The Home Owners Association (HOA, which is managed by all residents, will be responsible for the upkeep of common areas, including the water features. HOA fees will cover maintenance costs, and the community will collectively decide on any changes to the management of these spaces, ensuring resident input is valued. After much research, Terra Futura has chosen the governance model of Sociocracy as its primary decision-making and meeting format. This is very common among many eco communities around the world. Terra Futura will be a blend of owners, renters, and co-op members. Each household will have representation, regardless of status. However, some decisions such as those affecting permanent property value may be reserved for owners. And some decisions regarding daily life at Terra Futura may be reserved for those living on-site.

Pricing can now be found on our availability page. HOA fees for the duplex units will include all expenses for common areas like insurance and property maintenance, They will also include most utilities such as wireless fiber-speed internet, recycling, garbage, compost, highly-filtered water, and city sewer,

The final HOA fees, because of the shared and bundled cost, will be nearly half what an average homeowner pays on the same utilities and property maintenance, plus the resident will have access to all the amenities like hot tub, sauna, gardens, and community house. The exact amounts will be finalized closer to the completion of the first phase. Schedule a call if you have more questions.

Residents will play a crucial role in shaping the community's governance. Once the first houses are sold, the new homeowners will be involved in updating the community bylaws and protocols through a collaborative process, ensuring that the community reflects the values and needs of its members.

The first two homes were completed in the Autumn of 2024. The duplexes are under development review as of Spring of 2025, with construction of the units in Firefly Bluff expected to begin Summer of 2025 and ready for move-in, Spring of 2026. Maple Crescent units will be coming along within the year after Firefly Bluff.

Duplexes often get a bad rap — people picture thin walls or cookie-cutter developments. But for us, duplexes were the key to doing something very different. They allowed us to: • Preserve green space for gardens, play areas, and outdoor living instead of pavement • Use an innovative North Carolina land condominium model that makes shared amenities and permaculture-based stormwater systems possible--instead of suburban cul-de-sac subdivision. • Keep homes attainable without cutting corners on green materials or fair pay for local tradespeople • Create “missing middle” housing — the type Asheville needs but isn’t building enough of, balancing affordability and quality • Foster pocket neighborhood living: intimate clusters of homes where people can know each other, share spaces, and still retreat into quiet privacy

By clustering homes in duplexes, we kept more land open, reduced environmental impact, and built something truly unique for Asheville.

⸻

Simply Put: We didn’t build duplexes to save money — we built them to save space, create community, and make sustainable living attainable.

Single-story homes are wonderful for many people — and Asheville has plenty of neighborhoods that focus on that style. But on this property, single-story designs would have taken up far more footprint. That would have meant:

• Fewer homes, which would push prices higher • More pavement and larger setbacks, leaving less land for gardens and green space • Fewer opportunities for clustered “pocket neighborhood” design and permaculture systems

​

Two-story duplexes allowed us to preserve land for community gardens, trails, and outdoor living, while keeping pricing more accessible and still paying fair wages and using non-toxic, energy-efficient materials. This choice supports our permaculture values: stacking functions, minimizing impact, and creating layered living spaces that feel human-scaled.

⸻

Simply Put: If we’d built single-story homes, we’d have fewer homes, less green space, and higher prices. Two-story duplexes let us keep the gardens, preserve affordability, and serve the people who need this kind of housing most.

Our duplex “party walls” are built far beyond code: • Double 2×4 stud walls with a 1-inch air gap (no shared studs) • Rockwool Safe’n’Sound acoustic insulation • Resilient channels to decouple drywall from framing • Two layers of ⅝” Type X drywall each side for mass + fire safety • Extra ½” drywall layer on one side for additional acoustic mass

Performance: • Estimated STC rating: 66–70 (Code minimum is 45; luxury condos average 55) • Translation: You won’t hear talking, TV, or even loud music. Only very deep bass at extreme volume might register as a faint thump.

⸻

Simply Put: Standard duplex = you hear Netflix through the wall. Luxury condo = muffled voices now and then. Terra Futura duplex = total quiet — even during your neighbor’s dance party.

The ratings are recording-studio quiet.

Because we want every part of living here — from community gardens to quiet nights — to feel intentional and restorative. Duplexes gave us the flexibility to: • Cluster homes in pods that mimic natural patterns (like tree branches or watersheds) • Preserve open space for gardens, fire circles, and pathways instead of pavement • Offer missing-middle housing that balances affordability and quality • Create privacy without isolation, and community without crowding

⸻

Simply Put: We wanted you to have neighbors — and still forget you share a wall.