Offered at $29,999 ($3,157.79 per acre), Lot 020 Canton Mountain Road in Jay, Maine (ZIP 04239, Franklin County) represents an entry-level recreational land acquisition. Situated on a quiet dead-end road corridor with mountain and forest views, this 9.5-acre wooded lot is well-suited for seasonal hunting, timber holding, or outdoor recreation. However, the listing carries a critical legal restriction: the parcel is physically landlocked, and while the current owner secured an agreement with Central Maine Power (CMP) for driveway and utility crossing along transmission line Section 243A, this agreement is non-transferable. A buyer must independently negotiate a new access easement with CMP or adjoining private landowners.
Property Overview and Specification Summary
| Property Parameter | Official Listing Disclosures & Public Records |
| Street Address / Parcel | Lot 020 Canton Mountain Road, Jay, ME 04239 |
| County / Municipality | Franklin County / Town of Jay |
| Current Asking Price | $29,999 (Reduced by $8,901 / -22.9% on August 31, 2026) |
| Original Peak List Price (2025) | $49,900 |
| Cumulative Price Discount | -$19,901 (-39.88% total reduction from 2025 peak) |
| Prior Sale History | Sold for $14,000 on January 7, 2019 (+114.3% appreciation to current list) |
| Total Surveyed Land Footprint | 9.50 Acres (413,820 Square Feet) |
| Price Per Acre | $3,157.79 per acre |
| Price Per Square Foot of Land | $0.0725 per sq. ft. (~7.25 cents/sq. ft.) |
| Legal Access Status | Landlocked (Requires new access agreement) |
| Utilities Infrastructure | No Electric, No Well, No Septic (Off-grid status) |
| Zoning Classification | Per Town (Jay Municipal Land Use Rules) |
| Title / Deed Conveyance | Partial Conveyance (Conveying Parcel TWO from existing deed) |
| Annual Property Taxes | $452.00 per year ($37.67 per month / $47.58 per acre annually) |
| Homeowners Association (HOA) | None ($0.00 / month) |
| Listing MLS ID | Maine Listings MLS #1668784 |
Financial Metrics and Price Trajectory Analysis
Per-Unit Valuation Benchmarks
- Asking Price: $29,999
- Price Per Acre: $29,999 ÷ 9.5 acres = $3,157.79 per acre
- Price Per Square Foot: $29,999 ÷ 413,820 sq. ft. = $0.0725 per sq. ft.
- Comparative Market Rate: Road-fronted, buildable 5- to 10-acre parcels in Franklin County typically trade between $5,000 and $8,500 per acre. The subject property’s price of $3,157.79/acre reflects a 35% to 60% discount, directly factoring in its landlocked status and legal access hurdles.
Listing History and Repricing Timeline
| Date | Status / Event | Asking Price | Price / Acre | Net Adjustment |
| January 7, 2019 | Sold | $14,000 | $1,473.68 / acre | Baseline Historical Acquisition |
| July 19, 2025 | Initial Market Launch | $49,900 | $5,252.63 / acre | Initial Peak List |
| August 8, 2025 | Price Reduction | $44,900 | $4,726.32 / acre | -$5,000 (-10.02%) |
| September 7, 2025 | Price Reduction | $39,900 | $4,200.00 / acre | -$5,000 (-11.14%) |
| October 20, 2025 | Price Reduction | $35,000 | $3,684.21 / acre | -$4,900 (-12.28%) |
| January 1, 2026 | Expired / Withdrawn | $35,000 | $3,684.21 / acre | Off-Market Interval |
| June 24, 2026 | Relisted | $38,900 | $4,094.74 / acre | New Listing Launch |
| August 31, 2026 | Price Reduction | $29,999 | $3,157.79 / acre | -$8,901 (-22.88%) |
Fixed Overhead and Holding Efficiency
- Annual Taxes: $452.00 per year
- Monthly Tax Burden: $452 ÷ 12 months = $37.67 per month
- HOA Fees: $0.00
- Holding Cost Profile: At $37.67 per month, fixed carrying costs are minimal. An investor or hunter can hold title long-term while negotiating legal access or holding for timber growth without financial strain.
Critical Legal Access & Deed Conveyance Analysis
The valuation of Lot 020 is tied directly to its legal access constraints and deed structure:
- Non-Transferable CMP Easement Agreement: The seller holds a signed agreement with Central Maine Power (CMP) permitting the construction and maintenance of a gravel driveway and overhead electric line across CMP’s transmission line corridor (Section 243A, between pole structures 83-84).Crucially, this agreement does not transfer to a buyer upon sale. A purchaser must re-apply to CMP’s real estate department or negotiate a deeded right-of-way (ROW) easement with abutting private property owners.
- Partial Deed Conveyance (Parcel TWO): The listing specifies that the transaction conveys only Parcel TWO from the owner’s existing deed. Buyers must review the current deed to confirm exact boundary lines, legal descriptions, and any retained rights or covenants associated with Parcel ONE.
- Building & Permitting Feasibility: Under Maine municipal laws and standard bank underwriting rules, building permits and mortgage financing cannot be secured without deeded, transferable legal ingress/egress. Consequently, this lot must be treated as a cash-only purchase or recreational land-banking play until legal access is formalized.
Comparative Value Analysis: Subject Property vs. Nearby Jay Listings
| Property Parameter | Lot 020 Canton Mtn Rd (Subject) | Lot 26 Canton Mtn Rd | 000 Intervale Road |
| Asking Price | $29,999 | $35,000 | $39,500 |
| Total Acreage | 9.50 Acres | 2.93 Acres | 3.40 Acres |
| Price Per Acre | $3,158 / acre | $11,945 / acre | $11,618 / acre |
| Access Status | Landlocked (Needs CMP/ROW) | Road Frontage | Road Frontage |
| Utility Access | None (Off-grid) | Nearby Electric | Nearby Electric |
| Annual Tax Burden | $452 / year ($38/mo) | ~$350 / year | ~$420 / year |
Key Advantages vs. Critical Risk Factors
Key Advantages
- Extremely Low Unit Rate: Offered at $3,157.79 per acre, providing a substantial discount compared to small-acreage parcels in Franklin County.
- Low Holding Cost: Annual property taxes total $452 per year ($37.67/month) with $0 HOA fees.
- Established Template for Access: The seller’s existing CMP agreement demonstrates that Central Maine Power has previously approved driveway/utility crossings across Section 243A.
- Recreational & Timber Value: Wooded 9.5-acre footprint offers mountain views and hunting grounds in rural Maine.
Critical Risk Factors
- Non-Transferable Access: Lack of a transferrable right-of-way requires post-closing or contingency-based negotiations with CMP or abutters.
- Cash-Only Financing Barrier: Mortgage lenders will not fund un-accessed, landlocked land without a recorded ROW easement.
- Partial Deed Parcel: Conveys Parcel TWO only; requires precise legal review of title boundaries.
Target Buyer Profiles
| Buyer Category | Profile Characteristics | Compatibility Fit |
| Recreational Hunters & Outdoorsmen | Buyers looking for an affordable 9.5-acre hunting lot who can access the property via ATV or foot without immediate residential building needs. | Ideal Fit |
| Speculative Land & Access Investors | Experienced real estate investors capable of negotiating CMP/abutting easements to unlock $6,000+/acre buildable market value. | Ideal Fit |
| Abutting Property Owners | Neighboring landowners on Canton Mountain Road seeking to expand their acreage and privacy buffer at $3,158/acre. | Ideal Fit |
| Turnkey Homebuilders | Purchasers requiring immediate building permits, deeded road frontage, and mortgage financing. | Unfavorable Fit |
Essential Buyer Due Diligence Checklist
- Review CMP Transmission Agreement: Inspect the attached CMP document regarding Section 243A (poles 83-84) and contact CMP’s Real Estate Licensing Department to verify re-application fees, timelines, and approval odds.
- Contact Abutting Landowners: Reach out to adjacent property owners along Canton Mountain Road to explore purchasing a deeded right-of-way easement.
- Examine Title & Partial Deed Conveyance: Hire a Maine title attorney to review the existing deed, confirm boundary markers for Parcel TWO, and ensure no encumbrances or title clouds exist.
- Verify Municipal Zoning Rules: Consult the Town of Jay code enforcement officer regarding building code requirements for non-frontage parcels.
Final Verdict
Lot 020 Canton Mountain Road in Jay, Maine, presents a high-upside speculative land opportunity. Offered at $29,999 ($3,157.79 per acre), its main draws are its low purchase price, 9.5-acre wooded footprint, mountain views, and low $37.67/month property taxes. However, its value is contingent on resolving its landlocked status. For cash investors, local abutters, or outdoorsmen comfortable navigating easement negotiations with Central Maine Power, this lot offers strong value-add potential.
Listed on Zillow