88 Acres With Year-Round Creek, Seasonal Waterfall, Free Gas Well and Mature Timber. $189,900

Welcome to Adorable Living Spaces. Today we are featuring an unusually large rural property at 2045 Teges Creek Rd in Manchester, Kentucky, combining a modest ranch home with approximately 88 secluded acres in the mountains of Clay County.

Listed for $189,900, the property includes a 3-bedroom, 1-bathroom home with 1,254 square feet of finished living space. Built in 1975, the house is being sold as-is and is described as ready for a new owner’s vision and updates.

The land is arguably the main attraction. Approximately 88 wooded acres include a year-round creek lined with Hemlock trees, a seasonal waterfall, mature timber, abundant wildlife, and established trails. The listing also states that a free gas well is present and that all mineral rights will convey with the sale.

With a barn, unfinished walk-out basement, high-speed internet, public water, septic system, and no HOA, this property could appeal to buyers searching for a Kentucky homestead, hunting retreat, recreational property, mountain getaway, or private acreage with substantial natural features.

88 Secluded Acres in the Kentucky Mountains

The defining feature of this listing is the approximately 88 acres of secluded, heavily wooded land surrounding the residence.

Zillow describes the parcel as wooded with many trees, while the listing emphasizes mature timber and established trails throughout the acreage. For someone seeking substantial land rather than simply a house with a large yard, this is an important distinction.

Established trails can make a large property easier to explore and manage. Depending on their current condition, they could support walking, wildlife observation, hunting access, and other forms of outdoor recreation.

Buyers should obtain or review an appropriate survey and walk as much of the property as practical. With 88 mountain acres, boundaries, easements, slopes, access points, timber condition, drainage, and the actual amount of usable terrain are all important factors in determining the property’s long-term value.

Year-Round Creek and Seasonal Waterfall

A particularly attractive natural feature is the year-round creek lined with Hemlock trees.

In addition to the creek, the property includes a picturesque seasonal waterfall. The distinction between year-round and seasonal water is important, since the waterfall may vary substantially depending on rainfall and the time of year.

Zillow identifies both water and mountain views, reinforcing the property’s emphasis on natural surroundings. Combined with wooded acreage and trails, the creek gives the property a stronger recreational character than many conventional rural listings.

Buyers should investigate flood information, creek-bank erosion, drainage, water crossings, and any environmental restrictions that could affect improvements near the water. Water features can enhance a property considerably, but they also deserve careful evaluation before building cabins, roads, bridges, or other structures nearby.

Mature Timber, Wildlife and Hunting Potential

The listing specifically highlights mature timber and abundant wildlife, potentially making the property interesting to recreational and hunting buyers.

Approximately 88 wooded acres provide substantial habitat compared with smaller rural residential parcels. Existing trails may also make different sections of the property easier to reach.

Buyers interested in the timber should obtain a professional forestry assessment before assigning a specific monetary value to it. Species, age, accessibility, terrain, harvest history, market conditions, and environmental considerations all influence actual timber value.

Similarly, buyers interested primarily in hunting should investigate surrounding land ownership, property boundaries, neighboring uses, and legal access. The presence of wildlife is highlighted in the listing, but future hunting quality can never be guaranteed.

Free Gas Well and Mineral Rights

One of the property’s most unusual features is the reported free gas well.

The listing also states that all mineral rights will convey with the property, an important distinction because mineral rights are not always included with Appalachian land transactions.

A functioning gas well could potentially provide meaningful value, but buyers should independently verify exactly what “free gas” means under the existing arrangement. Ownership, production rights, maintenance responsibility, usage limits, equipment condition, and any applicable agreements should all be reviewed.

Mineral rights should also be confirmed during the title process rather than relying solely on marketing language. Buyers may want an attorney or other qualified professional familiar with Kentucky mineral rights to review deeds, leases, easements, gas-well agreements, and any existing third-party interests.

3-Bedroom Ranch With Main-Level Living

The existing residence was built in 1975 and provides approximately 1,254 square feet of finished above-ground living space.

All three bedrooms, the bathroom, kitchen, living room, and utility room are listed on the first floor. This creates a straightforward single-level ranch layout for the primary finished living areas.

Interior features include laminate and vinyl flooring, insulated windows, ceiling fans, and walk-in closet space. The living room also includes a gas-log fireplace insert.

The home is explicitly being sold as-is and is described as needing a buyer’s vision and updates. Buyers should therefore evaluate the house based on its present condition and budget for necessary repairs rather than assuming cosmetic improvements will be the only work required.

Unfinished Walk-Out Basement and Storage Potential

Although Zillow reports 1,254 square feet of finished living area, the house also has an unfinished basement with exterior entry and walk-out access.

The listing suggests this space could work well for storage or as a hobby workshop. For a property with 88 acres, having additional room for tools, equipment, and projects could be especially practical.

Because the basement is unfinished, buyers should evaluate ceiling height, flooring, electrical service, ventilation, lighting, exterior access, and its suitability for whatever use they have in mind.

Moisture deserves particular attention in any below-grade area. The foundation walls, drainage, grading, gutters, signs of water intrusion, mold, efflorescence, and structural cracking should be examined before assuming the basement can be converted or used for sensitive storage.

Barn, Shed and Homestead Possibilities

Additional structures include a barn and shed, providing existing utility beyond the main residence.

The listing also states that horses can be raised on the property. Buyers considering horses, livestock, or other agricultural activities should personally evaluate how much of the mountainous and wooded acreage is actually suitable for those purposes.

The barn may also have potential for storage or other permitted uses. Interestingly, the listing mentions the possibility of using the barn location for a cabin or refinishing the existing structure, although feasibility would need to be independently established.

For buyers interested in gardening and homesteading, the large acreage provides room to investigate different possibilities. However, sunlight, terrain, soil quality, water access, fencing requirements, and proximity to the residence should be considered before planning agricultural improvements.

Metal Roof, Public Water, Septic and High-Speed Internet

The home has a metal roof and a block foundation, with stone and vinyl siding listed as exterior construction materials.

Public water is connected, while wastewater is handled through a private septic tank. Electricity is also connected, and natural gas is listed as available.

The listing specifically mentions high-speed internet, which could be a meaningful convenience for someone who wants substantial rural privacy while still working remotely or maintaining reliable connectivity.

Cable availability and phone connection are also shown in the Zillow information. Buyers who rely on internet access professionally should verify the specific provider, service type, current speeds, installation requirements, and reliability at this exact address.

Due Diligence Before Buying This 1975 Property

Because the home is being sold as-is, buyers should arrange a comprehensive inspection covering the block foundation, metal roof, plumbing, electrical system, heat pump, gas equipment, fireplace, septic system, windows, moisture, drainage, basement, and evidence of hidden repairs. The age and condition of the roof and major mechanical systems should be documented even if they currently function.

The unfinished walk-out basement deserves careful attention for water intrusion, foundation movement, mold, ventilation, and drainage problems. The septic tank should be professionally located and inspected, and buyers should verify its capacity, drain-field condition, maintenance history, and relationship to the creek and future improvements.

The barn, shed, trails, and any other improvements should be evaluated separately. Buyers should research permits, property boundaries, road access, flood information, creek setbacks, drainage, timber rights, easements, and the feasibility of any future cabin or additional structure before relying on those possibilities.

Special attention should be given to the free gas well and mineral rights. Buyers should verify ownership through the title, examine all recorded leases and agreements, determine responsibility for well maintenance and safety, and establish exactly what gas usage rights transfer. With approximately 88 acres, a current survey and title review are particularly important.

Final Thoughts

At $189,900, this Manchester property offers a combination that is increasingly difficult to find: a residence plus approximately 88 acres of wooded Kentucky mountain land for under $200,000.

The natural features are especially compelling, including the year-round creek, seasonal waterfall, Hemlock trees, mature timber, wildlife, and established trails throughout the acreage.

The free gas well, mineral rights, public water, high-speed internet, barn, shed, unfinished basement, and existing 3-bedroom residence add practical elements to what could otherwise be primarily recreational land. However, the as-is condition means buyers should carefully evaluate both the house and supporting infrastructure.

For someone searching for a Kentucky homestead, hunting property, mountain retreat, recreational acreage, farm, cabin property, or secluded land with creek and waterfall under $200,000, this Clay County listing offers an unusual amount of land and natural character for the asking price.

If you need more info, contact the listing agent from the Zillow link below the photos.