Finding over 27 surveyed acres featuring direct creek frontage, cleared bottomland, timberland hillside, outbuildings, and conveying mineral rights with active royalty checks under $100,000 is an increasingly rare opportunity in modern real estate. Listed at $92,000, the property located at 7527 Gunville Ridge Rd, Leon, WV 25123 presents an outstanding, high-utility land deal for hunters, anglers, RV campers, and land investors in Mason County.
Spanning 27.61 surveyed acres across a key intersection, the tract offers road frontage on both Gunville Road and Waterloo Smith Church Road. Featuring roughly 4.5 acres of cleared, mostly flat land bordering Thirteen Mile Creek, a 12×24 cabin shell, a 16×24 barn/shed, public water availability, and annual income from oil/gas mineral rights, this property delivers massive physical and financial versatility.
Below is an expert, in-depth analysis covering property specifications, pros and cons, financial metrics, and a final verdict on whether you should buy this land.
Property Specifications at a Glance
| Metric / Feature | Property Details |
| Listing Price | $92,000 ($3,332 per acre) |
| Location | 7527 Gunville Ridge Rd, Leon, WV 25123 (Mason County) |
| Total Lot Size | 27.61 Surveyed Acres (4.5 Acres Cleared Flat / 23.11 Acres Wooded Hillside) |
| Waterfront Assets | Direct Creek Frontage along Thirteen Mile Creek |
| Mineral Rights | 100% Mineral Rights Convey (Includes yearly royalty checks) |
| Structures On-Site | 12×24 Outbuilding/Cabin Shell & 16×24 Storage Barn/Shed |
| Road Frontage | Dual Frontage (Gunville Rd & Waterloo Smith Church Rd) |
| Water Utility | Public City Water Available along Road Frontage |
| Annual Property Taxes | $368 / Year (~$30 per month holding cost) |
| Date Listed | July 29, 2026 |
The Pros: Why This Mason County Acreage Offers High Equity
1. Exceptional Per-Acre Price Point ($3,332 / Acre)
The primary financial anchor of this listing rests in the raw land value relative to its built-in assets:
- Steep Market Discount: At $92,000 for 27.61 surveyed acres, you are acquiring deeded land, stream frontage, outbuildings, and mineral rights at roughly $3,332 per acre. In Mason County, surveyed land with public water and road access routinely trades between $4,000 and $5,500 per acre.
- Income-Producing Mineral Rights: Unlike most modern land sales where mineral rights have been severed, all mineral rights convey with this sale. The seller currently receives an annual oil/gas royalty check, providing passive income that helps offset ownership costs.
2. Dual Road Frontage & Topography Mix
- Intersection Access: Sitting right across the intersection of Gunville Road and Waterloo Smith Church Road, the land provides multiple pull-off points and easy vehicle access to different sections of the parcel.
- Flat Bottomland + Wooded Hillside: The ~4.5 acres of flat, cleared ground near the road and creek offer prime sites for an RV base camp, gardens, food plots, or building pads. The remaining 23+ acres of wooded hillside create an isolated sanctuary for wildlife.
3. Established Outbuildings & Public Water Access
- Storage & Camp Infrastructure: Includes a 16×24 barn/shed suitable for storing tractors, ATVs, and gear, alongside a 12×24 cabin/outbuilding shell that can be converted into a hunting base camp.
- Public City Water Available: While electric and sewer drops need to be established, having public water running along the road eliminates the $10,000+ cost of drilling a deep mountain well.
4. Prime Outdoor Recreation on Thirteen Mile Creek
- Direct Fishing & Kayaking: Frontage along Thirteen Mile Creek offers immediate private access for fishing, wading, and seasonal kayaking.
- Abundant Wildlife: The combination of creek water, cleared pasture edges, and dense hillside timber makes this property a magnet for whitetail deer, wild turkey, and waterfowl.
The Cons: Utility Connections & Flood Zone Factors
1. Partial Flood Zone Elevation
- Flat Land Elevation: The listing notes that a portion of the flat ~4.5-acre bottomland along Thirteen Mile Creek sits within a designated flood zone. While ideal for farming, recreational RV camping, or outbuilding storage, any permanent residential construction should be positioned on higher ground above the high-water line.
2. Electric & Septic Site Prep Required
- Initial Utility Setup: While public city water is available, bringing grid power to the site or setting up a solar generator system—alongside installing a private septic tank—will require capital allocation before building a permanent home.
Financial Analysis & Carrying Cost Breakdown
Land & Resource Specifications
| Property Attribute | Specifications & Legal Details | Key Investor Takeaway |
| Deeded Acreage | 27.61 Surveyed Acres | Fully surveyed boundaries; eliminates land dispute risks |
| Mineral Rights Status | 100% Deeded Mineral Rights | Includes active annual oil/gas royalty checks |
| Water Infrastructure | Public Water Available / Creek Frontage | No costly well drilling needed; active stream access |
| Outbuilding Assets | 12×24 Cabin Shell + 16×24 Barn | Saves $15,000+ in site storage/camp development |
| Annual Tax Burden | $368 / Year (~$30 / Month) | Microscopic holding costs for long-term land banking |
Estimated Monthly Carrying Cost Breakdown
| Expense Category | Estimated Monthly Cost | Calculation Basis & Notes |
| Principal & Interest | $471 / Month | Based on $92,000 purchase price with 20% down payment |
| Property Taxes | $30 / Month | Derived from Mason County annual tax bill ($368/year) |
| Hazard Insurance | $35 / Month | Estimated vacant land & outbuilding policy |
| Total Estimated Carrying Cost | ~$536 / Month | Excludes variable utilities & oil/gas royalty offset |
Valuation Takeaway:
Valuing the 27.61 acres conservatively at $2,800 per acre assigns $77,308 in raw land value. This leaves just $14,692 for the 100% mineral rights, active royalty stream, public water drop, 16×24 barn, 12×24 cabin shell, and Thirteen Mile Creek frontage. Installing public water taps, erecting a barn, and buying mineral rights on raw land today easily exceeds $25,000 in market value.
Final Verdict: Should You Buy This Property?
The Verdict: HIGHLY RECOMMENDED — An outstanding buy for hunters, RV campers, land investors, or off-grid preppers seeking 27+ surveyed acres with water, barn storage, and royalty-producing mineral rights under $100,000.
7527 Gunville Ridge Rd offers a versatile combination of spatial scale, recreational utility, and natural resource value. The presence of public water, dual road frontage, income-generating mineral rights, and outbuildings makes it a hassle-free recreational land asset with minimal holding costs.
Suggested Bidding Strategy:
Given the high demand for sub-$100k surveyed land with creek frontage and mineral rights in West Virginia, enter a clean offer between $85,000 and $89,000. Ensure your contract includes standard contingencies to review the mineral deed, verify annual royalty check records, and confirm public water tap connection fees with the local district.
Listed on Zillow