Finding an 11-acre homestead featuring two residential homes, modern system upgrades, a fully remodeled primary residence, and level-to-wooded acreage for $159,900 is a rare opportunity in West Tennessee. Located at 305 Old Bruceton Rd, Bruceton, TN 38317, this multi-use listing presents an entry-level price point for multi-generational families, house flippers, homesteaders, and rental investors.
At $14,444 per acre (which effectively values the secondary residence, land, well, septic, and full interior remodel of the main home together), the property offers high versatility. The primary site-built 3-bedroom, 1.5-bathroom house (1,200 sq. ft.) comes fully updated with a new 2026 HVAC system, updated electrical panel, new metal siding, new plumbing, and a completely remodeled kitchen and full bath.
Below is an expert breakdown covering property specifications, core pros and cons, valuation mechanics, financial metrics, and a final purchase verdict.
Property Specifications at a Glance
| Property Attribute | Specification Details | Strategic Land & Equity Takeaway |
|---|---|---|
| Asking Purchase Price | $159,900 ($133 / Sq. Ft.) | Competitive price point for 11.07 acres + 2 homes |
| Location & Subdivision | 305 Old Bruceton Rd, Bruceton, TN 38317 | Sawyers Mill Comm (Benton County) |
| Total Lot Size | 11.07 Deeded Acres | Level to gently wooded acreage offering high privacy |
| Primary Structure Size | 1,200 Sq. Ft. (3 Bed / 1.5 Bath Layout) | 1-Story single-family site-built home (Built 1968) |
| Secondary Structure | Additional Residence On-Site | Great setup for rental income, guest house, or compound |
| HVAC & Systems | Brand New 2026 Central HVAC System | New electrical panel with updated meters & new plumbing |
| Exterior Upgrades | New Metal Siding, Fascia, Soffits & Shutters | Low exterior maintenance & improved curb appeal |
| Interior Remodel | Butcher Block Counters, New Cabinets/Appliances | Fresh paint, luxury vinyl flooring & remodeled bathrooms |
| Utilities & Water | Private Drilled Well Water & Septic System | Low monthly utility costs; no municipal water/sewer bills |
| Annual Property Taxes | $543 / Year (~$45 / Month) | Extremely low fixed carrying cost |
Key Value Drivers: Why This 11-Acre Estate Delivers Upside
1. Dual Residential Structures (“Two Homes on 11 Acres”)
The central value engine of this property lies in its dual-residence layout on 11.07 continuous acres:
- Rental Income or Guest House: Having a secondary residence on-site allows an owner-occupant to live in the updated 1,200 sq. ft. main home while renting out the second home to offset their mortgage.
- Multi-Generational Homesteading: Provides co-located living for extended family or parents while preserving individual privacy.
2. Turnkey Capital Systems Replacement
Renovating older rural homes often entails unexpected system costs. This listing eliminates major immediate capital expenditures:
- Brand New 2026 Central HVAC: Full climate control overhaul installed, ensuring energy efficiency and peace of mind.
- Upgraded Electrical & Plumbing: New electrical service panel with updated meters alongside updated plumbing lines and fixtures.
- New Metal Siding Shell: Exterior wrapped in prefinished metal siding, fascia, soffits, and shutters, offering strong weather resistance and low long-term maintenance.
3. Fully Remodeled Interior
- Modernized Kitchen: Remodeled with new cabinetry, butcher block countertops, updated plumbing, and new appliances (gas oven and microwave included).
- Bathroom Upgrades: Includes a completely renovated full bathroom (new shower, vanity, toilet) plus the addition of a new half bath.
- Fresh Finishes: Refreshed with new paint throughout, updated light fixtures, and luxury vinyl flooring in high-traffic zones.
Critical Limitations & Liabilities to Consider
A disciplined real estate analysis requires evaluating potential maintenance items and site realities before submitting an offer.
1. Verification of Secondary Residence Condition
- Secondary Home Inspection Needed: While the primary 1,200 sq. ft. home is fully remodeled, buyers must inspect the secondary residence to determine its structural integrity, utility tie-ins, and needed renovation budget.
2. Well & Septic Infrastructure
- Private Utility Maintenance: Operating on a private well and septic tank eliminates municipal utility bills, but requires periodic water quality testing, filter maintenance, and septic tank pumping assessments.
Comprehensive Financial & Valuation Analysis
At $159,900, analyzing this listing requires evaluating the property’s tax assessment baseline and fixed carrying overhead.
Property & Tax Assessment Baseline
| Parameter | Assessed Value / Cost | Financial Takeaway |
|---|---|---|
| Asking Purchase Price | $159,900 | Listed at $133 per square foot |
| County Tax Assessment (2025) | $127,200 Total Assessment | Assessment jumped 128% in 2025 following land/home revaluation |
| Annual Tax Burden | $543 / Year | Microscopic property tax overhead (~$45/month) |
Estimated Monthly Carrying Cost Breakdown
| Expense Category | Estimated Monthly Cost | Calculation Basis & Notes |
|---|---|---|
| Principal & Interest | $819 / Month | Based on $159,900 purchase price with 20% down ($31,980) @ 6.75% rate |
| Property Taxes | $45 / Month | Derived from Benton County annual tax bill ($543/year) |
| Hazard Insurance | $65 / Month | Estimated policy covering land and primary residence |
| Total Estimated Fixed Carrying Overhead | ~$929 / Month | Excludes variable electric fuel and maintenance expenses |
Valuation Takeaway:
Valuing 11.07 acres of level West Tennessee land conservatively at $4,500 per acre assigns ~$49,815 in raw land value. That means purchasing the entire property at $159,900 allows you to acquire the remodeled 1,200 sq. ft. main home, brand new 2026 HVAC system, metal siding shell, new electrical panel, and secondary residence for roughly $110,085—a competitive price point for a renovated dual-home property.
Regional Location & Commute Times
Situated along Old Bruceton Rd in Sawyers Mill, the property offers quiet rural privacy while remaining close to regional hubs in Benton and Carroll counties.
| Destination / Landmark | Distance / Drive Time | Location Utility & Strategic Value |
|---|---|---|
| Downtown Bruceton, TN | ~5 Minutes | Local post office, fuel, local dining & community services |
| Camden, TN (County Seat) | ~12 Minutes | Walmart Supercenter, healthcare, regional dining & supplies |
| Tennessee River / Kentucky Lake | ~20 Minutes | World-class bass fishing, boating, marinas & water sports |
| Huntingdon, TN | ~20 Minutes | Carroll County seat, dining, Dixie Carter Performing Arts Center |
| Jackson, TN | ~50 Minutes | Major regional city, regional hospitals, shopping malls & industrial jobs |
| Nashville, TN | ~1.5 Hours | Major international airport, metropolitan culture & commerce |
Pros vs. Cons Analysis
The Pros (Why You Should Buy)
- 11.07 Acres + Two Homes: Versatile layout for multi-generational living or rental income.
- 2026 Central HVAC Installed: Eliminates major HVAC replacement expenses.
- Low Maintenance Exterior: Brand new metal siding, fascia, soffits, and shutters.
- Turnkey Kitchen & Baths: Remodeled kitchen with butcher block counters, plus updated full and half baths.
- Ultra-Low Property Taxes: Annual taxes sit at an affordable $543 per year (~$45/month).
The Cons (Key Considerations)
- Secondary Unit Due Diligence: The condition and utility status of the second residence require independent inspection.
- Well Water System: Requires regular well testing and filter maintenance.
Final Investment Verdict & Strategy
The Verdict: HIGHLY RECOMMENDED — An outstanding purchase for homesteaders, multi-family buyers, or investors seeking 11+ acres with two homes and new HVAC under $165,000.
305 Old Bruceton Rd offers a strong balance of land scale, major system updates, and flexible living options. Securing 11 acres with a remodeled main home, brand new 2026 HVAC, new metal siding, updated electrical, and a second home creates a solid foundation for equity and rental income.
Suggested Negotiation & Purchase Strategy:
Given that acreage properties with two homes under $170,000 attract interest from local and regional buyers, enter a clean offer between $148,000 and $155,000.
Ensure your purchase contract includes contingencies to:
- Perform a home inspection on both the primary renovated home and the secondary residence.
- Test well water yield/purity and inspect the septic system.
- Verify county zoning and rental compliance for operating the secondary home as an income unit.
Listed on Zillow