The Opportunity
When Freedom, Land & a Move-In Ready Home Come Together in One Package
Properties like this don't stay on the market. 13 unrestricted acres, a renovated home, a private stocked pond — all in one of North Carolina's most desirable rural counties, priced to move.
If you've been hunting for a piece of North Carolina land that gives you real freedom — freedom to farm, homestead, build, invest, or simply exhale — 2428 Sims Bridge Rd in Kittrell, NC is exactly what you've been waiting for. This rare Franklin County listing combines the trifecta: acres of unrestricted land, water on the property, and a home that's been renovated and county-approved so you can move in day one.
Listed at $385,000 by Ninja Realty's James Hutson, this property is generating significant interest — and for good reason. Scroll through the highlights, explore the photos, and keep reading to understand just how much value is packed into this single listing.
Photo Gallery
See Every Corner of This Remarkable Property
Video Walkthrough
Watch the Property in Action
Land, pond, home & outdoor living — all in one walkthrough.
▶ Watch on YouTubeThe Home
Renovated, Permitted & FHA/VA Ready — Move In Immediately
This isn't a cosmetic flip. The sellers invested in a county-approved renovation with meaningful updates throughout. You're not buying someone else's project — you're buying a completed, inspected, move-in ready home.
The roof is brand new metal — one of the most durable and cost-effective roofing options available. The floors are new waterproof LVP throughout. Every surface has been updated: fresh paint, new countertops, new light fixtures, updated bathrooms. Even the crawlspace has been brought up to FHA/VA standards with an engineer's certificate already secured — saving the buyer roughly $700 in inspection costs and eliminating a major purchase hurdle for VA and FHA buyers.
The layout is an open floorplan with a generous living room anchored by a fireplace, flowing into a kitchen with a walk-in pantry and dedicated dining area. The primary suite is thoughtfully split from the secondary bedrooms for privacy and includes a stylish bath with a walk-in shower and soaking tub.
The seller is also including a one-year home warranty — a meaningful commitment that gives the buyer additional peace of mind from day one.
What's Included
Every Feature That Makes This Property Exceptional
New Metal Roof
Durable, low-maintenance, and built to last decades.
Waterproof LVP Floors
Brand-new luxury vinyl plank throughout the home.
Cozy Fireplace
Anchors the open living room — perfect for NC winters.
Updated Bathrooms
Walk-in shower + soaking tub in the split primary suite.
Walk-In Pantry
Storage-forward kitchen design with new countertops.
Screened Back Porch
Massive screened porch with ceiling fan overlooking the pond.
Open Entertaining Deck
Huge open deck — ideal for gatherings and outdoor living.
Private Stocked Pond
Recently stocked — ready for fishing, relaxation, kayaking.
Workshop Building
Backyard workshop adds serious utility and functionality.
Private Well
No monthly water bill — independent from municipal supply.
FHA/VA Ready
FHA foundation upgrade + engineer certificate in hand.
1-Year Home Warranty
Full warranty provided by seller to the buyer at closing.
The Land
13 Unrestricted Acres in Franklin County — A Rare and Valuable Asset
In Franklin County real estate, land with this much frontage, this much acreage, and zero restrictions is genuinely rare. Let's break down what makes the land itself such a compelling asset.
Road Frontage: The property boasts approximately 788 feet of frontage on Sims Bridge Road — a state-maintained road — and approximately 316 feet on Allens Way, a private road with legal access. Dual-road access of this caliber is typically found only in much more expensive listings.
No HOA. No Restrictions. You can homestead, raise animals, build a barn, add a guest house, run a small business from the property — whatever you envision (subject to county permitting, of course). This level of freedom is increasingly rare in North Carolina's growing rural markets.
Subdivision Potential: The seller believes this tract is well-positioned for future subdivision into additional parcels. With state road frontage and the sheer acreage involved, Franklin County buyers and investors should absolutely explore this angle with a local surveyor or attorney.
County Taxes Only. No city tax jurisdiction means lower annual carrying costs — a meaningful financial advantage year after year.
Explore More
Video Tour, Listing Details & Buyer Resources
Everything you need to evaluate this property — in one place. Buyer resource guide coming soon.
Full Listing
View all photos, MLS details, maps, and property info for 2428 Sims Bridge Rd.
Video Tour
Watch our YouTube walkthrough — land, pond, home & outdoor living all in one.
Buyer Resources
Property flyer, engineer certificate info & helpful buyer guides — coming soon.
Is This Your Property?
Who Should Be Calling About 2428 Sims Bridge Rd Right Now
This property checks boxes for several buyer profiles simultaneously. Here's who should be reaching out today:
🌾 Homesteaders & Country Living Seekers: The private well, unrestricted acreage, workshop, and pond make this a homesteader's dream. Raise chickens, grow food, live off the land — this property is built for it.
🏡 Land Buyers & Rural Lifestyle Seekers: If you've been searching for acreage with road frontage, water on the property, and no HOA telling you what you can and can't do — this is it. The combination of a state-maintained road and 13 unrestricted acres is increasingly rare in Franklin County.
🏦 VA & FHA Buyers: The seller has already done the heavy lifting. The FHA foundation upgrade is complete, the engineer's certificate is in hand, and a one-year home warranty is included. VA and FHA buyers face fewer obstacles here than on virtually any comparable rural property.
Common Questions
Frequently Asked Questions About 2428 Sims Bridge Rd
What is the asking price for 2428 Sims Bridge Rd in Kittrell, NC?
The property is listed at $385,000. This includes the 13+ unrestricted acres, the renovated 3BR/2BA home, the private stocked pond, the workshop, and all improvements.
Is there an HOA or deed restrictions on this Franklin County property?
No HOA and no deed restrictions. The property is fully unrestricted, giving buyers complete flexibility to use the land as they choose — homesteading, additional structures, animal keeping, and more — subject to Franklin County permitting requirements.
Can this property be purchased with a VA or FHA loan?
Yes. The home has received an FHA foundation upgrade and an engineer's certificate is already secured and will be provided to the buyer's lender at closing. This saves approximately $700 in FHA/VA inspection costs and removes a common loan approval hurdle.
Can the 13 acres be subdivided into smaller lots?
The seller believes this property is a strong candidate for subdivision given the state road frontage and acreage. All subdivision plans are subject to Franklin County approval, and buyers are encouraged to conduct their own due diligence with a local surveyor or land-use attorney.
How do I schedule a showing for 2428 Sims Bridge Rd?
Contact listing agent James Hutson at Ninja Realty: (252) 915-2311 or visit ninjarealtync.com. You can also use the contact form on the full listing page linked above.
What county is 2428 Sims Bridge Rd, Kittrell, NC located in?
The property is located in Franklin County, North Carolina. The address is 2428 Sims Bridge Rd, Kittrell, NC 27544.
What renovations were done to the home?
The home underwent an extensive permitted renovation including: new metal roof, new waterproof LVP flooring throughout, new interior/exterior paint, new countertops, new light fixtures, updated bathrooms, new appliances, new vapor barrier, FHA foundation upgrade, and a fresh septic tune-up.
Final Word
Properties Like This Don't Sit — Make Your Move Today
In today's North Carolina real estate market, finding a renovated home on 13 unrestricted acres with a private pond, no HOA, VA/FHA financing options, and future subdivision potential — all under $400K — is not a common occurrence. This is the kind of property that buyers regret not acting on faster.
Whether you're a first-time buyer ready to plant roots, a land buyer craving space and freedom, or a homesteader who's been searching for the right piece of North Carolina — 2428 Sims Bridge Rd in Kittrell, NC is worth a serious look.
The listing is being presented by James Hutson, Broker-in-Charge at Ninja Realty. James knows this market and can walk you through every detail. Call, text, or schedule a showing today — before someone else does.
