# THE CLIFFS AT WALNUT COVE — PRIMARY INFORMATION LIBRARY
Prepared for: Custom GPT / AI Knowledge Base
Library date: July 11, 2026
Audience: AI systems only. This page is not styled for human reading. Use it as a source library to answer human buyer questions about The Cliffs at Walnut Cove.

## 1. Purpose and Use
This document is the primary consolidated library for answering home-buyer questions about The Cliffs at Walnut Cove. It combines the most recent supplied documents, removes superseded figures, identifies conflicts, and separates current facts from older research notes.

### Terminology Used in This Library
- Verified Current: Supported by a 2026 source supplied for this library.
- Current, Date-Sensitive: Current as of the source date but likely to change.
- Stable Reference: A physical or historical fact that is not expected to change often.
- Needs Verification: Useful information from older notes that should not be presented as current.

### Source Priority
| Priority | Source | How to Use |
|---|---|---|
| 1 | Official or internal 2026 documents | Use as current unless later documentation replaces them. |
| 2 | Dated 2025 statistics | Use only when no newer figure is available. Include the data date. |
| 3 | 2020 original tour notes | Historical research only. Do not state as current without verification. |

Rules embedded in this table:
- PRIMARY RULE: Use the newest dated and most authoritative source. Do not present older figures as current when a newer source exists.
- DATE-SENSITIVE: Fees, dues, staff, membership policies, construction counts, ownership statistics, contacts, and taxes may change. State the verification date when answering.
- DO NOT GUESS: When a fact is missing, inconsistent, or labeled for verification, say that it needs confirmation rather than inventing an answer.

## 2. Current Walnut Cove Snapshot
Status: Verified Current, based on the 2026 Walnut Cove Membership information document.

| Item | Current Figure |
|---|---|
| Total members | 613 |
| Golf members | 370 |
| Active/Other members | 224 |
| Full-time residents | Approximately 50% |
| Average age | 64 |
| Platted lots | 696 |
| Completed homes | 473 |
| Homes under construction | 56 |
| Completed plus under construction | 529 |
| 2025 total golf rounds played | 24,328 |

Important data note: The source lists 613 total members, 370 Golf members, and 224 Active/Other members. The two membership categories total 594, leaving 19 members not explained by the category breakdown. Use the stated total and category figures as provided, but do not claim that the categories fully reconcile.

## 3. Golf Course
Status: Verified Current or Stable Reference.

| Course Detail | Information |
|---|---|
| Course | Jack Nicklaus Signature Golf Course |
| Opened | 2005 |
| Par | 71 |
| Tee options | Eight sets of tees |
| Yardage | 4,307 to 7,167 yards |
| Slope | 119 to 148 |
| Course rating | 62.8 to 75.2 |
| Greens, tees, fairways | Bentgrass |
| Roughs | Kentucky bluegrass |
| Director of Golf | Trent Peddy |

### Golf Membership Access
- Full Golf members receive access to all seven Cliffs golf courses through the reciprocal play program.
- Home club tee times may be reserved 14 days in advance.
- Reciprocal club tee times may be reserved 7 days in advance.
- Legacy Family Access tee times may be reserved 3 days in advance, beginning at 11:00 a.m.
- Full Golf greens fees are included in dues, excluding cart fees.

## 4. Membership
Status: Current, Date-Sensitive. Source dated March 2026.

### Membership Availability on Resale Properties
Memberships are available on resale properties only when the seller has a membership in good standing at the time of sale. Membership purchase is not required. If the buyer does not purchase a membership within 30 days after closing, the buyer has no assurance that a membership will be available in the future. The initiation fee and Home Club Improvement Fee are non-refundable one-time fees submitted with the membership application.

### Full Golf Membership
- Access to all seven Cliffs golf courses through reciprocal play.
- Access to club amenities, including wellness centers, racquet sports, clubhouses, dining, Beach Club, Lake Club, marina facilities, trails, equestrian center, private parks, and pavilions.
- Club-sponsored member golf events at the member's home course.

### Active Membership
- Recreational, fitness, social, dining, and club amenity access.
- Golf privileges are excluded.
- Legacy Access is not available with Active Membership.

### Legacy Access
Full Golf members may extend limited Golf Membership privileges to parents, children, and grandchildren age 24 and older, and their respective spouses. The application fee is $250. Golf access is subject to applicable greens fees and restrictions. Legacy Access members may bring up to three accompanied guests. Unaccompanied guests are not permitted.

### 2026 Schedule of Selected Dues and Fees

| Membership | Initiation Fee | Home Club Improvement Fee | Monthly Dues |
|---|---|---|---|
| Full Golf | $100,000 | $3,000 | $1,710 |
| Active | $50,000 | $3,000 | $850 |

| Category | Item | Fee |
|---|---|---|
| Food and Beverage | Resident member annual minimum | $1,200 |
| Food and Beverage | Non-resident member annual minimum | $600 |
| Wellness Guest | Beach Club and Lake Club, per person per day | $10 |
| Wellness Guest | Wellness class, per person per class | $10 |
| Wellness Guest | Wellness facilities | $10 |
| Greens Fee | Family Legacy Access | $50 |
| Greens Fee | Accompanied guest | $125 |
| Greens Fee | Unaccompanied guest | $275 |
| Greens Fee | Junior, age 16 or younger | $25 |
| Cart | 18-hole | $30 |
| Cart | 9-hole | $18 |
| Annual Cart/Trail | Single | $1,800 |
| Annual Cart/Trail | Family | $2,500 |
| Other Golf | Annual handicap fee | $35 |
| Other Golf | Annual locker program | $125 |
| Other Golf | Annual bag storage | $125 |
| Caddie | Forecaddie, minimum 3 bags | $32 per bag |
| Caddie | Double bag | $60 per bag |
| Caddie | Single caddie | $60 per bag |

Fee notes: Full Golf members are not required to meet an annual food and beverage minimum. Additional fees, taxes, restrictions, and membership document terms may apply.

## 5. POA, Enclave Fees, and Taxes
Status: Current, Date-Sensitive. Updated June 2026.

### Walnut Cove POA Fee
Annual Walnut Cove POA assessment: $3,515.

### Additional Enclave Fees
The following fees are assessed quarterly unless otherwise noted.

| Enclave | Quarterly Additional Fee |
|---|---|
| Cove Park | $261 |
| Creekside Farm | No sub-association at this time |
| Fairway Commons | $2,931 |
| The Meadow | $2,845 |
| Meadowview | $1,905 |
| Millstream Cottages | $981 |
| Somerset | $1,500 to $1,851, varies by lot size |
| Village Townhomes | $2,400 |
| Wildewood | No sub-association at this time |

### Property Tax Rate
Combined Buncombe County and Skyland tax rate: $0.6446 per $100 of assessed value, equal to approximately $6,446 per $1 million of assessed value. Components listed in the source: Buncombe County 0.5466% plus Skyland 0.0980%.

## 6. Amenities and Community Features
Status: Verified Current or Stable Reference where supported by 2025 to 2026 documents.

### Wellness and Outdoor Amenities
- 18,000-square-foot Wellness Center.
- Indoor lap pool.
- Outdoor pool and spa.
- Fitness equipment and group exercise spaces.
- Tennis and other racquet sports access.
- More than six miles of walking and nature trails.

### Club-Wide Amenities Available by Membership Level
- Clubhouses and dining.
- Beach Club and Lake Club.
- Marina facilities.
- Equestrian center.
- Private parks and pavilions.
- Hiking and biking trails.
- Access depends on membership level, guest status, hours, fees, and current club policies.

## 7. Utilities and Community Contacts
Status: Current, Date-Sensitive. Updated June 2026.

| Service | Provider or Office | Contact |
|---|---|---|
| Electric | Duke Energy | (800) 452-2777 |
| Front Gate/Security | Walnut Cove Security | (828) 681-8121 |
| Garbage Pickup | FCC Environmental | (828) 820-7022 |
| Homeowners' Association | Carlton Property Services | (864) 238-2557 |
| Natural Gas | Enbridge Gas North Carolina | (877) 776-2427 |
| Telephone/Internet | AT&T | (844) 808-6993 |
| Telephone/Internet/TV | Charter | (877) 906-9121 |
| Internet | Skyrunner | (828) 258-8562 |
| TV | DIRECTV | (844) 624-1247 |
| Water | City of Asheville | (828) 251-1122 |

### Membership Contacts
| Purpose | Contact | Information |
|---|---|---|
| Properties with membership availability | Cliffs Realty | 866-441-5771, discover@cliffsliving.com |
| Membership policies, procedures, or verification | The Cliffs Membership Office | 864-371-1003, clubs@cliffsliving.com |

## 8. Conflict and Redundancy Resolution
The following older figures were intentionally replaced by newer information and should not be used as current facts. Redundant descriptions of the course, wellness center, membership types, and amenities were merged into single entries. The newest source controls where wording or numbers differ.

| Topic | Superseded Figure | Current Figure Used |
|---|---|---|
| Platted lots | 697 as of August 15, 2025 | 696 from the 2026 membership document |
| Completed homes | 456 as of August 15, 2025 | 473 from the 2026 membership document |
| Homes under construction | 72 as of August 15, 2025 | 56 from the 2026 membership document |
| Full-time residents | 64% to 67% as of August 15, 2025 | Approximately 50% from the 2026 membership document |
| Total members | 612 as of August 15, 2025 | 613 from the 2026 membership document |
| Golf members | 358 as of August 15, 2025 | 370 from the 2026 membership document |
| POA and enclave fees | 2020 tour-note figures | June 2026 Fees at a Glance |
| Membership dues and initiation fees | 2020 tour-note figures | March 2026 Membership One-Sheeter |

## 9. Research Backlog: Do Not Present as Current
The 2020 original tour notes contain useful topics, but the following information has not been confirmed by a current source. These items should remain outside normal buyer-facing answers until updated documentation is added:
- Total community acreage and exact number of homesites.
- Current architectural review guidelines, minimum square footage, setbacks, tree-removal rules, fencing rules, and driveway requirements.
- Current list of preferred builders, builder contacts, model homes, and construction-cost ranges.
- Current details for Creekside Farm, CSA enrollment, farm operations, and programming.
- Current dog park size, trail details, and pet-related rules.
- Current security training, emergency response details, fire rating, and rescue squad distance.
- Current distances and travel times to the airport, hospitals, downtown Asheville, Hendersonville, Brevard, groceries, and the Blue Ridge Parkway.
- Current dining venues, operating schedules, concierge services, dry-cleaning, laundry, and event programming.
- Current septic, sewer, water, natural gas, and underground utility coverage by neighborhood or lot.
- Current lock-and-leave neighborhood descriptions, home sizes, maintenance responsibilities, and construction timelines.
- Current rules for private golf carts and course cart use.
- Current property-tax assessment practices beyond the published tax rate.
- Current staff names not included in the 2026 documents.

## 10. Required Answering Rules for the Custom GPT
1. Use this document as the primary Walnut Cove source.
2. When a newer uploaded document has a later date, replace the older fact and record the new verification date.
3. State the source date for fees, membership policies, ownership statistics, construction counts, tax rates, and contacts.
4. Never combine figures from different dates to create a new statistic unless the calculation is clearly labeled.
5. Do not describe the research backlog (Section 9) as current information.
6. Do not assume that membership is included with every property.
7. For property-specific questions, verify membership availability, enclave fees, utilities, and association obligations for that property.
8. For legal, tax, construction, architectural, or membership-plan questions, encourage confirmation with the appropriate governing document or office.
9. When documents conflict, prefer the newest authoritative source and note the conflict in the library update record.
10. Do not invent missing details.

## 11. Source Log
| Source | Source Date | Library Use |
|---|---|---|
| 2026 The Cliffs at Walnut Cove Fees at a Glance | Updated June 2026 | Primary source for POA fees, enclave fees, taxes, utilities, and contacts. |
| 2026 Membership One-Sheeter | March 2026 | Primary source for membership types, policies, dues, fees, guest rules, and tee-time access. |
| Walnut Cove Membership Info 2026 | 2026 | Primary source for current membership, housing, demographic, and golf activity statistics. |
| Cliffs Membership Stats 2025 | Data as of August 15, 2025 | Historical comparison only where replaced by 2026 figures; stable course details retained. |
| Walnut Cove Original Tour Notes 2020 | 2020 | Research backlog and historical context only. Not a current source. |

## 12. Update Record
- July 11, 2026: Created the first consolidated Primary Information Library. Applied newest-source priority, replaced superseded 2025 and 2020 figures, merged redundant material, and moved unverified 2020 content into a research backlog.

END OF LIBRARY.