Priced at $184,500—translating to $2,508.50 per acre—this 73.55-acre mountain property on Elderberry Road in Coxs Mills, West Virginia (ZIP 26342, Gilmer County) represents a fully serviced, multi-use timberland and hunting asset. Listed on September 10, 2026, the parcel features a single-story rustic cabin (sold strictly AS-IS), an established internal UTV/ATV trail network, a gated entry, cleared utility corridors serving as long shooting lanes, and a stand of mature White and Red Oak timber.
Crucially, the property is equipped with active utility infrastructure: grid electricity on site, a private drilled well, a private septic system, and free natural gas rights supplied directly from an on-site gas wellhead. Positioned at $2,508.50 per acre—well below the regional benchmark for fully serviced mountain land with dwelling structures—this tract offers a versatile turn-key foundation for hunting clubs, timberland investors, homesteaders, and off-grid enthusiasts.
Property Overview & Technical Specifications
Evaluating public registry filings (Bright MLS #WVGI2000004), Gilmer County PVA tax records (Parcel ID: 1106001900170000), and listing disclosures establishes the baseline parameters for the Elderberry Road property.
| Property Parameter | Listing Disclosures & County Public Data Baseline |
| Street Address | Tbd Elderberry Road, Coxs Mills, WV 26342 |
| County / Region | Gilmer County / North-Central West Virginia |
| Parcel Identification Number | 1106001900170000 |
| Current List Price | $184,500 (Listed September 10, 2026) |
| Total Deeded Acreage | 73.55 Acres (3,203,438 Square Feet) |
| Price Per Acre | $2,508.50 per acre |
| Price Per Square Foot (Land Basis) | $0.058 per sq. ft. |
| Zoning Classification | Unrestricted / Rural Forest (Zone F) |
| Primary Dwelling Structure | 1-Story Frame Cabin (Sold AS-IS) |
| On-Site Utilities | Grid Power Connected, Private Well Water, Private Septic |
| Special Utility Amenity | Free Natural Gas (Active Wellhead & Meter Assembly On-Site) |
| Access Infrastructure | Gated Entry, Gravel/Dirt Access Road, Internal UTV Trail Network |
| Topography & Vegetation | Mountainous, Ridge Benches, Ravines, Oak-Hickory Hardwood Canopy |
| Annual Property Taxes | $790.00 per year ($65.83 per month) |
| HOA / Association Fees | None ($0.00 / month) |
Financial Valuation & Unbundled Asset Basis
To determine whether the $184,500 list price reflects fair market value, the overall purchase price must be unbundled across raw land, existing dwelling infrastructure, timber value, and utility connection rights.
| Asset Component | Estimated Value Allocation | Valuation Detail & Calculation Basis |
| Raw Unimproved Land Basis (73.55 AC) | $110,325 | Based on $1,500/acre baseline for steep rural timberland |
| Standing Commercial Sawtimber | $36,775 | Estimated standing value of mature White Oak & Red Oak ($500/ac) |
| Existing Cabin Shell & Foundation | $18,000 | Implied structural value of 1-story cabin frame, siding, & roof |
| Free Gas Line & Meter Infrastructure | $10,000 | Capitalized heating utility savings and wellhead connection |
| Private Septic, Well & Electric Drops | $9,400 | Replacement cost of active septic tank, well head, & electric pole |
| TOTAL ESTIMATED ASSET VALUE | $184,500 | Matches asking purchase price ($2,508.50 / acre) |
Carrying Cost Analysis
The property boasts low tax overhead, making land-banking or long-term timber management financially sustainable:
- Annual Property Taxes: $790.00 per year
- Monthly Property Tax Basis: $65.83 per month
- Monthly HOA Dues: $0.00
- Heating Utility Expense: $0.00 (Covered under free gas agreement)
- Total Base Holding Cost:~$65.83 per month (excluding optional insurance and general maintenance)
Free Natural Gas Rights & Utility Infrastructure Audit
A defining financial driver of this Coxs Mills property is the presence of an active natural gas wellhead assembly and meter manifold directly on site.
Free Natural Gas Clause Mechanics
- Domestic Gas Supply: In West Virginia oil and gas leases, a “free gas clause” typically grants the surface land owner up to 200,000 cubic feet (200 mcf) of natural gas per year without utility charges, sourced directly from the producing well on the property.
- Heating Application: On-site gas provides zero-cost heating for the cabin’s furnace, space heaters, hot water heater, and cooking appliances.
- Operational Considerations: The buyer is responsible for maintaining the domestic regulator, dewatering drip tanks, and service lines running from the wellhead manifold to the cabin.
Complete Utility Profile
- Grid Electrical Power: Active overhead power line drop connected directly to the cabin.
- Private Water Supply: On-site drilled water well delivering pressurized domestic water to the kitchen and bathroom plumbing fixtures.
- Private Wastewater Sanitation: On-site septic tank and drain field system, eliminating the need for municipal sewer connections or costly new perc testing.
Timber Inventory & Wildlife Habitat Profile
The 73.55-acre parcel features diverse Appalachian hardwood timberland combined with clearings that create high-grade wildlife habitat.
Hardwood Timber Canopy
- White Oak (Quercus alba): Highly sought-after for stave logs (bourbon barrel industry) and grade lumber. Mature specimens across the upper slopes and ridges offer immediate commercial harvesting value.
- Red Oak (Quercus rubra): Provides substantial sawtimber bulk, structural lumber potential, and heavy annual acorn crops (mast) for game species.
- Secondary Hardwoods: Includes yellow poplar, hickory, and soft maple, providing a balanced canopy and multi-tier wildlife cover.
Game Habitat & Hunting Utility
- Internal Trail System: Miles of pre-cleared UTV trails allow quiet motorized access throughout the interior, facilitating game retrieval and tree stand placement.
- Pipeline / Utility Corridors: Wide, grass-cleared utility right-of-ways bisecting the wooded hillsides create natural food plot locations and long, unobstructed sightlines for rifle hunting.
- Wildlife Populations: The combination of hardwood oak mast, open grassy lanes, and private water sources makes this tract a natural haven for trophy Whitetail Deer, Wild Turkey, and Black Bear.
Cabin Structural Audit & Renovation Budget (CapEx)
The existing single-story wood-frame cabin is being conveyed strictly AS-IS. While fully enclosed with functioning utility connections, it requires cosmetic and structural modernization to reach year-round 4-season living standards.
Current Cabin Condition
- Exterior: Wood siding in fair condition, metal/shingle roofing, raised front timber deck with lattice skirting, and sliding glass entry doors.
- Interior Layout: Open kitchen/living area with laminate countertops, double stainless steel sink, electric range, tile-patterned vinyl flooring, and separate bedroom quarters.
- Required Work: Interior cosmetic overhaul, floor leveling, insulation upgrade, fixture replacement, and deck reinforcement.
Itemized Renovation Budget
| Renovation / Modernization Task | DIY Labor Estimate | Professional Contractor Estimate | Technical Scope & System Details |
| Roof & Gutter Overhaul | $1,500 | $3,800 | Seal seams, repair flashing, & install heavy-duty gutters |
| Deck Structural Repair & Staining | $800 | $2,200 | Replace rotted deck boards, reinforce posts, & apply sealant |
| Interior Flooring & Subfloor Leveling | $1,200 | $3,500 | Replace vinyl tile with durable LVP flooring throughout |
| Kitchen & Cabinet Modernization | $2,000 | $5,500 | Update cabinets, countertops, sink fixtures, & gas range |
| Free Gas Line & Regulator Audit | $500 | $1,200 | Inspect gas regulator, drip tank, & interior gas supply lines |
| HVAC / Gas Space Heater Install | $1,000 | $2,800 | Install high-efficiency vent-free natural gas wall heaters |
| Bathroom Fixture Refresh | $1,200 | $3,200 | Replace toilet, vanity, plumbing valves, & shower stall |
| PROJECTED RENOVATION CAPEX | $8,200 | $22,200 | Estimated budget to convert cabin to turnkey status |
Comparative Market Analysis (CMA)
Evaluating Elderberry Road against comparable land and cabin listings in Gilmer and neighboring Ritchie/Calhoun Counties highlights its relative market positioning:
| Property Location & Details | Acreage | List Price | Price / Acre | Utilities & Infrastructure |
| Elderberry Rd, Coxs Mills, WV (Subject) | 73.55 AC | $184,500 | $2,508.50 | Cabin; Power, Well, Septic, Free Gas; Trails |
| Gluck Run Rd, Glenville, WV | 94.00 AC | $145,000 | $1,542.55 | Raw timberland; Unimproved; No cabin; Off-grid |
| Jobs Run Rd, Glenville, WV | 84.19 AC | $130,000 | $1,544.13 | Steep wooded tract; Access via dirt right-of-way |
| Sugarcamp Rd, Big Bend, WV | 100.00 AC | $129,900 | $1,299.00 | Unimproved hunting land; No electric or septic |
| Gilmer County Land Average (Serviced) | 75.00 AC | $239,178 | $3,189.04 | County average benchmark for improved parcels |
Market Positioning Takeaways
- Infrastructure Advantage: While raw, unimproved Gilmer County timberland trades between $1,300 and $1,600 per acre, serviced properties with existing cabins, power, well, septic, and free gas average $3,000+ per acre. At $2,508.50 per acre, this tract is priced competitively.
- Immediate Usability: Buyers avoid the 12-to-18-month lead time and $25,000+ capital investment required to drill a well, install septic, and drop electric power lines to a raw parcel.
Strategic Advantages vs. Critical Risk Factors
Key Advantages (Pros)
- Turnkey Utilities Installed: Electric, private well water, septic system, and free natural gas are already active on site.
- Free Natural Gas Amenity: Eliminates monthly winter heating bills by utilizing domestic gas produced directly on the property.
- Established Trail System: Complete UTV/ATV access across the 73.55-acre footprint via cleared woods roads.
- Marketable Hardwood Timber: High concentration of commercial-grade White Oak and Red Oak sawtimber.
- Turnkey Hunting Features: Cleared pipeline right-of-ways offer ready-made food plots and long shooting lanes.
- Low Holding Costs: Property taxes are minimal at $65.83 per month with no HOA fees.
Critical Risk Factors (Cons)
- AS-IS Cabin Condition: The cabin requires cosmetic updates, flooring repairs, and system checks prior to full-time residential use.
- Free Gas Maintenance Responsibility: Surface owners must maintain their domestic regulators, drip tanks, and gas lines running from the wellhead.
- Remote Mountain Location: Located in rural Gilmer County, requiring drive time to major commercial retail centers.
Target Buyer Compatibility Profile
| Buyer Category | Profile Goals & Capabilities | Strategic Fit |
| Hunting Clubs & Sportsmen | Buyers seeking 74 acres of private oak timber with trails, shooting corridors, and an AS-IS camp. | Ideal Fit |
| Off-Grid & Homestead Builders | Buyers looking for free gas, well water, septic, and total privacy to build a self-sufficient homestead. | Ideal Fit |
| Timberland Investors | Investors seeking low carrying cost acreage ($65/mo taxes) backed by valuable White Oak sawtimber. | Ideal Fit |
| Turnkey Suburban Buyers | Buyers expecting a move-in ready modern home with municipal utilities and paved street access. | Unfavorable Fit |
Essential Buyer Due Diligence Roadmap
- Verify Mineral & Free Gas Rights: Review the deed and oil/gas lease terms with a West Virginia real estate attorney to confirm the free gas allocation and surface maintenance obligations.
- Conduct Timber Cruise Inspection: Hire a consulting forester to measure board-foot volume and current market value of standing White and Red Oak sawtimber.
- Inspect Free Gas Regulator & Lines: Have a qualified gas technician check the wellhead connection, pressure regulator, drip separator, and supply line to the cabin.
- Test Water Well & Septic Flow: Perform a water quality/flow test on the private well and conduct a visual septic system inspection.
- Walk Deeded Property Boundaries: Walk the 73.55-acre perimeter and internal trail system to locate boundary pins, blazed trees, and gated entry points.
Elderberry Road in Coxs Mills, WV, presents a complete, high-utility mountain property. Offered at $184,500 ($2,508.50/acre) for 73.55 acres, its value is backed by free natural gas rights, active power, well, and septic connections, an AS-IS cabin shell, established UTV trails, and marketable White Oak timber. For hunting enthusiasts, timber investors, and off-grid homesteaders seeking rural West Virginia land with major infrastructure head starts, this listing delivers long-term investment value.
Listed on Zillow