Is Sanctuary On 1st The Right In-Town Retreat For You?
If you picture stepping out your front gate and strolling to coffee, dinner, or a concert in Highlands, you’re not alone. Many buyers want that in-town ease without sacrificing privacy or design. Sanctuary on 1st promises exactly that blend, pairing a small gated setting with modern farmhouse style a short walk from Main Street. In this guide, you’ll see what the community offers, how the homes live, the ownership details that matter, and which buyer profiles it tends to fit best. Let’s dive in.
Sanctuary on 1st is an intimate, gated enclave of just eleven new luxury single-family homes set on 1st Street and Oak Street in downtown Highlands. The developer’s site plan maps Lots 1 through 11, showing a compact neighborhood footprint near town conveniences. You can review the layout and location on the developer’s published site plan.
Marketing materials consistently position Sanctuary as an in-town, walkable address with quick access to Main Street dining, shopping, and cultural venues. Different sources describe the walk as about one minute or an easy five-minute stroll. Treat those as general indicators of proximity and verify the exact route and time that match your pace.
Sanctuary offers several model families, with homes typically configured as 3 to 5 bedrooms and multiple ensuite baths. Many designs include a main-floor primary suite for easy everyday living. Larger models in public listings have been described in the roughly 4,000 to 4,500 square foot range, though size and layout vary by lot and plan. If a certain bedroom count or suite arrangement is important, confirm the model-to-lot mapping before you tour.
Select residences are marketed with a finished carriage house above the garage that includes a living area, kitchenette, and full bath. This space can be a comfortable guest retreat or a flexible zone for extended stays. Whether a carriage house can be used as a separate rental depends on Town permits and HOA rules, so plan to confirm both before you count on any rental usage.
Design language leans “mountain modern” or “modern farmhouse,” with black metal window frames, clean-lined white shiplap accents, stone or granite fireplaces, and standing-seam style metal roofs. Many homes highlight outdoor living with screened porches and multiple fireplaces, including substantial stone hearths. You can see the overall aesthetic and model mix on the developer’s community overview.
Most homes include an attached two-car garage with paved access. Guest parking allowances can vary by lot and HOA rules, so confirm on-site visitor parking if you plan to host frequently. Public listing information also indicates access to public water and sewer, plus fiber or cable service. Those utilities support a true lock-and-leave lifestyle since you are not managing private well or septic systems.
The core appeal at Sanctuary is how quickly you can reach Highlands’ Main Street restaurants, boutiques, and services on foot. That in-town rhythm lets you leave the car parked more often, enjoy spontaneous plans, and welcome friends without coordinating long drives.
Highlands has a lively arts calendar anchored by venues like The Bascom, the region’s visual arts center with exhibitions, classes, and events. If you appreciate galleries and creative programming, explore The Bascom’s current offerings. The Highlands Performing Arts Center and Kelsey-Hutchinson Park host concerts, theater, and seasonal community events that help make an evening out feel effortless.
When you want fresh air, many of the plateau’s signature hikes and waterfalls sit a short drive from downtown. Whiteside Mountain, Glen Falls, and Dry Falls regularly appear in visitor guides and local recommendations. For inspiration on nearby outdoor attractions, browse this Highlands destination guide.
Developer materials market “five designs from $3.8M to $5.5M,” which places Sanctuary among Highlands’ premium in-town options. Availability changes as homes are sold or start construction, and individual lots may be tied to specific models. Review current pricing and plan assignments directly through the developer’s Sanctuary on 1st page and confirm details with the listing agent before you compare homes.
At this price point, Sanctuary usually draws buyers who want single-family privacy, new construction quality, and walkability, rather than the lower carrying costs common in in-town condos or townhomes. Your decision often comes down to how much you value private outdoor space, a gated environment, and a detached-home experience steps from Main Street.
Public listing records for a Sanctuary address reference an HOA fee of about $5,000 per year. The community is gated, and marketing emphasizes low-maintenance finishes. To understand true lock-and-leave convenience, request the full HOA packet, including the Declaration and Rules and Regulations. That document will clarify what the association maintains or insures and what remains an owner responsibility, such as exterior painting, roof replacement, snow and ice removal, and repair obligations.
Macon County administers property taxes in the Highlands area. Local effective tax rates have historically been low compared with many U.S. counties. As a simple illustration only, applying an approximate effective rate of 0.39 percent to a $4,000,000 assessed value suggests around $15,600 per year in property tax. Your actual tax bill will depend on the parcel’s assessed value and current millage rates. You can learn about the county’s process and access parcel data through the Macon County tax site.
If you are thinking about short-term rental income, do not assume it is allowed. The Town of Highlands tightened how short-term rentals are handled in residential zones and requires permits, with specific procedures for nonconforming uses. Rules can impact occupancy, duration, and eligibility by zoning district. To understand what is possible at Sanctuary, review the Town’s current guidance and permit process and confirm that the HOA permits rentals. For background on recent updates, see this local report on Highlands’ UDO amendments regarding STRs.
If you want a lock-up-and-go retreat where you can walk to dinner, host friends in style, and avoid the upkeep of a large estate, Sanctuary likely fits. Main-floor primary suites make long weekends easy, and carriage houses offer flexible guest space. Confirm guest parking and winter maintenance policies so your visits stay smooth year round.
Buyers who value walkability, gated privacy, and low-maintenance living may find Sanctuary compelling. Many plans place the primary suite on the main level to minimize daily stairs. Before you commit, check whether the HOA handles exterior maintenance and snow or ice service, and verify the home’s circulation and access points match your mobility preferences.
From an investment angle, in-town location and potential carriage-house flexibility are positives, but careful due diligence is crucial. Highlands’ permit rules and HOA covenants may limit short-term rentals. Carrying costs in the 3.8M-plus price band also mean raw yields are usually modest. For illustration only, a publicly available rental estimate for one Sanctuary listing suggested about $92,000 in annual rent, which is roughly a 1.8 percent gross yield on a $5.0 million purchase before taxes, HOA fees, management, and vacancy. That supports the idea that Sanctuary is primarily a lifestyle buy rather than a pure income play. Verify eligibility and real-world rental comps before you model returns.
Use this list to streamline your process and avoid surprises:
Sanctuary on 1st delivers a rare mix: a boutique, gated neighborhood of new homes with modern farmhouse flair a short walk from Main Street. If you are a well-prepared weekender or retiree who prizes walkability, privacy, and polished design, it is worth a close look. Investors should proceed thoughtfully and base any projections on current rental rules, accurate comps, and full carrying costs.
If you want local guidance on pricing, availability, HOA documents, and how Sanctuary compares to other Highlands options, reach out to the Michaud Rauers Group. Our team pairs deep, on-plateau expertise with concierge service to help you decide with clarity and confidence.
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