Finding a private, heavily wooded tract of land under $50,000 in Southeastern Ohio is becoming increasingly rare. As hunters, homesteaders, and off-grid enthusiasts flock to the Appalachian foothills for recreational escapes, premium parcels are commanding premium prices. However, a hidden gem has hit the market in Stockport, Ohio, offering a perfect blend of isolation, wildlife habitat, and river access.
Located off Ervin Ln, Stockport, OH 43787 in Morgan County, this 10.94-acre property is currently listed at $49,900. Breaking down to roughly $4,561 per acre, this unimproved land parcel sits significantly below the Morgan County median land price of $7,603 per acre.
Featuring recent select-cut timbering, established interior trails, heavy deer sign, and a deeded easement to the Muskingum River, this property is a turnkey canvas for a hunting camp or off-grid cabin. Below is an expert, data-driven analysis of the property’s specifications, recreational utility, comparative market value, pros and cons, and a definitive purchasing verdict.
Property Specifications at a Glance
| Property Attribute | Specification Details | Strategic Land & Equity Takeaway |
| Asking Purchase Price | $49,900 | Highly accessible sub-$50k entry point for 10+ acres |
| Price Per Acre | $4,561 / Acre | ~40% below the Morgan County median of $7,603/acre |
| Location & Region | Ervin Ln, Stockport, OH 43787 | Located in Morgan County; South of McConnelsville & Malta |
| Total Lot Size | 10.94 Deeded Acres | Spread across 3 parcels (1700012800, 1700012900, 1700013000) |
| Topography & Terrain | Ridges, Ravines & Wooded Cover | Dynamic terrain creating natural funnels for wildlife |
| Timber Status | Recently Select-Cut | Promotes thick undergrowth for premium deer bedding/browse |
| Road & River Access | Easement from Ervin Ln & River | Includes a highly coveted deeded easement to Muskingum River |
| Utility Infrastructure | 100% Off-Grid | No public water or sewer; perfect for a solar/generator cabin |
| Mineral Rights | Reserved by Seller | Mineral, Oil, and Gas rights do not convey with the surface deed |
| Annual Property Taxes | $304 / Year (~$25 / Month) | Microscopic fixed holding tax overhead for long-term land banking |
Core Value Drivers: Why This 10.94-Acre Tract Stands Out
1. Exceptional Per-Acre Land Valuation ($4,561 / Acre)
The primary financial engine driving this listing is the volume of deeded land offered relative to the price tag.
- Market Baseline Discount: Throughout 2026, the median price per acre in Morgan County, OH, hovers around $7,585 to $7,603. By acquiring this 10.94-acre parcel at $4,561 per acre, a buyer is securing land at a nearly 40% discount compared to regional baselines.
- Microscopic Holding Overhead: Land banking requires low fixed costs to be profitable. With annual property taxes sitting at just $304 per year (roughly $25 a month), you can hold this property for decades as a family hunting retreat or inflation hedge without feeling a financial pinch.
2. Turnkey Whitetail Deer Hunting Habitat
Morgan County is legendary in Ohio for producing trophy-class whitetail deer, and this specific parcel has the exact ecological makeup required to hold mature bucks.
- Select-Cut Timber Advantage: The listing notes that the timber was recently “select cut.” While some buyers prefer virgin timber, experienced hunters know that a selective timber harvest opens the forest canopy. This allows sunlight to hit the forest floor, creating thick early-successional growth. This dense brush provides the ultimate bedding cover and natural browse that deer actively seek out.
- Topography & Trails: Featuring ridges and ravines, the terrain creates natural pinch points and funnels that make predicting deer movement easier. Furthermore, the property already features an established network of interior access trails, allowing you to slip into tree stands quietly or navigate an ATV to extract a harvested deer.
3. Deeded Muskingum River Access (The Hidden Bonus)
While the 10.94 acres themselves are landlocked in the hills, the deed includes an incredible bonus: a deeded easement for river access to the nearby Muskingum River.
- Dual-Season Recreation: Most hunting properties sit empty from January to September. The deeded river access transforms this parcel into a year-round recreational asset. You can hunt deer and turkey in the fall and spring, and spend the summer months fishing, kayaking, and boating on the Muskingum River.
Critical Development Considerations & Property Realities
A disciplined real estate evaluation requires looking past the sub-$50k purchase price to analyze access, utility requirements, and legal deed restrictions before placing an offer.
1. Easement Ingress & Egress
- Access via Ervin Lane Easement: The property does not have direct, owned road frontage. Instead, you access the 10.94 acres via a legal right-of-way easement from Ervin Lane. Buyers must review the deed to confirm the width of the easement and verify if there is a shared road maintenance agreement with neighboring landowners for gravel upkeep.
2. 100% Off-Grid Power & Plumbing Requirement
- No Public Utilities: The listing explicitly states that public water and sewer are not available.
- Cabin Infrastructure Capital: If you plan to build a hunting cabin, it will need to be entirely off-grid. Buyers should budget for a solar panel and battery bank system ($8,000–$15,000), a backup propane generator ($3,000–$6,000), and either an engineered septic system or an eco-friendly composting toilet setup.
3. Mineral, Oil & Gas Rights Are Reserved
- Surface Rights Only: The seller is reserving the Mineral, Oil, and Gas (MOG) rights. This means you are purchasing the surface rights to the land. While this is incredibly common in Southeastern Ohio (due to the Utica and Marcellus shale boom), buyers should be aware that they will not receive royalty checks if oil or gas is extracted from deep beneath the property in the future.
Comparative Market Analysis: Morgan County Land Values
To evaluate whether $49,900 represents a fair purchase price, we must compare it against current regional land baselines in Morgan County.
Morgan County Land Valuation Matrix
| Market / Property Location | Average Price Per Acre | Equivalent Value for 10.94 Acres |
| Ervin Ln (Subject Property) | $4,561 / Acre | $49,900 (Actual List Price) |
| Morgan County Median Land Price | ~$7,603 / Acre | $83,176 (Regional Median) |
| 10-Acre Tracts in Stockport, OH | ~$8,900 – $10,533 / Acre | $97,366 – $115,230 |
| Southeastern OH Hunting Baseline | ~$6,000 / Acre Target | $65,640 Baseline Target |
Valuation Takeaway:
Similar ~10-acre parcels in the Stockport area (such as those on Walker Hill Rd) are currently listing between $8,900 and $10,900 per acre. Valuing this Ervin Ln property conservatively at the Southeastern Ohio hunting baseline of $6,000 per acre assigns ~$65,640 in underlying land value. Purchasing this parcel at $49,900 allows an investor to capture over $15,000 in instant land equity on closing day.
Comprehensive Financial & Carrying Cost Breakdown
If you choose to finance this land rather than paying cash, here is an estimated monthly carrying cost proforma.
Estimated Monthly Holding Cost Proforma
| Expense Category | Estimated Monthly Cost | Calculation Basis & Notes |
| Principal & Interest (20% Down) | ~$273 / Month | Based on $39,920 loan balance @ 7.25% land loan rate (30-yr) |
| Property Taxes | ~$25 / Month | Derived from Morgan County annual tax bill ($304/year) |
| Vacant Land Liability Insurance | ~$20 / Month | Estimated recreational vacant land policy |
| Total Estimated Fixed Overhead | ~$318 / Month | An incredibly affordable monthly payment for 10+ acres |
Regional Proximity & Location Context
Situated off Ervin Ln in Stockport, OH, the property balances rugged Appalachian isolation with manageable drives to major employment hubs and local supplies.
| Destination / Landmark | Distance / Drive Time | Location Utility & Strategic Value |
| Muskingum River | Immediate Access | Fishing, kayaking, and boating via deeded easement |
| Stockport, OH | ~10 Minutes | Local supplies, hardware, fuel, and the historic Stockport Mill |
| McConnelsville & Malta, OH | ~20 Minutes | County seat, major grocery stores, dining, and medical clinics |
| Zanesville, OH | ~45 Minutes | Major regional commercial hub, big-box retail & I-70 corridor |
| Columbus, OH | ~1.5 Hours | Major international airport, metropolitan culture & corporate jobs |
Pros vs. Cons Analysis
No piece of land is perfect. Here is an objective, unfiltered breakdown of the strengths and weaknesses of this Ervin Ln tract.
The Pros (Why You Should Buy)
- Unbeatable Equity Ratio ($4,561/Acre): Securing nearly 11 acres under $50,000 in Ohio is a rare, deep-value acquisition.
- Deeded River Access: The legal right to access the Muskingum River adds massive multi-season recreational value.
- Turnkey Hunting Habitat: The ridges, ravines, and select-cut timber create a wildlife magnet with established ATV trails.
- Ultra-Low Holding Taxes: Property taxes sit at an astonishingly low $304 per year.
- No HOA or Zoning Restrictions: Absolute freedom to camp, build an off-grid cabin, or park an RV.
The Cons (Key Risks to Factor In)
- 100% Off-Grid: Developing a cabin requires budgeting for solar panels, rainwater catchment/drilled well, and septic systems.
- Easement Ingress/Egress: Relying on a deeded easement means you do not have paved, direct public road frontage.
- No Mineral Rights: The seller is reserving the oil and gas rights, meaning you will not benefit from future subterranean energy leases.
Final Investment Verdict & Strategy
The Verdict: HIGHLY RECOMMENDED — An outstanding, low-risk purchase for whitetail hunters, off-grid preppers, or land banking investors seeking 10+ acres in Ohio under $50,000.
The Ervin Ln property offers an extraordinary ratio of spatial scale, recreational utility, and absolute affordability. Buying 10.94 acres for $49,900 with a deeded easement to the Muskingum River, fresh timber cuts for deer bedding, and pre-cut access trails creates an unbeatable foundation for a private family hunting camp.
Suggested Bidding & Action Plan:
Given that sub-$50k properties with river access in Morgan County generate fast market interest from Columbus and Cleveland buyers, this property will likely sell quickly.
- Submit a Clean Cash or Pre-Approved Offer: If paying cash, enter a strong offer between $45,000 and $48,000 for a quick close. If financing, ensure your local bank specializes in raw land loans.
- Review the Easements: During the due diligence period, have a real estate attorney review the wording of both the Ervin Ln access easement and the Muskingum River deeded access easement to ensure they are perpetual and transfer fully with the sale.
- Walk the Boundaries: Grab your boots and physically walk the ridges, ravines, and boundary pins to visualize your future off-grid cabin site.
Listed on Zillow