Finding 13.5 acres of unrestricted land with electric power drops, mountain views, and a pre-installed 12×20 cabin for $117,900 is a compelling entry point for homesteaders, outdoorsmen, off-grid preppers, and land investors in East Tennessee. Located along Douglas Dr in Sneedville, TN (Hancock County), this property offers a peaceful, rural getaway with minimal government oversight and low holding costs.
Priced at $8,733 per acre, the asking price reflects a Recent $2,000 price drop (down from $124,900 in April). However, a closer look at the public sales records reveals a crucial detail: this exact parcel sold for $65,000 in October 2025. The current seller relisted the property six months later at nearly double the price.
Below is an expert breakdown covering property specifications, structural pros and cons, valuation mechanics, financial carrying costs, and a final purchase verdict.
Property Specifications at a Glance
| Property Attribute | Specification Details | Strategic Land Takeaway |
| Listing Price | $117,900 ($8,733 / Acre) | Reduced $2k on July 27; listed in April at $124,900 |
| Location | Douglas Dr, Sneedville, TN 37869 | Hancock County (Newman’s Ridge area) |
| Total Lot Footprint | 13.50 Deeded Acres (588,060 Sq. Ft.) | Partially cleared, sloped, wooded mountain land |
| Zoning & Restrictions | 13.5 Acres Unrestricted | No HOA; allows livestock, RVs, tiny homes & camping |
| Existing Structure | 12×20 Hunting Cabin (240 Sq. Ft.) | Includes connected grid electric & gas range |
| Utilities Available | Electricity Connected at Pole | Two propane tanks servicing heat & cooking |
| Water & Wastewater | Private Drilled Well Needed / Septic Needed | Required for full-time residential certificate of occupancy |
| Prior Sales History | Sold for $65,000 on Oct 30, 2025 | Flipped / Relisted in April 2026 for $124,900 |
| Annual Tax Overhead | $295 / Year (~$25 / Month) | Microscopic holding tax burden in Hancock County |
Key Value Drivers: Why This Sneedville Tract Stands Out
1. 100% Unrestricted Land Rights
In East Tennessee, “unrestricted land” carries a premium for buyers wanting freedom from suburban rules.
- Zero Restrictions / No HOA: There are no deed covenants restricting livestock, mobile homes, tiny homes, off-grid cabins, or RV camping. You can keep horses, poultry, or goats while living in an RV or building a primary residence at your own pace.
2. Pre-Connected Electric Power & Cabin Setup
Installing grid electricity on raw mountain land often requires expensive pole extensions from the utility provider.
- Power Pole Connected: Having power connected directly to the 12×20 cabin eliminates thousands in upfront site prep costs.
- Base Camp Ready: The 240-sq.-ft. cabin shell includes a gas range, furniture, and propane tanks for cooking and heating offering a dry, secure base camp for weekend hunting or seasonal stays right away.
3. Scenic Mountain Setting & Regional Access
- Wildlife & Views: Offers mountain views, wooded privacy, and active on-site hunting for whitetail deer and wild turkey.
- Regional Connectivity: Situated roughly 1 hour from Morristown, 1.5 hours from Knoxville Airport (TYS), and under 2 hours from Gatlinburg/Pigeon Forge and the Great Smoky Mountains.
Critical Liabilities & Risk Factors to Consider
A disciplined real estate evaluation requires looking past the mountain views to examine the underlying property liabilities and recent transaction history.
1. Recent Flip & Price Inflation ($65k Purchase in Oct 2025)
- High Markup Margin: The property transferred via public sale on October 30, 2025 for $65,000 ($4,814/acre). The current listing at $117,900 represents an 81% price markup in under 9 months. Buyers should negotiate aggressively based on this recent sale baseline.
2. Well & Septic Investment Required for Full-Time Living
- No Water or Sewer Drops: While grid electric is present, the property lacks a drilled well and septic system.
- Site Preparation Capital: Drilling a well in the mountain terrain of Hancock County costs between $6,000 and $12,000, while an engineered septic tank installation adds $8,000 to $14,000. These costs must be factored into your total investment budget.
Financial Analysis & Carrying Cost Breakdown
Land & Infrastructure Value Allocations
| Property Asset Component | Market Baseline Value | Investment Takeaway |
| 13.5 Acres Raw Mountain Land | ~$65,000 – $75,000 ($5,000/Acre) | Aligns with recent Hancock County rural sales |
| 12×20 Cabin Shell + Electric Drop | ~$12,000 – $18,000 | Imputed structure and utility connection value |
| Total Fair Value Estimate | ~$80,000 – $92,000 | Aligns with Zillow Zestimate baseline ($82,300) |
Estimated Monthly Carrying Cost Breakdown
| Expense Category | Estimated Monthly Cost | Calculation Basis & Notes |
| Principal & Interest | $604 / Month | Based on $117,900 price with 20% down ($23,580) @ 6.75% rate |
| Property Taxes | $25 / Month | Derived from Hancock County annual tax bill ($295/year) |
| Hazard / Land Insurance | $25 / Month | Estimated vacant recreational land policy |
| Total Estimated Fixed Overhead | ~$654 / Month | Excludes variable electric & propane fuel expenses |
Pros vs. Cons Analysis
The Pros (Why You Should Buy)
- 100% Unrestricted Land: Complete freedom for RVs, tiny homes, livestock, or off-grid homesteading.
- Grid Electric Connected: Connected power pole saves thousands in site prep.
- Turnkey Base Camp Cabin: Includes a 12×20 cabin with gas stove, propane tanks, and furniture.
- Low Carrying Overhead: Property taxes sit at a affordable $295 per year (~$25/month).
The Cons (Key Considerations)
- Recent Flip Price Markup: Purchased for $65,000 in late 2025, leaving room for price negotiations.
- Well & Septic Required: Full-time living requires $15,000–$25,000 in well and septic installation.
- Sloped Terrain: Portions of the 13.5 acres are steep and wooded, concentrating buildable ground near cleared areas.
Final Investment Verdict & Strategy
The Verdict: RECOMMENDED WITH HEAVY NEGOTIATION — A strong choice for recreational hunters, campers, or off-grid homesteaders, provided you negotiate a purchase price closer to recent market baselines.
Douglas Dr in Sneedville offers an ideal, unrestricted land setup with grid power already connected. However, paying $117,900 for a property that sold for $65,000 less than a year ago leaves significant equity on the table.
Suggested Bidding & Purchase Strategy:
Given the 100+ days on market and the $65,000 prior sale price, do not pay full asking price. Enter a competitive offer between $82,000 and $90,000 (supported by the local Zestimate of $82,300).
Ensure your purchase agreement includes contingencies to:
- Conduct a perc test on the soil to verify septic approval locations.
- Verify boundary lines and gravel road access easements.
- Confirm electric utility meter transfer status with the local power cooperative.
Listed on Zillow