# Moving to the Farm Logistics and guides for the 2026 move # Sleep Number Climate360 (Split King) Disassembly # Sleep Number Climate360 (Split King) Disassembly This guide covers the disassembly of the Sleep Number Climate360 Split King for the 2026 move to Guess Rd. ### Essential Resources * **Split King Separation Video:** [How To Move A Sleep Numberยฎ FlexFitโ„ข Base](https://www.youtube.com/watch?v=Ixv8gGzxRKQ) (Key section starts at 2:40). * **Official Support Guide:** [Moving My Sleep Number Bed](https://support.sleepnumber.com/hc/en-us/articles/360020305694-Moving-My-Sleep-Number-Bed). ### Pre-Move Checklist - [ ] **Caps:** Obtain 8 air chamber caps (4 for mattresses, 4 for pump). - [ ] **Inflate:** Use the app to inflate both sides to 100 before disconnecting anything. - [ ] **Seal:** Disconnect hoses and immediately cap both the chambers and the pump side. ### Disassembly Steps 1. **Electronics:** Unplug the main power and the "Sync Cable" that links the two base halves. 2. **Climate Modules:** Unplug data cables for foot warmers. Label them with tape. 3. **Split King Separation:** * Locate and unscrew the plastic "speed screws" connecting the frame halves. * Watch for magnet sensors on the base; they are easily knocked off. 4. **Packing:** * Bag both mattresses (keep them FLAT; never fold or stand on end). * Secure the FlexFit articulation arms with heavy-duty zip ties so they don't "flop" during transit. # Timeline & Key Dates # Move Timeline: The Final Countdown We are officially under contract for the new farm on Guess Rd! This page tracks the critical dates for closing and the physical move. ## March 2026 Schedule - **March 16 (Mon):** โš–๏ธ Sign paperwork for current house sale (Old Horseman) with lawyers. - **March 18 (Wed):** Closing on current house (Old Horseman). - **March 19 (Thu):** Closing on the new farm (Guess Rd). - **March 20 (Fri):** New carpet installation at Guess Rd. - **March 21 (Sat):** ๐Ÿšš **The Big Move Day.** - **March 23 (Mon):** Pool table professional move. - **March 24 (Tue):** Final move-out clean at Old Horseman. - **March 25 (Wed):** Final deadline to vacate (Rent-back ends). --- ## Property Comparison
FeatureOld House (Old Horseman)Guess Rd (The Farm)
**Style**Single Floor RanchSingle Floor Ranch
**Acreage**1.03 Acres7.66 Acres (*Technically not 8.0!*)
**Living Space**2,350 sqft2,629 sqft
**Bed/Bath**4 BR / 3 Bath4 BR / 2.5 Bath
**Garage/Shop**Attached Garage (~760 sqft)Detached Workshop (~897 sqft)
**Hot Water**Tankless (Natural Gas)35gal Tank (Crawlspace)
**Extras**PoolHorse stable, creek, acreage
--- ## Incoming Projects at the Farm The home inspection highlighted several immediate repairs and desired upgrades: - **High Priority: Primary Bath Floor & Plumbing:** - **Repair:** Serious rot in floor under the shower. Needs structural repair ASAP. - **Upgrade:** Relocate water heater from crawlspace to a bathroom closet. - **Upgrade:** Replace existing 35gal tank with a high-capacity 85gal electric tank (to support Erin"s legendary hot showers). - **Front Door Threshold:** Rot detected under font door. Requires sistering a 2x8 board to existing structure. (*Contractor project: tight crawlspace access.*) - **Back Deck:** Poor condition; likely demolition and rebuild project. - **HVAC:** Two units present; anticipated replacement needed in the near future. - **Outbuildings & Structures:** - **Main Workshop:** Detached space, approximately 897 sqft (~30x30 or 25x35). - **Utility Shed:** Small pre-fab shed (~8x12). - **The Stable:** 20x30 open-sided structure. Needs roof maintenance. --- *Note: This timeline is subject to change based on standard real estate closing shenanigans. Stay flexible!* # Project: Primary Bath Remodel # Primary Bathroom Remodel & Structural Repair The primary bathroom at the Farm requires a full renovation, driven by the need to repair structural rot found during the home inspection and the desire to modernize the layout from its original ADA-focused design. ## Current Challenges - **Structural Rot:** Significant moisture damage exists under the shower area. The shower must be removed to replace structural components and sub-flooring. - **Legacy ADA Layout:** Designed for wheelchair accessibility, featuring a curbless shower with a rubber bumper (the likely source of the leak) and open space under the vanities. - **Plumbing:** The current 35gal water heater is located in the crawlspace and is insufficient for family needs. ## The Vision ### Layout Changes - **The "Super Closet":** Combine the two existing small closets into one large utility and storage closet. - **Water Heater Relocation:** Move the hot water source from the crawlspace into the new bathroom closet. Replace it with a **high-capacity 85gal electric tank**. - **Modern Vanity:** Replace the open-bottom ADA vanity with a standard double vanity for more storage. ### Fixtures & Finishes - **Custom Shower:** Design and build a tiled, custom shower with a proper ledge to prevent future leaks. - **Smart Toilet:** Install a bidet beside the toilet or upgrade to a modern smart toilet with integrated bidet features. --- ## Planning & Documentation For more technical details on the inspection findings that triggered this project, see the [Timeline & Key Dates](https://wiki.flora.family/books/moving-to-the-farm/page/timeline-key-dates) page or refer to `StructuralInspection.pdf` in Paperless. # Project: Braxton"s Backyard Fence # Project: Braxton"s Backyard Fence One of the top "Day 0" priorities upon moving to the farm is securing a safe backyard area for Braxton. This project involves extending and reinforcing the existing pasture fencing to create a secure perimeter. ## The Vision - **Aesthetics:** To match the existing pasture look, we are using **round wood posts** throughout. We are intentionally skipping T-posts to maintain the clean, "farm-style" look of the existing board fence. - **Reinforcement:** While the existing board fence looks nice, it isn"t enough to keep a dog contained. We will be stretching **sheepwire** along the board fence sections to make them dog-proof. - **Integration:** The new fencing will tie into existing pasture lines where possible to minimize material needs and labor. ## Equipment & Tools - **The Manual Way:** Standing by with a standalone two-person auger for initial post holes. - **The Dream Upgrade:** Future tractor purchase (likely a 30-40hp Compact Utility Tractor or "CUT"). - **Attachment Wishlist:** A tractor-mounted **auger attachment** for digging posts without the back-breaking labor of the hand-held unit. --- *This project is a high priority to ensure Braxton can enjoy the 8 acres safely as soon as we arrive.* # Project: ADU โ€” Investment Summary & Cost / Value Analysis # Hickory Run โ€” ADU & Barn: Investment Summary **7105 Guess Rd, Hillsborough NC 27278**  ยท  Prepared for **Chris**  ยท  October 3, 2026 *Cost, value, and what the numbers actually say โ€” working numbers, not final quotes.* --- ## Where the property stands today | County record โ€” PIN 0816-57-1049 | | |---|---| | Parcel size | 7.66 acres | | Zoning / jurisdiction | RR, Durham County | | Primary dwelling | 2,685 sf ยท 4bd/2.5ba | | Built | 1973, brick ranch | | Purchased | 03/19/2026 ยท $630,000 | | Current county appraisal | | |---|---| | Land (7.66 ac) | $267,094 | | Building | $352,358 | | Outbuildings | $8,714 | | **Total appraised** | **$628,166** | | Annual county tax | $2,958 | The county appraised the parcel at $628,166 in the same cycle it sold for $630,000 โ€” within 0.3%. In this market area the county's numbers track real sale prices, which is why we're using them as the baseline rather than guessing. ## What we're building - **ADU โ€” 1,250 sf living** plus a **900 sf garage** (2,150 sf under roof) for Tim, with its own well, septic, and electric service. - **Barn โ€” 30ร—40 with lean-to**, roughly 1,680 sf under roof. - **Solar โ€” ~$35,000**, planned later, not part of the initial build. **Sizing note:** Durham caps ADUs at 50% of the primary dwelling's heated area in the RR district on lots over 4 acres. At 2,685 sf primary, that cap is **1,342 sf** โ€” so the 1,250 sf ADU is compliant, and well under the primary. Confirmed against the county record. ## What it costs | Item | Scope | Low | High | |---|---|---|---| | **ADU + garage** | 1,250 sf living + 900 sf garage, own well/septic/electric | $215,000 | $260,000 | | **Barn** | 30ร—40 + lean-to, ~1,680 sf under roof | $42,000 | $59,000 | | **Solar** (later) | Owned system, no federal credit remaining | $35,000 | $35,000 | | **Total investment** | | **$292,000** | **$354,000** | ADU figure is Erin's current working cost. Per-square-foot check: $215โ€“260k over 2,150 sf blended is **$100โ€“121/sf**, or **$172โ€“208/sf** if attributed to living space alone โ€” both squarely inside the Durham range of $140โ€“280/sf. The number is realistic, not optimistic. ## What it adds โ€” property value | Component | Added value | Basis | |---|---|---| | **ADU + garage** | +$210,000 โ€“ $270,000 | County's own cost rates: 1,250 sf living at ~$177/sf new, plus 900 sf garage | | **Barn** | +$31,000 | 1,200 sf enclosed at $26/sf + 480 sf lean-to at open-shed rate | | **Solar** (later) | modest, not counted | Owned solar adds some appraised value; kept out to stay conservative | | **Total added** | **+$241,000 โ€“ $301,000** | | **Projected property value after build: $869,000 โ€“ $929,000** (from $628,166 today). ## What it returns > **The headline:** the ADU is roughly **break-even to slightly value-positive**. It is not a loss-maker, and it is not a profit centre. It is a house for Tim that pays for most of itself in property value. | Scenario | Cost | Added value | Recovery | |---|---|---|---| | ADU + garage only | $215,000 โ€“ $260,000 | $210k โ€“ $270k | **81% โ€“ 126%** | | ADU + solar | $250,000 โ€“ $295,000 | $210k โ€“ $270k | 71% โ€“ 108% | | Full project (ADU + solar + barn) | $292,000 โ€“ $354,000 | $241k โ€“ $301k | **68% โ€“ 103%** | Full-project midpoint is about **84% recovery** โ€” roughly $0.84 of value for every $1.00 spent, with a finished dwelling for Tim at the end of it. Measured purely as an investment that is a modest loss; measured as family housing it is a good outcome. Both are true. ## Why these numbers are credible - **Land rates:** the county values the first acre as a building site at **$95,000/acre** and the remaining 6.66 acres as residual at **$30,400/acre**. The residual carries a flood-fringe limitation. - **New construction:** the house's replacement cost new is $476,159 over 2,685 sf โ€” about **$177/sf**. That's the rate applied to the ADU. - **Outbuildings:** utility buildings are valued at **$26.00/sf** base with a size adjustment, then depreciated by age โ€” which is why the three existing outbuildings total only $8,714. - **Validation:** the cost-approach total matched an actual arm's-length sale to within 0.3%. That's the strongest evidence here. ## Comparable sales โ€” same market area, 2026 | Address | Size | Built | Sale date | Price | |---|---|---|---|---| | 737 Harold Dr | 1,552 sf | 1972 | 07/15/26 | $386,500 | | 6014 Guess Rd | 1,610 sf | 1978 | 04/10/26 | $454,000 | | 816 Running Cedar Trl | land only | โ€” | 04/02/26 | $65,000 | | 707 Donlee Dr | 1,796 sf | 1972 | 03/26/26 | $390,000 | | 6119 Baird St | 1,404 sf | 1978 | 03/23/26 | $256,000 | | **7105 Guess Rd (ours)** | **2,685 sf** | **1973** | **03/19/26** | **$630,000** | | 6423 Whitt Rd | 1,314 sf | 1971 | 03/18/26 | $272,000 | | 737 Harold Dr | 1,440 sf | 1972 | 03/13/26 | $185,000 | | 7018 Windover Dr | 2,694 sf | 2007 | 03/11/26 | $548,000 | | 123 Bywood Dr | 1,378 sf | 1966 | 02/10/26 | $355,500 | These run $182โ€“282/sf, but ours is the only one carrying 7ยฝ acres โ€” which is what separates it. Land rates, not per-square-foot, do the work. ## Open questions โ€” what would move the numbers **Five things to pin down before the number is locked:** 1. **Septic in scope?** The earlier contractor proposal bundled septic, sized for future needs. If it's outside the $215โ€“260k, add real money and real time. 2. **The separate well.** The earlier scope tied into the existing well. A new well runs **$10,000โ€“$25,000** and isn't in the number if it's separate. 3. **Solar is separate.** $35,000 fully out of pocket โ€” the 30% federal residential credit expired December 31, 2025 (Section 25D), with no phase-down. Worth pricing owned vs leased, since third-party ownership is now the only route to any federal incentive. 4. **Garage finish level.** The $100โ€“121/sf blended figure only holds if the 900 sf garage is shell or finish-light. Finished to living standard, that number moves up. 5. **County permit timelines.** Durham runs roughly 55โ€“75 days. Worth building into the schedule. **Two risks that aren't about cost:** - **Assessment is not sale price.** The county will reassess upward after the build โ€” expect roughly **+$1,140 to +$1,420/year** in county tax. But an assessment and a buyer's cheque are different things, especially for a property with few direct comps. Over-improving past what the local market will pay is the real risk. - **Flood fringe.** The residual acreage carries a flood-fringe limitation, which constrains where structures can go. Relevant to barn siting. ## The option worth weighing: subdivide RR zoning in the rural watershed tier requires a 3-acre minimum lot, and the parcel is 7.66 acres โ€” so it can potentially split into two. If the ADU's site is platted as its **own 3-acre lot** with frontage and its own well/septic/electric, it stops being an accessory and becomes a **standalone rural Durham homesite**. - County land value on a 3-acre split lot: ~$95,000 (building site) + 2 ร— $30,400 (residual) = **~$155,800** of land alone. - Net gain versus keeping it as one parcel: **roughly $65,000** of additional land value. - The bigger point: deeding the lot to Tim means he holds a **real, ownable asset** instead of an interest inside our property โ€” cleaner for him and for the estate. **Before designing anything:** twenty minutes with a real estate attorney on subdivision and deeding, and a call to Durham planning on the watershed buffer and setback requirements. Durham watershed districts can also require nitrogen-reducing septic โ€” confirm before bidding. ## Bottom line Spend roughly **$292,000โ€“$354,000** across the ADU, barn, and later solar; the property goes from **$628,166 to about $869,000โ€“$929,000**. That's a recovery of roughly **68โ€“103%** โ€” close enough to break-even that the deciding question isn't return, it's whether this is the right way to house Tim and get a working barn. On that question, the numbers say yes. --- ### Sources & caveats Prepared by Wren for Chris ยท October 3, 2026 Sources: Durham County Tax Administration parcel record (PIN 0816-57-1049, data current 10/02/2026); market-area improved sales R816C; CoCreations Construction & Design proposal (Aug 2026); NC pole barn cost data 2026. All figures are working estimates for planning discussion, not quotes or appraisals. Value projections use the county's cost-approach model, which tracked a recent actual sale to within 0.3%. The full PDF version of this summary is attached to this page.