Priced at $240,000—which breaks down to $2,500.00 per acre—this 96-acre (noted as 98 acres in property records) multi-use tract on 10625 Brushy Road in Pikeville, Kentucky (ZIP 41501, Pike County) offers usable acreage in the mountains of Eastern Kentucky. Relisted at $240,000 on September 17, 2026 (a 7.7% price reduction from its previous $260,000 listing), the property combines flat creek-bottom pasture land, rolling timbered hillsides, natural gas wells, an entrance rental pad with existing utilities, and historic farm outbuildings.
Situated in Northern Pike County near the Brushy Creek area, the property provides agricultural ground, potential residential building benches (“house seats”), and rural privacy with zero municipal zoning restrictions. Positioned ~20% below the median price per acre for land listings in Pike County ($3,169/acre), this farm presents opportunities for homesteaders, land flippers, recreational buyers, and timber/energy investors.
Property Overview & Core Technical Specifications
Evaluating Eastern Kentucky Association of Realtors (EKAR) disclosures, property record data, and regional GIS mapping establishes the baseline parameters for this Pikeville farm.
| Property Parameter | Listing Disclosures & County Public Data Baseline |
| Street Address | 10625 Brushy Rd, Pikeville, KY 41501 |
| County / Region | Pike County / Eastern Kentucky Appalachian Region |
| Current Asking Price | $240,000 (Relisted September 17, 2026) |
| Total Deeded Acreage | 96.00 Acres (Lot record) / 98.00 Acres (Deed description) |
| Price Per Acre | $2,500.00 per acre (at 96 AC basis) |
| Price Per Square Foot | $0.057 per sq. ft. |
| Zoning Classification | None / Unrestricted Rural County Land |
| Topography Profile | Flat Creek-Bottom Pasture, Rolling Ridge Lines, Hillside Timber |
| Existing Improvements | Historic Farmhouse, Frame Barn, Corn Shed, Functional Storage Garage |
| Entrance Utility Pad | Rental Lot Pad with Active Septic System & Drilled Well Water |
| Energy & Mineral Features | 2 Natural Gas Wells On-Site |
| Water Infrastructure | Private Drilled Water Well, Hand-Dug Historic Stone Well, Year-Round Creek |
| Sewer / Sanitation Status | Septic Tank Installed at Rental Pad (Farmhouse Has No Septic) |
| HOA / Association Fees | None ($0.00 / month) |
| Estimated Property Taxes | Projected ~$220.00 – $450.00 per year (~$18 – $38 per month) |
Price History, Valuation & Pricing Dynamics
The transaction history reveals a progressive price adjustment, creating an entry point relative to earlier market offerings.
- July 3, 2023: Listed for sale at $299,000 ($3,114/acre).
- August 28, 2025: Relisted at $260,000 ($2,708/acre).
- April – June 2026: Active/Pending cycles at $260,000 before returning to market.
- September 17, 2026: Price dropped to $240,000 ($2,500/acre) via EKAR MLS #129359. Total reduction of -$59,000 (-19.7%) from peak list price.
Regional Value Context
At $2,500 per acre, 10625 Brushy Road sits significantly below typical Appalachian land benchmarks for tracts containing flat, usable bottomland:
- Pike County Median Land Price: The countywide median land value sits at $3,169 per acre. This property is priced at a 21.1% discount compared to median land listings in Pike County.
- Bottomland Premium: Flat farming or pasture acreage in mountain counties usually demands a higher price per acre due to topographically constrained valleys. Acquiring flat pasture land alongside hillside acreage at $2,500/acre represents competitive utility value.
Physical Site Profile, Topography, & Infrastructure
1. Creek-Bottom Pasture & Rolling Ridge Lines
- Front Pasture Area: Located along Brushy Road, the front of the property contains flat, clear acreage suitable for crop production, livestock grazing, or equipment staging.
- Water Barrier & Access: A year-round mountain stream crosses the lower portion of the property, separating the front pasture from the interior acreage.
- Interior Benches & “House Seats”: Beyond the creek, the land rises into rolling hillsides featuring mature timber stands and natural flat benches (“house seats”) suitable for additional home construction or off-grid cabin placement.
2. Built Infrastructure & Historical Structures
- Historic Farmhouse: The original farm home retains vintage features (such as beadboard walls, stone foundation work, and a covered porch), but is listed at zero warranted value. It is connected to well water but lacks an installed septic system.
- Storage Garage & Outbuildings: Includes a functional metal/wood storage garage for machinery, alongside an older wood barn, a corn shed, and an ornamental hand-dug stone well head with iron chain hardware.
Income Potential, Energy Features, & Rental Lot Mechanics
1. Entrance Rental Pad (Immediate Cash-Flow Potential)
Located near the main road entrance, a dedicated rental lot pad is already equipped with an active septic system and well water hookups.
- RV / Mobile Home Pad: Can be rented immediately to a long-term mobile home tenant or short-term RV campers to offset annual holding costs.
- Building Site Head-Start: Serves as an immediate, utility-ready build site while the rest of the 96 acres is developed.
2. On-Site Natural Gas Wells
The property includes 2 active/existing natural gas wells:
- Free Domestic Gas Rights: In Eastern Kentucky, gas well agreements frequently grant the landowner free domestic gas usage for heating homes, outbuildings, or workshops on the farm.
- Mineral Royalty Potential: Buyers should review existing mineral leases during title search to determine whether active royalty payments accrue to the surface owner.
Unbundled Valuation & Asset Allocation Breakdown
To evaluate the $240,000 purchase price, the property’s total market value can be separated across flat pasture, timbered acreage, utility infrastructure, outbuildings, and mineral rights.
| Asset Component | Estimated Value Allocation | Calculation Basis & Market Context |
| Flat Creek-Bottom Pasture (15 AC) | $60,000 | Valued at $4,000/AC due to high utility of flat ground in Pike County |
| Rolling Hillside & Timberland (81 AC) | $121,500 | Valued at $1,500/AC baseline for woodland & ridge benches |
| Entrance Rental Lot (Septic + Well) | $22,000 | Replacement value for drilled well, septic tank, & driveway pad |
| 2 Gas Wells & Free Gas Potential | $18,000 | Value of energy infrastructure & potential domestic heating savings |
| Functional Storage Garage & Barns | $18,500 | Utility value of enclosed machinery garage & salvage barn timber |
| TOTAL ESTIMATED ASSET VALUE | $240,000 | Matches current asking purchase price ($2,500.00 / acre basis) |
Projected Capital Expenditure (CapEx) & Site Improvement Budget
To develop the property into a functioning homestead, farm, or multi-residence compound, prospective buyers should account for the following estimated capital expenditures:
| Improvement Component | Low-End Estimate (DIY) | High-End Estimate (Contractor) | Technical Scope & System Details |
| Farmhouse Septic System Installation | $6,500 | $12,500 | Install dedicated septic tank & leach field for main farmhouse |
| Creek Crossing Bridge / Culvert | $5,000 | $18,000 | Construct heavy-duty vehicle crossing across stream to reach rear land |
| Farmhouse Full Structural Rehab | $35,000 | $85,000 | Overhaul foundation, plumbing, wiring, interior drywall, & HVAC |
| Internal Access Road Grading | $4,000 | $12,000 | Bulldoze/grade gravel access roads up to mountain ridge benches |
| Pasture Perimeter Fencing | $3,500 | $9,000 | Install woven wire / electric fencing for cattle or horses |
| TOTAL PROJECTED CAPEX | $54,000 | $136,500 | Estimated budget range for complete site rehab & development |
Regional Comparative Market Analysis (CMA)
Comparing 10625 Brushy Road against active and recent land listings in Pike and neighboring Eastern Kentucky counties illustrates its market positioning:
| Property Location & Details | Acreage | List Price | Price / Acre | Key Features & Infrastructure Status |
| 10625 Brushy Rd, Pikeville (Subject) | 96.00 AC | $240,000 | $2,500.00 | Flat bottomland; Creek; 2 gas wells; Rental lot pad; Barns |
| 16604 Grapevine Rd, Phyllis, KY | 65.00 AC | $189,000 | $2,907.69 | Mountainous timber land; Small 3/1 cabin included |
| 48 Ramsey Dr, Pikeville, KY | 8.70 AC | $199,000 | $22,873.56 | Small acreage; Unimproved residential parcel near city limits |
| Grapevine Creek Acreage, Pikeville | 120.00 AC | $330,000 | $2,750.00 | Raw ridge land; No bottomland or gas wells; Unimproved |
| Pike County Unimproved Land Average | 60.00 AC | $299,294 | $3,169.00 | Countywide median benchmark for rural land listings |
Market Takeaways
- Usable Land Advantage: While many 50+ acre tracts in Pike County consist entirely of steep vertical ridges, 10625 Brushy Road includes flat pasture along the road, making it accessible for agricultural or residential use.
- Infrastructure Savings: Having an active well, septic tank at the rental lot, electrical drop, storage garage, and gas wells on-site saves $30,000–$50,000 compared to developing a completely raw parcel.
Strategic Advantages vs. Critical Risk Factors
Strategic Advantages (Pros)
- Competitive $2,500/Acre Valuation: Priced ~21% below the Pike County median price per acre ($3,169/AC).
- Flat Pasture Ground: Rare flat creek-bottom land along the road front for farming, gardening, or horses.
- Rental Lot Pad with Utilities: Entrance pad with existing septic and well provides immediate housing placement or rental income.
- 2 On-Site Gas Wells: Potential for free domestic gas supply to heat structures and potential royalty income.
- Zero Zoning Restrictions: Unrestricted rural land allows homesteading, livestock, mobile homes, or tiny home compounds.
- Low Property Tax Overhead: Annual taxes estimated under $450/year ($38/month) with no HOA dues.
Critical Risk Factors (Cons)
- Farmhouse Condition: The old farmhouse has zero warranted value and requires full gut rehab or demolition.
- Septic Deficit at Main House: Main farmhouse lacks a septic system and requires new NMED/county health department permitting.
- Creek Access Crossing: Crossing the stream to access the rear rolling hills and house seats requires building a bridge or culvert.
Target Buyer Compatibility Matrix
| Buyer Profile | Profile Goals & Objectives | Strategic Fit |
| Homesteaders & Hobby Farmers | Buyers needing flat pasture, farm outbuildings, water sources, and unrestricted acreage. | Ideal Fit |
| Recreational & Hunting Buyers | Buyers seeking 90+ acres of timbered hillsides, wildlife cover, and ATV trail terrain. | Ideal Fit |
| Multi-Generational Compounds | Buyers wanting an entrance lot for an RV/mobile home plus upper hill seats for custom cabins. | Ideal Fit |
| Turnkey Suburban Homebuyers | Buyers requiring move-in ready homes with municipal water, city sewer, and paved subdivisions. | Unfavorable Fit |
Essential Buyer Due Diligence Roadmap
- Confirm Boundary Lines & Acreage: Commission a boundary survey or walk marked lines to resolve the 96 vs. 98 acre deed variance.
- Inspect Mineral & Gas Well Leases: Perform a title search at the Pike County Clerk’s office to review lease terms, royalty transfers, and free gas rights for the 2 gas wells.
- Verify Septic Function at Rental Lot: Conduct an inspection and dye test on the existing rental pad septic system.
- Test Water Well Quality: Test well water at the farmhouse and rental pad for flow rate, minerals, and bacteriological safety.
- Evaluate Creek Crossing Costs: Consult an excavation contractor to get estimates for installing a culvert or bridge across the creek to open up the rear ridge acreage.
10625 Brushy Road in Pikeville, KY, offers a versatile Appalachian land opportunity. Offered at $240,000 ($2,500/acre) for 96 to 98 acres, its value is anchored by its flat creek-bottom pasture, 2 natural gas wells, utility-equipped entrance rental lot, rolling timbered hill benches, and unrestricted usage rights. For buyers prepared to address the farmhouse rehab or construct new mountain cabins, this farm delivers usable land assets and development flexibility at an accessible price point.
Listed on Zillow