Welcome to Adorable Living Spaces. Today we are featuring a very large rural land opportunity at 0 Hooker Rd in Manchester, Kentucky, consisting of three separate tracts in the Hooker Road area.
Listed for $274,900, the property includes approximately 272.56 acres with a mix of hills, trees, and mountainous terrain. There is no residence included in the listing, so this should be viewed primarily as a recreational, hunting, or future development property.
Two of the three tracts are located next to Hal Rogers Parkway, while the third tract is also nearby but does not extend all the way to the parkway. Access is from Hooker Road only, and there is no direct access from Hal Rogers Parkway.
This property may appeal to hunters, recreational land buyers, investors, or someone looking for a very large unrestricted Kentucky acreage tract. The listing states no zoning and no restrictions, but buyers should still independently verify all land-use rules, access rights, acreage, boundaries, and development feasibility before purchasing.
| Property Details | Information |
|---|---|
| Price | $274,900 |
| Address | 0 Hooker Rd, Manchester, KY 40962 |
| Bedrooms | None |
| Bathrooms | 0 |
| Lot Size | Approximately 272.56 acres |
| Property Type | Recreational / Hunting / Undeveloped Land |
| Land Features | Hills, trees, mountainous terrain |
| Access | Hooker Road |
| Nearby Road | Hal Rogers Parkway |
| Zoning | No zoning stated |
| Restrictions | No restrictions stated |
| Survey | No survey currently available |
| Number of Tracts | 3 separate tracts |
Three Separate Tracts Totaling More Than 272 Acres
The property consists of three separate tracts that together total approximately 272.56 acres according to public tax records. That scale makes this a substantial land purchase rather than a conventional residential lot.
Two of the parcels are positioned beside Hal Rogers Parkway, while the third is also close to the parkway. Even though parts of the property are highly visible from the highway, the listing states there is no direct parkway access.
The tracts should therefore be evaluated individually as well as collectively. Buyers should determine the exact size, shape, access point, topography, and practical usefulness of each tract before deciding how the overall property might be used.
Because there is currently no survey, the acreage and parcel configuration should be treated as approximate until professionally verified. Public tax records are useful, but they should not replace a boundary survey for a property of this size.
Mountainous Terrain, Hills and Wooded Acreage
The property is described as being mainly hills, trees, and mountains, giving it a rugged Eastern Kentucky character. Buyers looking for mostly level farmland should understand that this is a very different type of acreage.
Mountainous and wooded terrain can provide substantial privacy, scenic surroundings, wildlife habitat, and recreational opportunities. It can also make road construction, utilities, excavation, and future building more complicated and expensive.
Access across the acreage should be investigated carefully. Buyers should determine whether existing trails, old roads, ridgelines, valleys, or natural corridors provide practical movement between different portions of the land.
Anyone considering timber, land clearing, or major excavation should also evaluate slope stability, erosion, drainage, and environmental impacts. Heavy work on steep terrain can require engineering and specialized contractors.
Hunting and Recreational Potential
The listing specifically identifies hunting and recreational use as two of the property’s strongest possibilities. With more than 272 acres, there is enough land to create a significant private outdoor retreat.
The combination of woods, elevation changes, and large acreage may provide habitat for wildlife and space for hiking, hunting, trail riding, camping, or other outdoor activities, subject to Kentucky regulations.
Buyers interested in hunting should verify boundaries carefully before placing stands, feeders, trails, or other improvements. This is especially important when the acreage consists of three separate tracts rather than one single parcel.
Anyone considering ATVs or other recreational vehicles should also inspect slope, trail conditions, creek crossings if any are present, and the ability to safely access remote portions of the property.
Potential House Sites With Excavation
The seller suggests that several house sites could potentially be created on the two main parcels with excavation work. This is an important possibility, but it should not be treated as a guarantee that construction will be simple or inexpensive.
Before selecting any future building site, buyers should investigate slope, soil conditions, drainage, driveway access, utility availability, septic feasibility, and foundation requirements. Mountain construction can involve significant site preparation.
Hooker Road appears to provide the relevant access for possible future homesites. Buyers should confirm the exact points where legal driveway entrances can be created and whether road permits or improvements would be required.
A professional engineer, surveyor, excavator, and septic specialist may all be useful before committing to a building plan. The cost of creating level pads and access roads could become a major part of the overall development budget.
Hooker Road Access and Hal Rogers Parkway Visibility
Although two tracts adjoin or sit beside Hal Rogers Parkway, the listing clearly states that there is no direct access from the parkway. The property must be entered from Hooker Road.
The land can reportedly be seen from the parkway near the bridge or overpass around mile marker 16. Visibility from a major route may be useful for orientation, but it does not create a legal entrance.
Buyers should verify all deeded access points, road frontage, easements, driveway rights, and county or state road requirements. Access can significantly affect both current use and future value.
The condition of Hooker Road and any internal roads or trails should also be evaluated in different weather conditions. Maintenance costs can be meaningful on a large mountainous tract.
No Zoning and No Restrictions
The listing emphasizes NO ZONING – NO RESTRICTIONS, which may attract buyers seeking flexibility. This could potentially make the acreage suitable for a wider range of permitted uses than land in a heavily regulated subdivision.
However, lack of local zoning does not mean that every activity is automatically allowed. State regulations, environmental rules, road-access requirements, septic standards, building codes, utility easements, and other legal limitations may still apply.
Buyers should also review the deed for private covenants, mineral reservations, timber rights, easements, and access agreements. The phrase “no restrictions” in a listing should always be independently confirmed through title work.
Anyone planning multiple homesites, commercial activity, timber harvesting, recreational development, or subdivision should speak with the appropriate local and state authorities before purchase.
Survey, Boundaries and Due Diligence
The listing states that there is no survey for the property, and the acreage information comes from public records at the tax office. This makes a professional survey one of the most important due-diligence steps.
A survey should confirm the boundaries of all three tracts, Hooker Road frontage, their relationship to Hal Rogers Parkway, access points, easements, encroachments, and total acreage.
Buyers should also order a title search and investigate mineral rights, timber rights, utility easements, existing road rights, and any recorded agreements affecting the property. These issues can be especially significant on large rural tracts.
Additional due diligence should include soil and septic evaluation for proposed homesites, flood and drainage review, slope stability, timber assessment where relevant, permit requirements, excavation costs, and the feasibility of extending utilities to any future building areas.
Final Thoughts
At $274,900, this Manchester property offers approximately 272.56 acres, which makes the amount of land one of the most notable aspects of the listing.
The mountainous terrain, trees, hills, hunting potential, and recreational possibilities may appeal strongly to buyers looking for privacy and a large tract rather than a finished home or farm.
Its unrestricted and no-zoning status may provide flexibility, but the absence of a survey and the challenging terrain make thorough verification especially important. Buyers should understand exactly what they are purchasing before developing, clearing, or improving the land.
For someone searching for Kentucky hunting land, unrestricted mountain acreage, recreational property, investment land, or a large tract with possible future homesites, this 272.56-acre Manchester listing may be worth serious consideration after full due diligence.
If you need more info, contact the listing agent from the Zillow link below the photos.
Listed on Zillow