Priced at $75,000—which calculates to $1,769.70 per acre—this 42.38-acre mountain parcel at Lick Run Road in Sand Fork, West Virginia (ZIP 26430, Gilmer County) represents a value-add recreational, hunting, and off-grid homestead acquisition in Central West Virginia. Listed on September 24, 2026, via My State MLS #11997622, the property lies at the intersection of Sycamore Run and Lick Run, situated under 10 minutes from Glenville State University. It comes equipped with an established gated private access road, a cleared flat bench area, a small gambrel-roofed cabin, stream frontage along Sycamore Run, and nearby electric power lines.
Core Property Specifications & Technical Baseline
Evaluating Gilmer County public property records (Parcel ID: 1106002900050000) and listing disclosures establishes the baseline parameters for this Sand Fork acreage.
Site Infrastructure, Water Assets, & Resource Features
1. Cabin Structure & Cleared Basecamp Area
- Rustic Recreational Cabin: A wood-sided, gambrel-style cabin with a red metal roof sits on a cleared, flat valley bench. It features a covered front porch and multi-pane windows, providing a turnkey basecamp for hunting and seasonal camping.
- Gated Access & Driveway: A private gated entry off Lick Run Road opens to a gravel/dirt access road traversing up through mature timber to the main clearing.
2. Stream Frontage & Utility Infrastructure
- Sycamore Run Frontage: Significant frontage along Sycamore Run provides continuous water access for wildlife, land management, and recreational enjoyment.
- Electric Utility Availability: Grid power lines run along the Sycamore Run property boundary, enabling grid tie-in or solar hybrid configurations.
3. Surface Gas Well Infrastructure
- Existing Well Head & Piping: Site photographic analysis confirms the presence of surface natural gas wellhead equipment, meters, and collection tanks in the clearing near the cabin. Buyers must verify whether mineral rights transfer and examine existing gas lease rights-of-way/easements.
Unbundled Valuation & Asset Allocation Breakdown
To evaluate the $75,000 asking price, the property’s acquisition cost can be unbundled across raw acreage, structural improvements, water access, and existing infrastructure:
Projected Capital Expenditure (CapEx) & Development Budget
For buyers looking to convert this recreational camp into a fully serviced off-grid or grid-tied homestead:
Regional Comparative Market Analysis (CMA)
Comparing Lick Run Road against acreage listings in Gilmer County and Central West Virginia establishes its comparative position:
Valuation Takeaways
- Competitive Per-Acre Discount: At $1,769.70 per acre, this parcel is priced 17.7% below the regional median benchmark of $2,150 per acre for Gilmer County land.
- Infrastructure Bonus: Finding 40+ acres with an existing cabin, gated road, creek frontage, and nearby electric under $80,000 delivers strong land-to-dollar value.
Strategic Advantages vs. Critical Risk Factors
Strategic Advantages (Pros)
- Attractive Entry Price ($1,770/Acre): 42.38 deeded acres for $75,000.
- Cabin & Basecamp Already Established: Provides shelter and an active hunting/camping setup.
- Natural Water & Power Proximity: Direct frontage along Sycamore Run with electric power nearby.
- Proximity to Glenville: Under 10 minutes to Glenville State University, supplies, and dining.
- Low Annual Tax Burden: Annual property taxes are just $748.00/year ($62/month).
Critical Risk Factors (Cons)
- Surface Gas Well Equipment: Wellhead infrastructure requires clarification regarding mineral ownership and maintenance access.
- Steep Mountain Topography: Much of the acreage consists of wooded ridges, limiting buildable flat ground to the main valley bench.
- Seasonal Dirt Road Access: Heavy winter mud or rainfall may require a 4WD vehicle on the access drive.
Target Buyer Compatibility Matrix
Essential Buyer Due Diligence Roadmap
- Verify Mineral Rights & Gas Leases: Request a title search to confirm if mineral rights convey or if an active gas lease burdens the surface.
- Inspect Sycamore Run Flood Zone: Review FEMA flood maps along Sycamore Run to verify the cabin sits safely above flood thresholds.
- Verify Electric Hookup Costs: Contact Mon Power to estimate the distance and drop fee from Sycamore Run to the cabin site.
- Conduct Boundary Line Audit: Locate corner monuments across the 42.38-acre perimeter to confirm boundaries.
Lick Run Road in Sand Fork, WV, offers an affordable recreational land opportunity in Gilmer County. Listed at $75,000 ($1,769.70/acre) for 42.38 acres, its value is backed by existing cabin infrastructure, gated access, Sycamore Run frontage, electric utility proximity, and proximity to Glenville. For outdoor enthusiasts, hunters, or off-grid homesteaders seeking mountain acreage under $80,000, this property provides immediate recreational utility.
Listed on Zillow