Finding a large wooded property with road access and existing electricity can be difficult, especially for buyers looking for recreational land or a future cabin site in northern Wisconsin.

A 38.5-acre property at W11779 Cth W, Phillips, WI 54555 is currently listed for $119,000. The land is heavily wooded and marketed as buildable, private, rural and secluded. It also has an existing driveway and electrical service, potentially giving a future owner a head start compared with completely undeveloped land.

However, this is not a move-in-ready residential property. Existing structures on the land are described as abandoned and expected to require removal. There is also currently no water or sewer service listed for the property.

That combination makes this an interesting property to analyze for buyers considering Wisconsin land for sale, recreational property, hunting land, or acreage for a future cabin or home.

Property Overview

Property Detail	Information
Asking Price	$119,000
Location	W11779 Cth W, Phillips, WI 54555
Property Type	Land / Unimproved Land
Lot Size	38.5 acres
Approx. Price Per Acre	$3,091
Zoning Listed	Agricultural
Annual Property Tax	$1,075
HOA	None listed
Sewer	None
Water	None
Electricity	Existing electric reported
Driveway	Existing driveway
Terrain	Listed as level
Setting	Private, rural, secluded
Ownership	Fee Simple
Date Listed	September 27, 2026

At $119,000 for 38.5 acres, the asking price works out to approximately:

$119,000 ÷ 38.5 = $3,091 per acre.

That figure is useful as a starting point, but price per acre alone should never be used to determine whether land is inexpensive or expensive. Road frontage, zoning, timber, utilities, wetlands, soil conditions, access and development potential can dramatically affect land value.

What Makes This Wisconsin Property Interesting?

The acreage is probably the biggest attraction.

Rather than buying a small residential lot, a buyer would be acquiring 38.5 acres of predominantly wooded land. The listing identifies mature maple, oak, birch and aspen on the property and states that there are no lowland areas.

For someone interested in privacy, outdoor recreation, hunting or eventually constructing a Northwoods cabin, those characteristics could be significant.

The photographs also help illustrate the property’s setting. They show extensive forest surrounding a relatively small cleared area near the existing structures and road.

This means a potential buyer isn’t simply looking at an old abandoned home—the majority of the value proposition appears to be the land itself.

Existing Driveway and Electricity Could Matter

One detail that deserves attention is that the property reportedly already has a driveway and electrical service.

Those improvements don’t eliminate development expenses, but they may be valuable compared with purchasing completely raw land.

A buyer starting with untouched acreage might need to investigate road access, driveway construction and the cost of bringing electricity to a building site.

Here, some of that infrastructure appears to already exist.

However, buyers should verify the condition, ownership and capacity of the electrical service rather than assuming it can immediately serve a new house or cabin.

The same applies to the driveway. Price County publishes separate information and applications concerning driveway access, land-use permits and building requirements, including a specific Town of Elk driveway access and land-use permit. Price

The Abandoned House and Outbuildings Are a Major Consideration

The photographs show an older house and additional structures surrounded by vegetation.

According to the property information provided with the listing, these buildings are abandoned and will need to be removed.

That changes the financial equation considerably.

A buyer shouldn’t evaluate this as simply a $119,000 land purchase. The realistic project budget may need to account for demolition, debris removal, permits, site preparation and eventually construction.

Before purchasing, it would be sensible to obtain professional estimates for removing the existing structures.

Older buildings can also introduce complications that aren’t visible from photographs, so buyers should have appropriate professionals evaluate the property before determining a demolition budget.

Could You Build a Home or Cabin Here?

The listing describes the land as buildable and gives its zoning description as Agricultural.

Still, buyers should independently verify exactly what they are permitted to build.

Price County identifies A-1 as its Agriculture District, and its zoning department states that the county regulates zoning in applicable unincorporated areas. The county specifically recommends checking with its Zoning Office to determine which permits a project requires. Price

The Town of Elk page also directs zoning matters to the Price County Zoning Department. Price

Therefore, someone planning a permanent residence, vacation cabin, garage or other development should verify the intended use before purchasing, rather than relying solely on the marketing description.

No Well or Septic System Listed

Infrastructure is one of the most important considerations when buying rural land.

This property is currently listed with:

Water: None
Sewer: None

That means a buyer planning residential construction may have additional costs beyond the land purchase and demolition.

Depending on the proposed development and approvals, expenses could potentially include a well, septic system, soil testing, sanitary permits and associated site work.

Price County states that sanitary permits are handled through its Zoning Department and publishes sanitary permit applications and information for private onsite wastewater systems. Price

These costs should be researched before calculating the total investment required.

Northwoods Recreation Could Be a Major Selling Point

This property may appeal to buyers whose priority isn’t immediate residential development.

Its wooded acreage could potentially suit a recreational land buyer looking for privacy, hunting opportunities or a seasonal getaway, subject to applicable regulations.

The Phillips area also has established outdoor recreation infrastructure.

For example, Travel Wisconsin describes the Georgetown Trail west of Phillips as a 15.8-mile multi-use system supporting ATV/UTV riding and other activities. The nearby region also includes the Solberg and larger Flambeau trail systems. Travel Wisconsin

The property’s listing also highlights proximity to public land and the North and South Forks of the Flambeau River.

Buyers should verify exact distances, legal access and current trail rules rather than assuming the property directly connects to any particular trail.

Property Taxes: Another Important Number

The listing reports annual property taxes of approximately $1,075.

Compared with the $119,000 asking price, that equals roughly:

$1,075 ÷ $119,000 × 100 ≈ 0.90%

That is simply a comparison between the reported annual tax amount and today’s asking price—it is not the property’s official tax rate.

Price County maintains an online system where buyers can independently research parcel-level real-estate tax and land records. Price

For additional context, Price County’s published 2025 tax rates payable in 2026 show an Elk/Phillips School District mill rate of approximately 0.012138150, but actual property taxes depend on assessments, applicable credits and other factors. Price

A buyer should verify the current parcel assessment and tax bill directly before closing.

Is $3,091 Per Acre a Good Price?

This is the question many buyers will naturally ask.

At approximately $3,091 per acre, the headline number may look attractive for nearly 40 wooded acres. But calling it a bargain without examining comparable sales would be misleading.

Land prices can vary substantially even within the same county.

A parcel with electricity, usable road access and favorable terrain can have very different economics from remote acreage requiring extensive infrastructure.

Conversely, this property’s abandoned structures, lack of water and septic service, and potential demolition costs represent expenses that need to be deducted mentally from any perceived bargain.

The better question is:

What will the total property cost after making it usable for the buyer’s intended purpose?

That number could be much more meaningful than the $119,000 asking price.

Potential Investment Considerations

From a real estate investment perspective, this property offers several possible strategies, although none should be assumed to be permitted or profitable without further research.

A buyer might consider holding the acreage long-term, developing a private residence or cabin, using it primarily as recreational property, managing timber, or exploring other uses allowed under local zoning.

There may also be financing considerations.

Financing vacant or rural acreage can differ from obtaining a conventional residential mortgage. Depending on the buyer’s plans and the lender, options could include a land loan, construction loan or other real estate financing.

Interest rates, down-payment requirements and lending standards can vary considerably.

Anyone planning construction should compare the complete financing cost rather than focusing only on the property’s purchase price.

Advantages and Risks

There is a lot to like here: 38.5 acres, substantial woodland, reported mature trees, an existing driveway, existing electricity, no listed HOA and a secluded Northwoods environment. The road access visible in the photographs is another practical feature worth investigating.

The trade-offs are equally important. Existing buildings reportedly need removal, there is no listed water or sewer system, agricultural zoning needs to be understood, and developing the property could require substantial additional capital.

That makes this very different from buying a finished home.

A $119,000 purchase could ultimately become a significantly larger project once demolition, utilities, site preparation, construction, permits, insurance and financing are considered.

What Buyers Should Verify Before Purchasing

Before making an offer, a serious buyer should investigate zoning and permitted uses; survey and exact boundaries; legal road access and driveway status; title and liens; current property taxes; electrical service; well feasibility; soil and septic suitability; wetlands or environmental restrictions; condition and removal cost of existing structures; timber rights/value; insurance availability; and construction/financing costs.

This is especially important because the value of rural acreage often depends on details that cannot be determined from listing photographs.

Could This Work as Hunting or Recreational Land?

Potentially.

Nearly 40 wooded acres can provide considerably more privacy and recreational flexibility than a conventional residential lot.

The surrounding Northwoods environment, mature woodland and nearby outdoor recreation make this one of the more interesting aspects of the property.

However, buyers interested specifically in hunting should investigate Wisconsin hunting regulations, neighboring parcels, public-land boundaries and safe shooting considerations independently.

Similarly, anyone purchasing primarily for timber should obtain a professional forestry assessment instead of estimating timber value from photographs.

Who Might This Property Be Best For?

This property probably makes the most sense for someone who values acreage and location more than the existing buildings.

A buyer searching for a finished, low-maintenance home may find the demolition and infrastructure requirements unattractive.

But someone specifically looking for wooded land for sale in Wisconsin, a future Northwoods cabin site, recreational acreage or a long-term land investment may find the underlying 38.5 acres much more interesting.

The existing driveway and electricity are particularly worth investigating because they could differentiate this parcel from completely undeveloped land.

Final Thoughts

At $119,000, W11779 Cth W presents an unusual combination: 38.5 wooded acres, mature trees, road access, an existing driveway and electricity, but also abandoned structures and no listed water or sewer infrastructure.

The approximate $3,091-per-acre asking price makes the property worth examining, but that number alone doesn’t determine whether it is a good investment.

The real opportunity depends on what a buyer wants to do with the land—and how much it will cost to get there.

For someone dreaming of a private Northwoods retreat, recreational acreage or a future Wisconsin cabin, this could be an interesting property to investigate. For an investor, the numbers require a deeper analysis of comparable land sales, demolition expenses, development costs, zoning and financing.

Either way, the land itself—not the abandoned house—is arguably the most important part of this property.

Frequently Asked Questions

How much does this 38.5-acre Wisconsin property cost per acre?
At the $119,000 asking price, it works out to approximately $3,091 per acre.

Does the property already have electricity?
The listing information states that electricity is already in place. Buyers should independently verify the service and its suitability for future development.

Does it have a well or septic system?
The supplied listing information shows no water or sewer service. Buyers considering construction should investigate well and septic feasibility and costs.

Can a new house or cabin be built on the property?
The listing describes the land as buildable, but buyers should confirm their specific project with Price County Zoning before purchasing. The listed zoning is Agricultural.

What happens to the existing buildings?
The listing states that the existing home and outbuildings are abandoned and will need to be removed. A professional demolition estimate would therefore be an important part of due diligence.

Is this a good real estate investment?
That cannot be determined from the listing price alone. Potential buyers should evaluate comparable sales, zoning, demolition expenses, utilities, taxes, financing, construction costs and their intended use before making an investment decision.

Disclaimer

This article is for informational and educational purposes only and should not be considered real estate, financial, legal, tax or investment advice. Property information, prices, taxes, availability, zoning and other details may change or may contain inaccuracies. Prospective buyers should independently verify all information with the listing agent, local authorities and qualified professionals before making a purchase or investment decision.