$165,000 Mountaintop Cabin on 16 Acres With Pond, Barn and Mountain Views

Welcome to Adorable Living Spaces. Today we are looking at a small mountain cabin at 23 Ashley Dr, Harts, West Virginia, surrounded by more than 15 acres of wooded Appalachian countryside.

Recently reduced by $14,900, the property is now listed for $165,000. It includes a 672-square-foot, single-story cabin with 2 bedrooms and 1 full bathroom, originally built in 1988.

The real attraction here is the land. The cabin sits on 15.66 acres with mountain views, a small pond, a barn, wooded acreage, and partially fenced pasture, creating possibilities for recreation, gardening, animals, or a small rural homestead.

This property may suit someone searching for a compact full-time country home, weekend cabin, hunting or recreational retreat, or manageable homestead in the West Virginia mountains. It offers a relatively simple house combined with substantially more land than a typical residential property.

A Compact Two-Bedroom Mountain Cabin

At 672 square feet, this is a genuinely small cabin rather than a large country house. The single-story arrangement includes two bedrooms, one bathroom, a kitchen, living room, and eat-in kitchen space.

Both listed bedrooms measure approximately 12 by 10 feet, while the living room is approximately 16 by 14 feet. The kitchen measures approximately 11 by 10 feet, giving buyers a useful idea of how the limited interior space is distributed.

The smaller footprint could appeal to buyers who prioritize land and outdoor space over having a large house. It may also mean less interior space to heat, cool, furnish, and maintain compared with a conventional family home.

The listing describes a cozy fireplace, although the detailed property information states that the home does not have a fireplace. This discrepancy is something buyers should clarify directly with the listing agent rather than assuming which description is correct.

15.66 Acres in the West Virginia Mountains

The 15.66-acre parcel is arguably the property’s strongest feature. The listing describes it as a private mountaintop retreat with mountain views and substantial wooded acreage.

Wooded land can provide privacy, wildlife habitat, hiking opportunities, firewood potential, and recreational space. Buyers interested in hunting should independently confirm boundaries, local regulations, and whether the property’s layout is suitable for their intended use.

The acreage also provides considerably more separation and flexibility than a small residential lot. For someone who wants a cabin surrounded by their own land rather than close neighbors, that distinction could be important.

Before purchasing, however, buyers should verify the exact property boundaries, usable acreage, road access, terrain, easements, and the condition of any internal roads or trails. Mountain acreage can vary dramatically in usability depending on slope and accessibility.

Pond, Pasture and Homestead Potential

The property includes a small pond, adding another useful feature to the acreage. The listing does not provide its dimensions, depth, water source, or condition, so those details would need to be investigated during due diligence.

There is also partially fenced pasture, which could make the property interesting for buyers considering animals or a small homestead. The existing fencing should be inspected carefully before assuming that it is ready for livestock.

The listing also mentions gardening as one possible use for the land. Buyers interested in growing food should evaluate which portions receive adequate sunlight and have suitable soil, drainage, and access to water.

Together, the pond, pasture, woods, and cabin create a versatile rural property. However, the actual suitability for livestock, farming, hunting, or other specific uses should be verified rather than assumed from the acreage alone.

Barn and Outdoor Space

An existing barn adds functionality for a property of this type. Depending on its condition and configuration, it could potentially support storage, equipment, agricultural activities, or animals.

The listing does not provide the barn’s dimensions, construction details, utilities, or current condition. A buyer should therefore inspect its roof, framing, foundation or supports, doors, drainage, and any electrical installation.

The cabin itself includes a porch, while the property description specifically refers to a wrap-around porch. This provides outdoor living space that fits naturally with the mountain setting.

For a relatively small 672-square-foot cabin, usable porch space can be particularly valuable because it effectively expands the areas available for relaxing and enjoying the surrounding landscape during suitable weather.

Wood and Coal Heat With Basic Country Utilities

Heating is listed as coal and wood, making this a more traditional rural heating arrangement than the central HVAC systems found in many newer homes.

Cooling is provided by window units. Buyers planning to live here year-round should consider whether the existing heating and cooling arrangements meet their expectations and investigate the condition, efficiency, ventilation, and safety of the heating equipment.

The detailed Zillow information identifies public water, while the property description states that both public water and a private well are available. Buyers should confirm whether both water sources are currently functional and determine how the well is connected or intended to be used.

Electricity is also mentioned in the property description. However, no sewer or septic information was provided in the supplied listing details, so the wastewater system should be specifically identified and evaluated before purchase.

Metal Roof and Simple Construction

Built in 1988, the cabin uses frame construction and has a metal roof. Metal roofing can offer a long service life, but its actual condition depends heavily on installation quality, age, fasteners, flashing, previous repairs, and maintenance.

The home has insulated windows according to the listing. Flooring is simply identified as “Other,” so buyers would need to inspect the interior to understand the actual materials and their condition.

There is no basement, which simplifies part of the structure but makes it important to understand what type of foundation or support system sits beneath the cabin. The supplied listing information does not identify the foundation.

Because the property is being marketed heavily around its setting and acreage, buyers should evaluate the cabin separately from the land. A professional inspection can help determine how much immediate or longer-term work the structure may require.

$14,900 Price Reduction and Value Considerations

The property received a $14,900 price reduction on August 24, bringing the current asking price to $165,000.

Based only on the 672-square-foot house, the listed figure of approximately $246 per square foot may initially appear relatively high for a small rural cabin. However, that calculation does not adequately account for the 15.66 acres, barn, pond, pasture, woods, and overall setting.

For this type of property, comparable sales involving similar acreage and improvements are generally more informative than simply comparing the home’s price per square foot with conventional houses.

Prospective buyers should research recent sales of cabins, recreational acreage, and small homesteads around Harts and the broader surrounding area. The quality and usability of the acreage, road access, condition of the barn, water systems, and cabin condition could all have a significant impact on actual value.

Due Diligence Before Buying

A professional home inspection should examine the cabin’s structural condition, foundation or support system, metal roof, windows, insulation, plumbing, electrical system, heating equipment, and signs of moisture or previous water damage. Because wood and coal are listed as heating sources, the chimney, flue, ventilation, and related fire-safety components deserve particular attention.

Buyers should determine exactly how wastewater is handled because no septic or sewer information was included in the supplied listing details. If a septic system exists, its location, age, permits, maintenance history, tank condition, and drain field should be investigated. The private well mentioned in the description should also be inspected and tested if it is intended for use.

Mountain properties require careful attention to drainage, erosion, slopes, driveway access, runoff, and moisture management. Buyers should inspect the pond and pasture as well as the condition of fencing and barn, and verify whether access remains practical during heavy rain, snow, or other difficult weather.

Finally, buyers should review permits and records for the cabin, barn, well, and any other improvements, verify property boundaries and easements, and investigate hidden repairs or unpermitted modifications. Insurance availability, property taxes, mineral rights, timber rights, and restrictions should also be checked before closing.

Final Thoughts

At $165,000, 23 Ashley Dr offers an unusual combination: a very small house paired with a relatively substantial 15.66-acre mountain property.

The 2-bedroom cabin provides just 672 square feet, so this is unlikely to suit someone prioritizing large indoor living areas. Its appeal instead comes from the acreage, privacy, wooded surroundings, pond, barn, pasture, and mountain setting.

For a buyer interested in a West Virginia homestead, recreational retreat, hunting base, weekend cabin, or simple full-time rural residence, the property has several useful ingredients already in place.

The recent $14,900 price reduction makes it worth comparing with other acreage properties in the region, but the condition and usability of the cabin, barn, pond, pasture, water sources, access, and wastewater system should all be verified before determining its true value.

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