Finding 90.22 deeded acres of versatile Penobscot County land featuring over 800 feet of paved road frontage, ~10 acres of open pasture, 80 acres of timberland, two drilled wells, septic, electric power availability, and direct snowmobile trail connectivity for $175,000 is a rare opportunity in modern New England real estate. Located at 485 Hudson Road, Corinth, ME 04427 (Route 43), this property offers an attractive entry point for homesteaders, land developers, hunters, and agricultural buyers.
Priced at a microscopic $1,939 per acre (which effectively values the 1,000 sq. ft. 3-bedroom camp structure, two drilled wells, septic system, small farm pond, and outbuildings at $0), the asking price sits $60,700 below the official tax-assessed valuation ($235,700).
Whether your vision involves restoring the existing buildings into a private homestead, harvesting mature timber, establishing a livestock farm, or executing a land subdivision strategy along Route 43, this parcel delivers high equity potential.
Below is an in-depth, expert breakdown covering property specifications, core pros and cons, valuation mechanics, financial metrics, and a final purchase verdict.
Property Specifications at a Glance
| Property Parameter | Specification Details | Strategic Real Estate Takeaway |
| Asking Purchase Price | $175,000 ($1,939 / Acre baseline) | $60,700 below official tax assessment ($235,700) |
| Location & Frontage | 485 Hudson Road, Corinth, ME 04427 | 800+ Feet Paved Frontage on Route 43 |
| Total Lot Size | 90.22 Deeded Acres (3,929,983 Sq. Ft.) | ~10 Acres open fields / ~80 Acres wooded timber |
| Primary Structure Size | 1,000 Sq. Ft. (3 Bed / 1 Full Bath) | Built 1960; Camp/Cape Cod style on post/pier |
| Water Infrastructure | 2 Drilled Wells On-Site + Farm Pond | Multiple water sources servicing pasture & structures |
| Wastewater & Electric | Septic Tank Installed & Grid Electric at Road | Infrastructure foundation in place for immediate builds |
| Recreational Access | Direct Access to ITS Snowmobile Trails | Instant winter UTV/snowmobile trail connectivity |
| Zoning & Municipality | Residential / Agricultural (Town of Corinth) | Permits farming, livestock, subdividing, or custom builds |
| Annual Tax Burden | $3,179 / Year (~$265 / Month) | Low annual carrying cost for 90+ continuous acres |
| Listing Brokerage | United Country Lifestyle Properties of Maine | Active MLS listing (#1671213) |
Key Investment Value Drivers: Why This 90-Acre Tract Delivers High Equity
1. Massive Tax Assessment Discount ($60,700 Instant Margin)
In real estate land acquisition, buying below county/town tax assessment represents an immediate margin of safety:
- Tax Assessment Baseline: The Town of Corinth currently assesses 485 Hudson Road at $235,700.
- Acquisition Arbitrage: Listed at $175,000, a buyer acquires the property at ~25.7% below the town’s official valuation benchmark.
2. Dual-Environment Land Footprint (~10 Acres Fields + ~80 Acres Timber)
- High-Yield Agricultural Frontage: Features roughly 10 acres of level, cleared pasture/field along the main road. This provides immediate utility for organic farming, hay harvesting, livestock grazing, or building custom homesites without clearing expenses.
- 80 Acres of Timber & Wildlife Sanctuary: The remaining 80 acres consist of mature Maine woodland providing hardwood timber value, complete privacy, and world-class hunting for whitetail deer, wild turkey, and black bear.
3. Pre-Installed Infrastructure & Utility Drops
Developing 90 acres of raw Maine land requires heavy upfront capital. This parcel bypasses major early-stage hurdles:
- Two Drilled Wells & On-Site Septic: Includes two independent drilled water wells, a functional septic system, and a small farm pond. Drilling two wells and installing septic infrastructure on raw acreage today easily costs $25,000 to $40,000.
- Electricity at Paved Frontage: Features over 800 feet of paved frontage along Hudson Road (Route 43) with utility poles running along the property line.
4. Significant Subdivision & Development Flexibility
- Subdivision Potential: With 800+ feet of paved road frontage on Route 43, residential zoning, and pre-existing utility drops, an investor or developer could execute a land division carving out 5-to-10-acre building lots while retaining a 50+ acre private estate.
Critical Limitations & Capital Requirements to Consider
A disciplined real estate evaluation requires looking past the raw acreage to analyze physical access, building conditions, and needed site prep before submitting an offer.
1. Existing Structures Require TLC / Renovation
- Camp Condition: The listing explicitly notes that the existing 1,000 sq. ft. 1960 camp and outbuildings need TLC/renovation. The structure currently lacks a central HVAC heating system and operates on a post/pier foundation.
- Capital Allocation: Buyers should evaluate the main structure as either a seasonal hunting cabin base camp or a temporary residence while constructing a new primary home.
2. Post & Pier Foundation Inspection
- Seasonal Frost Line Considerations: Homes built on pillar/post/pier foundations in Central Maine require verifying that pier footings sit below local frost lines to prevent seasonal heaving.
Comprehensive Financial & Valuation Analysis
At $175,000 ($1,939 per acre), analyzing this listing requires comparing the purchase price against regional land baselines in Penobscot County.
Regional Acreage Price Comparison Matrix
| Market / Property Location | Average Price Per Acre | Total Price for 90.22 Acres (Equivalent) |
| 485 Hudson Road (Subject Property) | $1,939 / Acre | $175,000 (Actual List Price) |
| Town of Corinth Official Tax Valuation | $2,612 / Acre Baseline | $235,700 |
| Penobscot County Rural Land Average | $3,500 – $4,800 / Acre | $315,770 – $433,056 |
| Central Maine Agricultural/Timber Target | $3,800 / Acre Target | $342,836 Baseline Target |
Estimated Monthly Carrying Cost Breakdown
| Expense Category | Estimated Monthly Cost | Calculation Basis & Notes |
| Principal & Interest | $896 / Month | Based on $175,000 price with 20% down ($35,000) @ 6.75% rate |
| Property Taxes | $265 / Month | Derived from Town of Corinth annual tax bill ($3,179/year) |
| Hazard & Liability Insurance | $65 / Month | Estimated policy covering land, fields, and structures |
| Total Estimated Fixed Carrying Cost | ~$1,226 / Month | Excludes variable site renovation & utility hookup costs |
Valuation Takeaway:
Valuing the 90.22 acres conservatively at the local agricultural land baseline of $3,500 per acre assigns $315,770 in underlying raw land value. Purchasing this parcel at $175,000 allows a buyer or investor to capture over $140,000 in instant land equity while gaining two drilled wells, septic, electric drops, farm pond, and direct snowmobile trail access.
Regional Location & Commute Times
Situated along Hudson Road (Route 43) in Corinth, Maine, the property balances quiet rural privacy with quick connectivity to regional commercial hubs.
| Destination / Landmark | Distance / Drive Time | Location Utility & Strategic Value |
| Central Community Elementary / High | ~5 Minutes (~2.3 Miles) | SAD 64 public schools serving Corinth |
| Bangor, ME (International Airport / BGR) | ~30 Minutes | Major commercial hub, hospitals, shopping malls & airport |
| University of Maine (Orono, ME) | ~30 Minutes | Major higher education center, research & culture |
| Portland, ME | ~2.5 Hours | Coastal metropolitan hub, dining & transportation |
| Boston, MA | ~3.8 Hours | Major Northeast metropolitan center |
Pros vs. Cons Analysis
The Pros (Why You Should Buy)
- Unbeatable Value Ratio ($1,939/Acre): Listed at $175,000—a massive $60,700 discount below tax assessment ($235,700).
- 800+ Feet Paved Frontage on Route 43: Excellent year-round access with high subdivision potential.
- Turnkey Infrastructure Assets: Features 2 drilled wells, septic system, farm pond, and electricity at road.
- Fields + Wooded Canopy: ~10 acres of open pasture for farming/animals paired with ~80 acres of timberland.
- Direct ITS Snowmobile Trail Access: Instant off-road riding right from your private boundary.
The Cons (Key Considerations)
- Existing Camp Needs TLC: The 1,000 sq. ft. structure requires renovation capital or replacement.
- Lacks Central Heating: Currently listed with no central furnace; requires installing a wood stove or heat pump.
- Pillar/Post Foundation: Requires inspecting post footings for winter frost depth.
Final Investment Verdict & Strategy
The Verdict: HIGHLY RECOMMENDED — An elite, top-tier purchase for homesteaders, farmers, land developers, hunters, or investors seeking 90+ acres with fields, woods, and utilities under $200,000.
485 Hudson Road in Corinth, ME delivers an exceptional balance of spatial scale, ecological diversity, and financial equity. Buying 90.22 acres at $1,939 per acre—well below tax assessment—with two drilled wells, septic, farm pond, and 800+ feet of road frontage creates an unbeatable foundation.
Suggested Bidding & Purchase Strategy:
Given that 90-acre tracts with paved frontage and utilities under $200k attract strong regional buyer interest, enter a clean offer between $162,000 and $170,000.
Ensure your purchase contract includes standard contingencies to:
- Conduct a flow and water quality test on both drilled wells.
- Perform a septic tank and leaching field inspection.
- Inspect the post/pier foundation and structural framing of the main camp structure.
Listed on Zillow