Priced at $126,000—translating to $2,930.23 per acre—2924 Red Lick Road in Irvine, Kentucky (ZIP 40336, Estill County) presents a compelling investment opportunity in the Appalachian foothills. Spanning 43 contiguous acres along the scenic Artisan Trail connecting Irvine to Berea, the property features a high concentration of mature hardwood timber, elevated building sites overlooking the Red Lick Valley, state-maintained blacktop road frontage, and direct access to roadside utilities including electric, public water, and high-speed internet.
Offered below the Kentucky statewide timberland average of $3,936 per acre, this parcel combines natural seclusion with proximity to major regional hubs. Positioned well above the floodplain of Red Lick Creek and situated near the Daniel Boone National Forest, the tract is suited for timber harvesting, custom mountain home construction, off-grid hunting camps, or short-term rental (STR) cabin developments.
Property Overview and Technical Specifications
Evaluating public registry records, Estill County PVA parcel maps (Parcel #0740000005.02), and official listing disclosures establishes the baseline parameters for this property.
| Property Parameter | Listing Disclosures & Public Records |
| Street Address | 2924 Red Lick Road, Irvine, KY 40336 |
| County / Region | Estill County / Eastern Kentucky Knobs & Mountain Region |
| Parcel Identification Number | 0740000005.02 |
| Current Asking Price | $126,000 (Listed August 25, 2026) |
| Total Land Footprint | 43.00 Acres ± (1,873,080 Square Feet) |
| Price Per Acre | $2,930.23 per acre |
| Elevation Profile | ~1,100 Feet MSL (Ridge Top Benches & Slopes) |
| Zoning Classification | None / Unzoned Rural (Estill County Jurisdiction) |
| Road Frontage & Access | State-Maintained Blacktop Highway (Artisan Trail / KY Route 499) |
| Utilities Available at Road | Electric Overhead Lines, Public Water Line, High-Speed Cable/Fiber |
| Wastewater System | Unimproved (Requires Private Septic System) |
| Topography & Terrain | Hilly, Rolling Ridge Benches, Steep Slopes, Dense Timber |
| Primary Wildlife Species | Whitetail Deer, Wild Turkey, Black Bear |
| Proximity to Regional Hubs | <20 mins to Downtown Irvine; <30 mins to Berea & EKU / Richmond |
| HOA / Association Fees | None ($0.00 / month) |
| Listing Terms | Cash, Conventional Land Financing |
Financial Valuation & Unbundled Land Basis
Analyzing the purchase price across individual land components highlights an advantageous cost structure within the Estill County market.
Unit Area Calculations
- Total Purchase Price: $126,000
- Price Per Acre: $126,000 ÷ 43 acres = $2,930.23 per acre
- Price Per Square Foot: $126,000 ÷ 1,873,080 sq. ft. = $0.067 per sq. ft.
Component Valuation Breakdown
Unimproved, landlocked, or steep timberland in Eastern Kentucky typically trades between $1,500 and $2,200 per acre. However, parcels equipped with paved state highway frontage, utility connections, and harvestable hardwood stands command $3,500 to $5,000 per acre.
| Land & Asset Component | Estimated Value Allocation | Calculation & Market Basis |
| Base Land Value (43 Acres) | $64,500 | Assigned at $1,500/acre unimproved terrain baseline |
| Standing Commercial Timber | $34,400 | Estimated sawtimber & stave log valuation (~$800/acre) |
| Roadside Utility Infrastructure Access | $18,500 | Value of available public water, electric, and high-speed internet |
| Paved Highway Frontage Value | $8,600 | Premium for direct state-maintained blacktop access |
| TOTAL COMBINED ASSET VALUE | $126,000 | Matches Asking Purchase Price ($2,930.23 / acre) |
Carrying Costs & Tax Overhead
Holding costs for 2924 Red Lick Road are minimal due to low Estill County property tax rates:
- Estimated Annual Property Tax Bill: ~$380.00 – $520.00 per year
- Monthly Carrying Overhead: ~$31.67 – $43.33 per month
- HOA / Covenants Fees: $0.00 / month
Timberland Valuation & Species Profile
The 43-acre tract is heavily forested with a diverse canopy of Appalachian hardwoods. Field reports and photo inspections confirm significant stands of mature sawtimber, providing immediate capital recovery potential through selective logging.
Timber Species Inventory
- White Oak (Quercus alba): Highly sought-after for stave logs (bourbon barrel manufacturing) and grade lumber. Select white oaks on this parcel exhibit mature breast-height diameter (DBH) suitable for premium sawtimber pricing.
- Red Oak (Quercus rubra) & Black Oak (Quercus velutina): Structural timber supply suitable for commercial sawmills.
- Yellow Poplar / Tulipwood (Liriodendron tulipifera): Fast-growing, straight-grain hardwood ideal for dimension lumber and veneer stock.
- Hickory (Carya spp.) & Hard Maple (Acer saccharum): Dense hardwoods providing valuable commercial sawtimber and wildlife food sources (mast).
Timber Harvesting Economics
Executing a selective timber harvest (harvesting trees 16″+ DBH while retaining younger growth for future rotations) allows a buyer to offset acquisition costs while opening up natural building envelopes:
| Harvest Strategy | Estimated Yield Per Acre | Estimated Gross Revenue (43 Acres) |
| Select High-Grade Cut (White Oak / Stave Logs) | 1,500 – 2,500 board feet / acre | $25,000 – $40,000 |
| Commercial Sawtimber Harvest | 3,000 – 5,000 board feet / acre | $45,000 – $70,000 |
| Light Habitat & Clearing Cut (Cabin Sites) | Custom selectively cleared areas | $10,000 – $18,000 |
Note: Timber values depend on log market pricing, accessibility, and professional forestry management.
Topography, Wildlife Habitat, & Microclimate
Rising to an elevation of approximately 1,100 feet MSL, the property features varied topography that creates distinct zones for recreation, hunting, and residential development.
Topographic Distribution & Land Utility
- Lower Frontage Zone (Red Lick Rd Bench): Gently sloping terrain bordering the state highway, offering direct access for driveways, utility connections, and primary building pads. Elevated safely above Red Lick Creek flood levels.
- Mid-Slope Benches: Natural topographical terraces providing secluded cabin sites or food plot locations tucked into the mountain.
- Upper Ridge Line: Elevated vantage points delivering panoramic views across the Red Lick Valley and surrounding Appalachian Knobs.
Wildlife Profile & Recreation
The property sits in a proven big-game habitat zone within Estill County, flanked by large agricultural holdings and proximity to the Daniel Boone National Forest:
- Whitetail Deer: Heavy acorn production from mature oak stands creates exceptional archery and rifle hunting conditions. Established deer trails and rub lines run along the ridge contours.
- Wild Turkey: High roosting potential in mature hardwood crowns with foraging access in neighboring valley pastures.
- Black Bear: Expanding populations throughout Eastern Kentucky mountain corridors frequent the heavy timber canopy.
Utility Access & Transportation Corridors
Unlike remote mountain parcels requiring expensive off-grid systems or lengthy utility extensions, 2924 Red Lick Road benefits from roadside utility availability along KY Route 499.
Roadside Utility Infrastructure Summary
| Utility Service | Availability Status | Connection Scope & Requirements |
| Electrical Power | Available along road | Overhead service drop required from roadside poles |
| Public Water Supply | Available along road | Estill County Water District meter tap required |
| High-Speed Internet / Cable | Available along road | Coaxial/fiber drop line installation to build site |
| Wastewater / Sewer | Not available | On-site septic tank & leach field required |
Regional Connectivity Matrix
- Downtown Irvine, KY: 14 miles (~18 minutes) — Local government, schools, grocery, and medical services.
- Berea, KY (Berea College): 18 miles (~25 minutes) — Artisan center, dining, and Interstate 75 corridor access.
- Richmond, KY (Eastern Kentucky University): 24 miles (~32 minutes) — Major commercial retail, regional hospital, and dining options.
- Red River Gorge Geological Area: 38 miles (~45 minutes) — World-renowned rock climbing, hiking, and eco-tourism hub.
Projected Development & Capital Expenditure Budget
Developing 2924 Red Lick Road into a multi-cabin retreat or primary residential homestead requires site preparation and utility integration. The table below outlines projected low and high capital expenditure (CapEx) estimates:
| Development / Upgrade Task | Low-End Estimate (DIY / Local) | High-End Estimate (Contractor) | Technical Scope & System Details |
| Driveway Excavation & Culvert Installation | $3,500 | $8,500 | Cut gravel access road off blacktop highway with drainage culvert |
| Building Pad Excavation & Grading | $2,500 | $6,000 | Clear trees, stump removal, and grade flat build pad on bench |
| Public Water Meter Tap & Service Line | $1,800 | $3,500 | County water district tap fee + running poly line to site |
| Electrical Service Drop & Panel Box | $2,200 | $5,000 | Set temporary/permanent power pole, transformer drop, and panel |
| Engineered Septic System (OWTS) | $7,500 | $13,500 | Soil percolation test, tank placement, and lateral drain field |
| High-Speed Internet Installation | $200 | $600 | Service drop line from main road to structure terminal |
| Select Timber Clearing & Site Cleanup | $1,500 | $4,500 | Brush clearing around building site and trail improvement |
| TOTAL PROJECTED DEVELOPMENT CAPEX | $19,200 | $41,600 | Estimated cost for complete site utility infrastructure |
Adding a mid-range development budget of $30,000 to the $126,000 purchase price brings the total capital basis to $156,000 ($3,627 per acre) for a fully serviced 43-acre mountain build site.
Comparative Market Analysis (CMA)
Comparing 2924 Red Lick Road against active and recent land listings in Estill and surrounding Madison/Powell Counties illustrates its market standing:
| Property Location & Details | Acreage | List Price | Price / Acre | Key Features & Utilities |
| 2924 Red Lick Rd, Irvine, KY (Subject) | 43.00 AC | $126,000 | $2,930.23 | Paved frontage; Power/Water/Fiber at road; Mature White Oak |
| Furnace Junction Rd, Ravenna, KY | 35.00 AC | $119,000 | $3,400.00 | Wooded mountain tract; Paved road; Water at road |
| Red Lick Rd (Adjacent Parcel), Irvine, KY | 22.00 AC | $79,900 | $3,631.81 | Smaller tract; Sloping terrain; Electric available |
| Berea Mountain Rd, Berea, KY | 50.00 AC | $225,000 | $4,500.00 | Madison County line; Paved frontage; Higher tax basis |
| Estill County Median Land Baseline | 30.00 AC | $95,000 | $3,166.67 | Regional median benchmark across all rural land categories |
Market Positioning Insights
- Wholesale Timber Discount: At $2,930 per acre, the asking price falls below both local median averages ($3,166/acre) and regional timberland benchmarks ($3,936/acre), effectively pricing the mature timber at a discount.
- Infrastructure Advantage: Unlike landlocked mountain parcels in Eastern Kentucky that require easements or off-grid setups, this parcel fronts a state-maintained highway with power, water, and fiber running directly along the boundary.
Pros, Cons, and Investment Risk Assessment
Strategic Advantages (Pros)
- Attractive Purchase Basis: Priced at $2,930.23 per acre, delivering strong value for serviced acreage.
- Valuable Standing Timber: Contains mature White Oak and mixed hardwoods ready for immediate or selective harvest.
- Complete Roadside Utilities: Public water, electricity, and high-speed internet available directly at the road frontage.
- State Highway Frontage: Direct access off state-maintained blacktop (KY Route 499) ensures reliable year-round access.
- Elevated Valley Views: Benches provide sweeping views over Red Lick Valley while remaining safe from floodwaters.
- Prime Outdoor Location: Proximity to Berea, Irvine, and Daniel Boone National Forest enhances short-term rental appeal.
Critical Risk Factors (Cons)
- Sloping Terrain Restrictions: Steep topography requires careful site selection and earthwork for building pads.
- Septic Permitting Required: Requires a professional soil percolation test and county health department approval for septic installation.
- Timber Management Oversight: Maximizing timber harvest revenue requires hiring a consulting forester to avoid over-logging or damaging residual stands.
Target Buyer Compatibility Matrix
| Buyer Profile | Profile Objectives & Capabilities | Strategic Fit |
| Timber & Land Investors | Buyers seeking land priced under $3,000/acre with mature White Oak sawtimber to offset acquisition cost. | Ideal Fit |
| Homesteaders & Custom Home Builders | Buyers wanting a private mountain homesite with public water, grid electric, and fiber internet already at the road. | Ideal Fit |
| Hunting & Outdoors Enthusiasts | Sportsmen seeking 43 private acres loaded with whitetail deer and turkey near national forest lands. | Ideal Fit |
| STR / Vacation Cabin Developers | Investors looking to build eco-tourism cabins serving the Berea and Red River Gorge visitor markets. | Ideal Fit |
| Turnkey Suburban Buyers | Buyers requiring flat suburban lots with municipal sewer and move-in-ready housing structures. | Unfavorable Fit |
Essential Buyer Due Diligence Roadmap
- Commission a Professional Timber Cruise: Hire a certified consulting forester to estimate board-foot volume and commercial value of standing White Oak sawtimber.
- Order a Boundary Survey: Verify physical property pins and boundary lines (Parcel #0740000005.02) along Red Lick Road.
- Conduct Soil Percolation Testing: Retain a certified soil evaluator to confirm septic drain field suitability on preferred upper or lower building benches.
- Confirm Utility Tap Fees: Contact Estill County Water District and the local electric cooperative to verify connection fees and meter drop locations.
- Review Access & Driveway Permitting: Contact the Kentucky Transportation Cabinet (KYTC District 10) to obtain standard encroachment permit approval for cutting a new driveway entry off KY Route 499.
2924 Red Lick Road in Irvine, KY, represents an exceptional value proposition in the Eastern Kentucky land market. Offered at $126,000 ($2,930/acre) for 43 acres, its primary strengths lie in its valuable mature White Oak timber, state-maintained blacktop frontage, roadside public utilities, low tax overhead, and elevated mountain valley views. For land investors, hunters, and home builders seeking a private Kentucky retreat with infrastructure head starts, this property delivers fundamental real estate value.
Listed on Zillow