• Reserve fund balance, a healthy reserve means the community can fund major repairs without a special assessment; a thin reserve is a yellow flag
• CC&Rs and architectural guidelines, know the rules before you close, especially if you’re planning renovations, additions, or a fence
• Golf membership status, is the existing membership transferable? At which tier? What is the transfer fee?
• Special assessment history, request the last five years of board minutes and financial statements
• Rental restriction, confirm the current short-term rental policy directly with the HOA, not from the seller

Your buyer’s agent and a Georgia real estate attorney experienced with HOA communities should both be in your corner for this step. Read the full breakdown in our Achasta Homes For Sale Buyer’s Guide.

Step 5: Negotiate the Offer

Achasta resale properties move quickly when priced correctly. The thin inventory means there is often only one or two other comparable properties on the market at any time. If the home is priced at or below market, expect competition. If it has been sitting, understand why, condition issues, pricing, or an unusual lot (backs to a busy internal road, tight lot line, poor course views) are the usual suspects.

The negotiation on a private-community home should also address: who pays the membership transfer fee, which membership tier conveys, whether the seller’s existing golf cart and equipment convey (common in Achasta transactions), and whether the listing price reflects any upcoming HOA special assessment the seller is aware of.

Step 6: Close and Activate Your Membership

Achasta closing is handled by a Georgia-licensed closing attorney (Georgia is an attorney-close state, the closing attorney represents the transaction, not either party). Your lender will coordinate with the closing attorney. Plan for the following closing costs specific to Achasta: the Georgia transfer tax, the HOA initiation or transfer fee, any golf membership initiation fee for your chosen tier, and the pro-rated HOA dues for the balance of the quarter.

After closing, the HOA will schedule your member orientation. You’ll receive gate access credentials, parking passes, and your club membership card. Most new Achasta owners are on the course within the first week.

Frequently Asked Questions: Buying at Achasta

Does the HOA have to approve my purchase?
Achasta’s governing documents include community membership requirements, but a standard residential purchase does not typically require an HOA interview or approval vote, that is more common in co-op buildings than private golf communities. What the HOA does review is membership applications for golf tiers above the base community membership. Confirm the current process with your agent.

How long does a typical Achasta closing take?
A conventional-financed Achasta purchase typically closes in 30, 45 days from binding agreement. Cash transactions can close faster, sometimes in 14, 21 days, if all parties move quickly on due diligence. The membership transfer and HOA estoppel steps add a few days to standard timelines; factor this into your closing date negotiation.

Can I build a new home at Achasta?
Vacant lots do occasionally come to market inside Achasta. Building a new home requires architectural review committee (ARC) approval for plans, materials, and landscaping. The ARC process typically takes 2, 4 weeks for initial review and may require plan revisions. Your builder must be approved by the HOA or apply for approval before breaking ground.

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Ready to start your Achasta home search? The advisors at Gold Peach Realty know every active and off-market property inside the gates. Call (770) 283-1223, the conversation is free and there’s no obligation.

Is Achasta a Good Place to Retire? What Retirees Actually Say

Achasta keeps appearing on the shortlists of out-of-state retirees researching North Georgia mountain communities. The combination of private golf, mountain scenery, a genuine small town within walking distance, and Georgia’s favorable property tax treatment for seniors makes it compelling. Here is an honest look at what retirement at Achasta looks like, week to week.

The Daily Life Case for Achasta

The rhythm at Achasta for a full-time retiree typically looks like this: a morning round or range session on the Jack Nicklaus Signature Course, lunch at the Achasta Grill with the same rotation of neighbors who are also on the course, an afternoon on the Chestatee River trails or at the aquatics facility, and a short two-minute drive into downtown Dahlonega for dinner or an evening on the town square.

The proximity to Dahlonega is the underrated piece. Dahlonega has a functional grocery store, multiple physician practices, a hospital (Northside Hospital Dahlonega, approximately 10 minutes from the gates), a growing restaurant row along the town square, wine tasting rooms for the North Georgia wine trail, and the University of North Georgia campus, which retirees frequently use for lectures, performances, and the library. This is a functioning small city with mountain beauty, not a remote homestead.

Georgia Property Tax Advantages for Seniors

Georgia is consistently ranked among the most tax-friendly states for retirees, and Lumpkin County, where Achasta sits, participates in the state’s senior exemption programs. Georgia exempts the first $35,000 of retirement income (pensions, IRA distributions, Social Security) from state income tax for residents 62 and older, and the exemption increases at 65. The homestead exemption programs in Lumpkin County further reduce property tax burden for full-time residents who qualify as senior homeowners.

Tax treatment is highly individual and changes year to year, consult a Georgia CPA before making financial projections based on any numbers in this article. That said, the structural Georgia-state advantage for retirees is real and documented.

Healthcare Access from Achasta

Retirees’ number one practical concern when evaluating a remote mountain community is healthcare access. From Achasta’s gate, Northside Hospital Dahlonega is approximately 10 minutes by car. Gainesville, where Northeast Georgia Medical Center (NGMC), one of the region’s largest hospital systems, is located, is approximately 35 minutes. Atlanta’s major academic medical centers (Emory, Piedmont Atlanta, Northside Atlanta) are 65, 75 minutes under normal traffic conditions.

For routine care, Dahlonega has a growing number of primary care practices and specialists. For major procedures, the Gainesville NGMC corridor is the practical referral hub. Most Achasta retirees describe this healthcare geography as acceptable for everyday needs; those with complex chronic conditions requiring frequent specialist visits typically factor in the Gainesville drive as part of their monthly routine.

The Golf Factor, Why It Matters Even If You Don’t Play

Even retirees who don’t play golf often value the golf course setting at Achasta. The course creates the maintained open landscape that gives Achasta homes their views and their light, fairway-fronting lots have unobstructed vistas in a way that would not exist without the course. The course also serves as the community’s social spine: most organized social events at Achasta connect to the golf calendar in some way, which means even non-golfers participate peripherally through the Grill, the Achasta Ladies Club, and charity events on the course.

The full breakdown of golf membership tiers, including what non-golfing residents are required versus optionally can pay for, is in our Achasta Golf Membership Guide.

What Retirees Say

The recurring themes from Achasta residents who relocated for retirement: the community is smaller and more intimate than they expected (in a positive way), the gate gives them a genuine sense of security, they use the course and the Grill more than they anticipated, and the Dahlonega town proximity solved the “but what will we do” concern they had about mountain retirement before they moved. The most common regret: waiting so long to make the move.

The Achasta community reviews page has more direct resident perspectives.

Frequently Asked Questions: Retirement at Achasta

Is Achasta age-restricted?
No. Achasta is not a 55+ community, it is an all-ages private golf community. The demographic skews toward 50+ because of the price point and the golf/lifestyle orientation, but families with children live inside the gates and are an active part of the community.

What is the nearest major airport to Achasta?
Hartsfield-Jackson Atlanta International Airport is approximately 75, 80 minutes from Achasta’s gate under light traffic conditions. I-400 north from Atlanta is the typical route. Morning peak-hour traffic from Atlanta to Achasta can extend this to 90, 100 minutes; the return toward Atlanta during evening rush can run similarly. Most Achasta full-time residents schedule Atlanta airport trips in the early morning or mid-day to avoid the worst of it.

Can a spouse who doesn’t golf be happy at Achasta?
Consistently yes, based on resident feedback. The Chestatee River trails, the pool and fitness facilities, the Dahlonega wine scene and restaurant row, and the community social programming through the Ladies Club and other organized groups give non-golfers a full activity calendar. The Grill alone becomes a social anchor for many residents regardless of whether they play.

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If you’re evaluating Achasta for retirement, the best next step is a community visit. Gold Peach Realty, Dahlonega’s local brokerage, can arrange a community orientation, a Grill lunch, and a tour of any active listings in a single half-day trip. Call (770) 283-1223 to schedule it.

What Drives Achasta Home Values? A Price-Factor Analysis

Achasta resale properties span a wide price range, from the upper $600s for interior lots with no course views, to well above $2M for signature fairway-fronting custom builds with Chestatee River access. Understanding what separates a $750,000 Achasta home from a $1.4M one requires understanding the specific price factors inside this community. Here is what actually moves the needle.

Lot Position: The Single Biggest Driver

Inside Achasta, lot position is the dominant value driver, more than square footage, more than finishes, more than year built. The hierarchy runs roughly as follows:

• Fairway-fronting with direct course views, highest demand, fewest available, premium of 20, 35% over comparable non-view lots
• River-corridor lots with Chestatee access or views, premium tier, often comparable to or exceeding fairway premium
• Cul-de-sac or interior lots with privacy, no course view, mid-range, still well above general Dahlonega market
• Interior lots adjacent to common areas or internal roads, entry tier inside the gates; the most price-accessible way into Achasta

This lot-position premium is stable because it cannot be replicated, you cannot add a fairway view to an interior lot. Buyers who want the view pay for it upfront; the view holds its premium over time because inventory never increases.

Home Size and Build Quality

Achasta’s architectural standards require custom or semi-custom construction, no production builder floor plans exist inside the gates. The result is that even the smaller homes (3-bed, 2,500, 3,000 square feet) are generally well-built by local custom home builders. The price-per-square-foot variance inside Achasta reflects finish level more than size: a 3,200 sf home with high-end kitchen, primary bath, and outdoor living area will command meaningfully more per square foot than a 3,200 sf home with builder-grade finishes from 2009 that hasn’t been updated.

Buyers evaluating two similarly sized Achasta homes at different price points should look closely at: kitchen age and finish level, primary bath (walk-in shower, freestanding tub), outdoor entertaining space (screened porch, deck, outdoor kitchen), garage configuration (golf cart bay is a functional amenity at Achasta), and HVAC/mechanical age. A $150K renovation delta between two homes is often worth investigating at face value.

Golf Membership Tier Attached to the Listing

Resale homes that include a transferable full golf membership at a premium tier carry a material premium over otherwise identical homes where the buyer must initiate a new membership. The initiation fee for a full golf membership tier is significant; when it is already embedded in the listing price via a transferable membership, the effective cost of the home is lower than the sticker price difference implies. Buyers evaluating Achasta properties should always determine the membership status attached to each listing and factor in the initiation cost of whatever tier they intend to join.

Full detail on membership tiers and costs: Achasta Golf Membership Guide.

Year Built and Renovation History

Achasta’s build history spans from the community’s opening through the present, some homes were built in the early 2000s at opening; some have been built or substantially renovated in the 2020s. A 2003-vintage home that has never been updated trades at a discount to a 2003 home with a 2022 kitchen and primary bath renovation, even if the lot position is similar. The renovation premium is real and compressing, buyers are increasingly unwilling to pay full value for an unupdated older home knowing they will need to fund a renovation immediately.

Seasonal and Market Factors

Achasta, like most mountain resort markets, has seasonal demand patterns. Spring (March, June) is the peak showing and contract season; buyers relocating from Atlanta tend to start their search in spring to close before summer. Fall foliage season (October, November) creates a second showing spike as out-of-state visitors who visit Dahlonega for the color tour fall in love with the area. The slowest showing periods are deep winter (January, February) and July, August, when heat reduces golf activity and vacation travel dominates.

For buyers, the implication: off-peak listings sometimes have more negotiating room. For sellers, the implication: listing in spring gives maximum exposure to the peak buyer pool. Our current Achasta market update has the most recent activity data.

Frequently Asked Questions: Achasta Values

What is the median sale price for Achasta homes?
The median varies by year and by what types of lots are selling. In periods when fairway-fronting homes dominate the sold inventory, the median will run significantly higher than in periods when interior lots are turning over. For the most current median and days-on-market data, see our Achasta market update or call the Gold Peach Realty advisors at (770) 283-1223, they track every Achasta transaction and can give you a current-quarter average in five minutes.

Have Achasta home prices gone up or down since 2020?
Like the broader North Georgia mountain market, Achasta saw significant appreciation during the 2020, 2022 post-pandemic relocation wave, followed by a moderation period as interest rates rose in 2023, 2024. The 2025, 2026 market has stabilized at a level meaningfully above pre-pandemic pricing, with limited inventory continuing to support values. The community’s small size and irreplaceable lot characteristics (river, course, views) provide a floor that broad market corrections can compress but rarely collapse.

Is now a good time to buy at Achasta?
This is an individual financial decision, not a general market call. The factors that typically matter most for Achasta buyers: how long they plan to hold the property, whether they’re financing and at what rate, and whether the specific lot/home they’re considering has the irreplaceable characteristics (fairway frontage, river views) that maintain premiums through market cycles. A Gold Peach Realty advisor can walk you through the recent comp set for any specific property you’re considering, that analysis is more useful than a general market prediction.

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See what’s currently available inside Achasta’s gates, including off-market pocket listings, through the advisors at Gold Peach Realty. Call (770) 283-1223 or visit goldpeachrealty.com for current Achasta inventory and a free market value consultation.