Finding a true, self-sustaining homestead that isn’t burdened by modern utility bills is the ultimate dream for off-grid enthusiasts, hunters, and preppers. Currently listed at $269,000, the property located at 1597 Devil Hole Rd, Harrisville, WV 26362 offers exactly that.
Featuring a 1936 farmhouse, functional outbuildings, and a massive 100-acre lot, this listing stands out in the current real estate market for one massive reason: it comes with Free Gas.
Let’s break down this historic West Virginia farm to analyze its off-grid capabilities, evaluate the structural realities of a 1900s build, and determine its true investment value.
Property Specifications at a Glance
| Metric / Feature | Property Details |
| Listing Price | $269,000 |
| Total Lot Size | 100 Acres (Wooded with marketable timber & bottom fields) |
| Livable Footprint | 1,200 Sq. Ft. (4 Bedrooms / 1 Full Bathroom) |
| Year Built | 1936 (Classic Farmhouse Architecture) |
| Utilities | Free Natural Gas (APO), private septic, water well, spring water |
| Outbuildings | Cellar house with heated workshop, 23 x 23 detached garage |
| Land Features | Creek frontage, hay/pasture fields, large garden area |
| Annual Property Taxes | Extremely low ($458/year) |
The Pros: Self-Reliance and Income Potential
The true value of this property lies entirely in the land and the rare, grandfathered utility rights.
1. The “Holy Grail” of Utilities: Free Gas & Water
The listing notes that the property comes with Free Gas (APO – As Per Owner). In regions of West Virginia, older farms often have deeded rights to free natural gas from a well located on or near the property. When combined with the private septic system, the functional water well, and natural spring water, the future owner’s monthly utility footprint will be practically zero. You can heat the home, run the heated workshop, and cook without relying on the grid.
2. 100 Acres of Diverse, Income-Producing Land
At 100 acres, you are acquiring a massive personal playground and potential business asset. The land is a highly desirable mix:
- Marketable Timber: The wooded acreage holds mature timber that can be selectively logged to immediately recoup a portion of your purchase price.
- Bottom Fields & Creek: The flat land along the creek is perfect for grazing livestock, cutting hay, or expanding the existing garden areas.
3. Homestead-Ready Outbuildings
This farm was built for functional living. It features a traditional root cellar (cellar house) specifically designed for preserving the harvest from your garden. Above the cellar sits a heated workshop, providing a comfortable space for year-round projects. Additionally, the massive 23 x 23 detached garage provides secure storage for tractors, ATVs, and farm equipment.
The Cons: The Realities of a 1930s Build
While the land is spectacular, buyers must be realistic about the house they are inheriting.
1. Tight Quarters and Only One Bathroom
Squeezing 4 bedrooms into just 1,200 square feet means the bedrooms are likely very small, typical of 1930s farmhouses. More importantly, there is only 1 full bathroom for the entire house. For a larger family, this will require a lifestyle adjustment or a renovation budget to add a second bathroom or an en-suite.
2. Vintage Infrastructure
Built in 1936, the home sits on a crawl space and likely features older insulation, wiring, and plumbing (unless recently updated by the seller). While it has charming elements like original hardwood floors and a sun porch, buyers should allocate a budget for general modernization and deferred maintenance.
3. Extreme Rural Isolation
Living on a road aptly named “Devil Hole Rd” in rural Harrisville means you are far removed from major urban conveniences. Grocery runs, hardware store trips, and access to advanced medical care will require a significant drive.
Price & Investment Analysis
Let’s break down the math on this $269,000 listing:
- Price Per Acre: If you completely ignore the house, the garage, the workshop, and the free gas, you are paying exactly $2,690 per acre.
- The Bonus Assets: In today’s market, raw, undeveloped hunting land in West Virginia routinely sells for $2,500 to $3,500 an acre. This means the 4-bedroom house, the well/septic infrastructure, and the outbuildings are essentially being thrown in for free.
- Holding Costs: With annual taxes sitting at roughly $458 a year and free natural gas heating the property, the holding costs are microscopically low.
The Final Verdict: Is It A Good Buy?
Yes, this is an absolute goldmine for homesteaders, off-grid preppers, and avid hunters.
Do not buy this property if you are looking for a turnkey, luxury modern cabin. Buy this property if your goal is self-sufficiency. The combination of 100 acres, free natural gas, spring water, and marketable timber makes this an incredibly rare find that protects you from inflation and rising utility costs.
Listed on Zillow