Welcome to Adorable Living Spaces. Today we are featuring a character-filled country property at 1502 Turkey Branch Rd in Sandy Hook, Kentucky, where a fixer-upper farmhouse sits on approximately 35 acres surrounded by pasture, woods, water features, and wildlife.
Following a substantial $40,000 price reduction, the property is now listed for $199,900. The approximately 1,200-square-foot farmhouse provides 3 bedrooms and 1 full bathroom and is being offered in AS-IS condition.
The acreage is where this property becomes especially interesting. The farm includes rolling pasture, fencing, an older barn, a creek with stone walls, a cliff, waterfall, 2 stocked ponds, wooded hunting ground, and 2 additional homesites on the back portion of the property.
For someone searching for a Kentucky fixer-upper farm, hunting and fishing retreat, homestead, multi-family property, or acreage with additional building potential, this Sandy Hook listing provides an unusually broad mix of features for under $200,000.
| Property Details | Information |
|---|---|
| Price | $199,900 after $40,000 price cut |
| Address | 1502 Turkey Branch Rd, Sandy Hook, KY 41171 |
| Bedrooms | 3 |
| Bathrooms | 1 Full |
| Living area | 1,200 sqft |
| Lot size | 35± acres; deed description only, not surveyed |
| Property type | Farm / Single Family Residence |
| Heating | Heat Pump; Wood-Burning Stove |
| Cooling | Central |
| Water | Municipal / Public Water |
| Sewer | Private Septic |
| Roof | Metal |
| Barn | Older Barn |
| Utilities | High-Speed Fiber-Optic Internet |
| Views | Creek, Farm, Pond, Private, Scenic, Wooded |
| HOA | None |
3-Bedroom Fixer-Upper Farmhouse
The existing residence is a 1.5-story farmhouse providing approximately 1,200 square feet, with 3 bedrooms and 1 full bathroom.
Interior spaces include a living room, kitchen, and utility area, while the flooring consists of a mixture of hardwood and laminate.
The house has central heating and air conditioning, with Zillow identifying a heat pump as the heating system. A wood-burning stove provides an additional rustic feature for colder weather.
Most importantly, the farmhouse is explicitly marketed as a fixer-upper being sold AS IS. Buyers should therefore budget for repairs and improvements rather than evaluating the property as a completely renovated or move-in-ready residence.
35 Acres of Pasture, Woods and Privacy
The farm is advertised as containing approximately 35 acres, combining rolling open fields with substantial wooded areas.
The pasture and existing fencing could provide a useful starting point for buyers interested in livestock, horses, gardening, or other small-scale agricultural uses.
Wooded portions add privacy and are described as containing abundant wildlife, making the acreage potentially appealing for recreational and hunting use as well.
However, the broker specifically discloses that the property has not been surveyed and is being sold by deed description only. Buyers should therefore independently establish the exact acreage and boundaries before relying on the advertised 35-acre figure.
Creek, Waterfall and Stone Walls
One of the property’s most distinctive natural features is a creek running through the farm, accompanied by attractive stone walls.
The listing also identifies a waterfall and cliff, giving the landscape considerably more character than a typical pasture-and-woods property.
These features could make portions of the farm particularly attractive for hiking, photography, picnics, wildlife observation, or simply enjoying the surrounding landscape.
Natural water and steep terrain also require additional investigation. Buyers should evaluate erosion, stream-bank stability, floodplain conditions, drainage, cliff safety, and any environmental setbacks affecting construction or land improvements near the creek.
2 Stocked Ponds, Barn and Outdoor Recreation
In addition to the creek and waterfall, the farm contains 2 stocked ponds, creating another major attraction for outdoor enthusiasts.
The seller specifically promotes the ponds for fishing, potentially allowing owners to enjoy recreational fishing without leaving their own acreage.
An older barn and general outbuilding are also included, providing existing agricultural infrastructure that may be useful for storage, equipment, or future homestead plans depending on their condition.
Combined with the woods and wildlife habitat, the ponds, creek, fields, and barn give the property a broad recreational character that could appeal to hunters, anglers, homesteaders, and buyers seeking a private weekend retreat.
2 Additional Homesites With Separate Access
Another particularly interesting feature is found on the back side of the property, where the listing identifies 2 additional homesites.
A separate entrance provides access to the back ridgetop, potentially allowing future development without relying entirely on the farmhouse’s existing approach.
The seller describes these locations as ready for cabins and highlights mountaintop views, creating possible options for family members, guest accommodations, or additional residences.
These possibilities should not be treated as guaranteed development rights. Buyers should verify soil suitability, septic approval, utilities, driveway requirements, building permits, legal access, setbacks, and any restrictions before purchasing the property based on plans for additional homes or cabins.
Public Water, Septic and Fiber Internet
Unlike many remote farms that depend entirely on a private well, this property is served by municipal or public water.
Wastewater is handled by a private septic system, providing the farmhouse with the basic rural utility arrangement necessary for residential use.
The listing also highlights high-speed fiber-optic internet service, a particularly useful feature for buyers considering full-time country living, remote work, or managing an online business from the property.
Anyone considering additional residences should determine whether public water, electric service, fiber internet, and septic systems can practically and legally be extended to the 2 proposed homesites.
Homestead, Hunting Retreat or Income Potential
At $199,900, this property provides several possible uses rather than being limited to a conventional single-family residence.
A homestead buyer may be drawn to the pasture, fencing, barn, public water, ponds, and acreage, while a recreational buyer may focus more heavily on the woods, wildlife, creek, waterfall, and fishing opportunities.
The seller also suggests potential income-producing or multi-family use, particularly because of the additional homesites on the back portion of the farm.
Any rental, cabin, multi-family, or income-producing concept should be treated as a future possibility rather than an established use. Buyers should confirm local regulations, insurance requirements, permits, septic capacity, access, and development costs before building a financial plan around those options.
Due Diligence Before Buying
Because the farmhouse is being sold AS IS, buyers should arrange a comprehensive inspection covering the foundation, framing, metal roof, wood siding, floors, windows, doors, electrical system, plumbing, heat pump, central cooling, wood-burning stove, moisture conditions, drainage, and evidence of termites or other wood-destroying organisms.
The age of the farmhouse is not reliably stated in the supplied Zillow information, with the year-built field showing “0.” Buyers should therefore verify the home’s actual construction date and investigate older wiring, plumbing, insulation, lead-based paint, asbestos-containing materials, structural alterations, and permit history where appropriate.
The septic system should be located and professionally evaluated, while the 2 ponds, creek, waterfall, cliff, drainage patterns, floodplain status, erosion, and water-related setbacks deserve separate attention. The barn and other outbuildings should also be inspected before assigning significant value to them.
Most importantly, the listing explicitly states that the property has not been surveyed and is being sold according to the deed description. Buyers should consider obtaining a professional survey to verify the acreage, boundaries, ridgetop homesites, separate entrance, easements, legal access, fencing, timber and mineral rights, and relationship of all improvements to the actual property lines.
Final Thoughts
After a significant $40,000 price reduction to $199,900, 1502 Turkey Branch Rd offers considerably more than a typical Kentucky fixer-upper.
The property combines an approximately 1,200-square-foot, 3-bedroom farmhouse with roughly 35 acres of rolling pasture and woods, along with fencing, an older barn, public water, private septic, and fiber-optic internet availability.
Its natural features are particularly impressive, including a creek, stone walls, waterfall, cliff, 2 stocked ponds, wildlife habitat, and scenic wooded and farm views, while the back ridgetop adds 2 advertised homesites with separate access.
For someone searching for a Kentucky farm under $200,000, fixer-upper farmhouse with acreage, hunting and fishing property, creek and waterfall retreat, or homestead with additional building sites, this Sandy Hook property offers a rare collection of features—provided the acreage, boundaries, condition, and development possibilities are carefully verified.
If you need more info, contact the listing agent from the Zillow link below the photos.
Listed on Zillow