6408 Glenbrooke Dr, Pleasant Garden, NC 27313 Available

  • $2,500

Nearly half an acre of wooded land in a quiet neighborhood with NO HOA! Close to Hagen-Stone Park. Lot has direct access to public roadway (Glenbrooke Drive). Land t does not perk.

Perk Test Results

Updated Summary Analysis: Build Options Based on Perk Test Results

(As of September 2025)

Property Overview

  • Address: 6408 Glenbrooke Dr, Pleasant Garden, NC 27313

  • Parcel #: 0132278 (Lot 16)

  • Size: ~0.46 acres

  • Zoning: RS-9 (single-family residential)

  • Current Status (2025): Vacant, no structures or improvements recorded.

  • Last Sale: October 1, 2017, for $6,000

  • Estimated Market Value: ~$22,664

Historical Soil Evaluation (2017)

  • Agency: Guilford County Department of Public Health

  • Application: 3-bedroom home with basement

  • Result (Jan 31, 2017): Denied—site deemed unsuitable for a conventional ground absorption septic system.

Reasons for Denial:

  • Topography: Steep slopes / poor drainage

  • Soil Morphology: Restrictive horizons (hardpan)

  • Soil Wetness: High water table at 9–28 inches (across 9 test pits)

  • Shallow Depth: Limited separation to bedrock/saprolite

No standard on-site wastewater system was permissible at that time.

2024 Rule Updates: New Possibilities

North Carolina’s Onsite Wastewater Rules (15A NCAC 18E) were overhauled effective January 1, 2024 (with amendments through September 2024). The updates emphasize flexibility for challenging sites through:

  • Engineered designs & advanced pretreatment (TS-I / TS-II systems)

  • Modeling (e.g., DRAINMOD) and groundwater monitoring

  • Reduced vertical separations (down to 6–12 inches with TS-II)

  • Saprolite reclassification (minimum 24-inch separation)

  • Stabilization plans for slopes >30%

These changes open the door for alternative systems that were not considered viable in 2017.

Build Options Based on 2025 Conditions

Option Description Feasibility for This Lot Estimated Cost Adder Next Steps
Alternative On-Site Wastewater (Drip / Low-Pressure Pipe) Effluent pretreatment + timed low-pressure dispersal; good for wet/restrictive soils. High – specifically noted as possible in 2017 eval; NC rules allow on “provisionally suitable” sites. $10,000–$25,000 + inspections every 3–5 yrs Hire soil scientist for monitoring/modeling; file Improvement Permit (~$300). Contact Guilford Environmental Health: 336-641-7613
Mound or Raised System Pumped effluent to above-ground sand mound for filtration. Medium – possible if slopes <15%; may need engineer for groundwater/surface runoff concerns. $15,000–$30,000 Commission engineering study; submit for health dept approval.
Aerobic Treatment Unit (ATU) w/ Dispersal Advanced aeration tank reduces separation needs (6–12 in w/ TS-II). Medium – good for wetness; requires dispersal area in saprolite. $8,000–$20,000 Private consultant evaluation + county approval.
Holding Tank (Pump-Out) Waste stored in sealed tank; pumped regularly. Low – only last resort; not for long-term residential use. $5,000–$10,000 install + $200–$400/month pumping Would require variance petition to NCDHHS.
Public Sewer Tie-In Connect to municipal sewer if extended to area. Low – Pleasant Garden area relies mostly on private systems. $5,000–$15,000 (if available) Check with Greensboro Water & Sewer (336-373-2135).
Non-Residential or Limited-Use Structures Garage, shed, or tiny home (<400 sq ft) w/o plumbing. High – no septic required if no wastewater. Minimal (building permit $200–$500) Apply via Guilford Planning & Development.

Recommendations

  1. Start with a Consultant:

    • Commission a licensed soil scientist to perform monitoring or modeling (DRAINMOD) under the updated rules.

    • Aim to reclassify the lot from “unsuitable” to “provisionally suitable.”

  2. Leverage 2024 Regulations:

    • The “perc test” process is outdated; 2024 rules prioritize engineered flexibility and groundwater protection.

  3. Budget & Timeline:

    • Re-evaluation & permitting: 1–3 months

    • Alternative septic systems: $20,000–$50,000 (total system + permitting)

    • Home build cost: Depends on design (~2,000 sq ft possible if septic solution secured).

  4. Immediate Contact:

    • Guilford County Environmental Health: 336-641-7613

    • Planning & Development (permits): 336-641-7603

✅ Bottom Line:
While conventional septic remains blocked, alternative wastewater systems (especially drip dispersal or engineered ATUs) are now viable under 2024 regulations. With professional re-evaluation, this lot could support the originally intended single-family home—though at a premium installation cost compared to standard septic.

Buyer pays any realtor fees or commission if they need realtors assistance…

Buyers to do their own independent due diligence

End Buyer Covers All Closing Cost

Reputable Attorney or Title Company in North Carolina will perform close and do title search

 

 

Price:
$2,500
Address:
6408 Glenbrooke Dr
Pleasant Garden,, NC 27313
Lot Size:
.46 acreas
Terms:
Assignment of Contract
Property Type:
Land

Call 702-527-4579 for more details

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