In a national real estate market where finding substantial land holdings under $150,000 has become increasingly rare, discovering a 67-acre mountain parcel paired with an original historic homestead represents a compelling opportunity. Listed at $140,000, the property located at 390 Lower Level Run Rd, Cedarville, WV 26611 offers an accessible entry point for hunters, homesteaders, and outdoorsmen seeking an authentic Appalachian retreat in Gilmer County.
Centering on a 1,100-square-foot farmhouse built in 1900, the property balances historic character with vast natural surroundings. Featuring an attached hand-cut stone cellar, multiple rustic outbuildings, an active creek along the front yard, and an unused gas well conveying with the deed, this parcel functions as a versatile hunting base camp or off-grid homestead framework.
However, evaluating a 126-year-old fixer-upper requires looking past the quiet scenery to examine the structural obligations, utility setups, and renovation scope. Below is a deep dive into the property specifications, core pros and cons, pricing metrics, and a definitive verdict on whether you should buy this property.
Property Specifications at a Glance
| Metric / Feature | Property Details |
| Listing Price | $140,000 |
| Location | 390 Lower Level Run Rd, Cedarville, WV 26611 (Gilmer County) |
| Total Lot Size | 67.00 Acres (Wooded Hillside, Stream Frontage, Private Setting) |
| Livable Footprint | 1,100 Sq. Ft. (Single-Level Traditional Farmhouse) |
| Bedrooms / Bathrooms | 3 Bedrooms / 1 Full Bathroom |
| Year Built | 1900 (Wood Siding Frame Construction with Metal Roof) |
| Water / Sewer Utilities | Private Water Well and Private Septic System |
| Mineral / Gas Assets | Unused Gas Well Conveys with Property |
| Additional Structures | Hand-Cut Stone Cellar & Cellar House, Wash House, Older Garage/Shop |
| Annual Property Taxes | $717 (Low annual holding overhead) |
| Date Listed | July 15, 2026 |
The Pros: Why This Gilmer County Homestead Delivers High Equity
1. Outstanding Per-Acre Price Baseline ($2,089 / Acre)
The primary financial anchor of this listing rests in the raw land scale:
- Microscopic Per-Acre Valuation: At $140,000 for 67 acres, you are acquiring the acreage, standing house, outbuildings, well, septic, and gas well at roughly $2,089 per acre. In Gilmer County, raw timberland without utility drops or standing structures routinely trades between $1,800 and $2,500 per acre.
- Low Annual Carrying Costs: Annual property taxes sit at an affordable $717 per year (~$60 per month). With zero HOA fees or municipal restrictions, holding this asset long-term carries minimal financial drag.
2. Rare Outbuildings & Conveying Gas Well Asset
- Hand-Cut Stone Cellar & Outbuildings: Attached to the rear of the farmhouse is an original hand-cut stone cellar and cellar house—a historical feature that provides natural year-round refrigeration for canning, crop storage, or emergency supplies. Additional outbuildings include an older garage/workshop and a separate wash house.
- Conveying Gas Well: An older, currently non-operational gas well conveys with the property deed. Depending on local utility policies and lease rights, this well offers potential future utility tie-ins or mineral equity retention.
3. Established Infrastructure & Natural Land Features
- Existing Utility Drops: The homestead includes a private well water system and a private septic tank already in place. Installing new septic and well systems on raw land today can easily exceed $15,000 to $25,000.
- Stream Frontage & Building Sites: A small creek flows through the front yard, creating a picturesque natural water feature. Flat clearings near the creek offer immediate spots to park RVs, build guest cabins, or expand homestead gardens.
- Prime Hunting & Regional Recreation: The remaining 60+ acres consist of heavily wooded hillside terrain that serves as a natural sanctuary for white-tailed deer, wild turkey, and black bear. The property sits just 10 minutes from Cedar Creek State Park, 20 minutes from Glenville State University, and 30 minutes from Burnsville Lake and I-79.
The Cons: Renovation Realities and Topography Limits
1. 1900 Farmhouse Requires Major Sweat Equity
- Extensive TLC Needed: Built in 1900, the 1,100-square-foot home is explicitly marketed as a fixer-upper. Buyers must budget for a comprehensive interior overhaul, including subfloor inspection, roof review, electrical panel upgrades, and modern plumbing updates.
2. Sloping Hillside Topography
- Limited Flat Tillable Acreage: The majority of the 67 acres consists of steep, wooded hillside terrain. While sloped topography is optimal for wildlife habitat and privacy, it restricts large-scale commercial farming or row-crop agriculture without significant land clearing and terrace grading.
3. Specialty Financing Requirements
- Cash or Land/Rehab Loans Preferred: Because the home is a 1900 structure in need of substantial renovation, standard government-backed mortgages (such as FHA or VA) will not finance the purchase without a designated rehabilitation loan program (like FHA 203k) or a 20%+ down land mortgage.
Price Analysis and Valuation
+-------------------------------------------------------------------------+
| FINANCIAL METRICS & VALUATION |
+--------------------------+---------------+------------------------------+
| Metric | Value | Market Comparison |
+--------------------------+---------------+------------------------------+
| Listing Price | $140,000 | Below regional land + home |
| Price Per Acre | $2,089 / Acre | Market average ($1.8k-$2.5k) |
| Price Per Sq. Ft. | $127 / Sq. Ft.| Below replacement cost |
| 2025 Tax Assessment | $38,580 | Low public baseline |
| Annual Taxes | $717 / Year | ~$60 / Month |
+--------------------------+---------------+------------------------------+
Valuation Takeaway:
At $2,089 per acre, you are essentially buying the 67 acres of timberland at fair market value and receiving the 1,100 sq. ft. farmhouse, hand-cut stone cellar, garage, wash house, septic, well, and gas well at a steep discount. Rebuilding matching 1,100 sq. ft. cabin framing with outbuildings and utility drops today would easily cost $80,000 to $120,000 in labor and materials alone.
Final Verdict: Should You Buy This Property?
Verdict: YES — an outstanding buy for hunters, off-grid homesteaders, or sweat-equity flippers seeking private acreage under $150,000.
- Pass If: You expect a turnkey, move-in-ready residential home requiring zero weekend maintenance, or if you require flat, tillable pastureland for large livestock herds.
- Buy If: You want a private 67-acre hunting retreat, an off-grid cabin site with well/septic drops, or a historic homestead project featuring hand-cut stone craftsmanship and stream frontage.
Suggested Bidding Strategy:
Because this property is priced competitively at $140,000 for 67 acres with utility hookups, interest from regional outdoorsmen will be strong. Enter a clean offer between $125,000 and $132,000. Ensure your purchase contract allows for a standard inspection period to verify the private septic functionality, check well water flow, and review the deed language regarding the conveying gas well.
Listed on Zillow