Country Homestead with Two Ponds, a Workshop and 51.84 Acres in Manchester, Kentucky — $374,900

Country Living · Clay County, Kentucky

Property Overview

Discover the possibilities of country living on 51.84 surveyed acres at 2700 Portersburg Road in Manchester, Kentucky. This single-family ranch home combines comfortable main-level living with substantial acreage, two ponds, a seasonal creek, a dedicated gardening area, and multiple outbuildings suited to a range of rural pursuits.

Built in 2008, the 1,456-square-foot home features three bedrooms, two full bathrooms, and an open floor plan. Oversized windows bring natural light into the living space, while a freestanding wood-burning stove offers an additional source of heat alongside the heat pump. The primary suite includes a walk-in closet and a soaking tub, providing a dedicated place to unwind at the end of the day.

Beyond the house, the property offers a substantial insulated garage and workshop, an attached garage, a two-car carport, a barn with an attached lean-to, and a two-room cabin with a hand-cut stone fireplace. Predominantly wooded acreage, fenced land, water features, and space for gardening or animals create a setting with flexibility for homesteading, recreation, and rural living.

Interior Features

The home’s open floor plan connects the main living areas, creating a practical layout for everyday use. Oversized windows frame the surrounding rural scenery and capture southeastern winter sunlight. The living room includes a freestanding wood-burning stove, complementing the home’s heat-pump system.

The eat-in kitchen features a breakfast bar, with a refrigerator and range included. The primary bedroom and second bedroom are both on the first floor, as are the kitchen, dining area, living room, bathrooms, and utility room.

The primary suite includes a walk-in closet and a soaking tub. Additional interior details include ceiling fans, insulated windows, window screens, and carpet and other flooring materials. The full unfinished basement has concrete walls and both walk-out and walk-up access, offering storage space and potential for future uses subject to suitability, permits, and applicable requirements.

Kitchen and Everyday Living

• Open floor plan with oversized windows.
• Eat-in kitchen and breakfast bar.
• Refrigerator and range included.
• Main-level utility and laundry area.
• Washer and electric dryer hookups.
• Heat pump for heating and cooling.
• Freestanding wood-burning stove in the living room.

Bedrooms and Bathrooms

• Three bedrooms, including a first-floor primary bedroom.
• Two full bathrooms on the main level.
• Primary ensuite with a soaking tub and walk-in closet.

Land and Outdoor Features

The 51.84-acre property provides a substantial expanse of predominantly wooded land in the rural surroundings of Clay County. Two ponds and a seasonal creek add water features to the landscape, while a dedicated gardening area provides space for cultivating vegetables, flowers, or other plantings.

Approximately 20 acres are described as having electric fencing, offering an existing fenced area for consideration by buyers interested in keeping animals. The land also provides room for outdoor projects and recreational use. Terrain, fencing condition, water availability, and suitability for any intended agricultural activity should be evaluated during due diligence.

• 51.84 surveyed acres.
• Predominantly wooded terrain.
• Two ponds.
• Seasonal creek.
• Dedicated gardening area.
• Approximately 20 acres with electric fencing.
• Rural, wooded, and mountain views.
• Wire fencing listed among the property features.

Garage, Workshop and Additional Buildings

The property includes several structures that expand its potential for equipment storage, workshop activities, and rural projects. The 30-by-40-foot insulated garage and workshop has 200-amp electrical service. A separate barn with an attached lean-to provides additional covered space for equipment and supplies.

The main home also has an attached one-car garage, and a detached two-car carport adds covered parking. The two-room cabin features a hand-cut stone fireplace and presents a potential renovation project for buyers interested in an additional rustic retreat. Its current condition, permitted use, and requirements for restoration should be assessed before planning improvements.

Structure and Construction

The main residence is a single-story ranch-style home constructed in 2008, with vinyl siding, a concrete perimeter foundation, and a dimensional-style roof. Its finished living area is 1,456 square feet, all above ground. The full basement is unfinished and is not included in the finished living area.

Utilities and Property Systems

The home is listed with public water and a septic tank. Electricity is available, cable is connected, and telephone service is listed among the property utilities. Natural gas is not available according to the property details.

Heating is provided by a heat pump and wood-burning stove, while the heat pump also provides cooling. Buyers should confirm the operating condition, service history, capacity, and maintenance requirements of the home’s systems, along with septic performance, water service, and connectivity options.

• Public water connection.
• Septic tank.
• Heat-pump heating and cooling.
• Freestanding wood-burning stove.
• Electricity available.
• Cable connected.
• Telephone service available.
• Natural gas not available, as listed.

Buyer Area Research

Area Overview

Manchester is the county seat of Clay County in southeastern Kentucky, within the Appalachian region of the state. The surrounding area is characterized by wooded hills, rural roads, and small-community development, with Manchester serving as a local center for public services, education, healthcare, and everyday shopping.

Clay County had an estimated population of 19,465 in 2025, down from 20,345 at the 2020 census. This relatively rural county setting provides context for buyers considering a property with substantial acreage and multiple outbuildings.

Safety and Crime

Crime statistics should be assessed using the correct jurisdiction and reporting period. Kentucky publishes annual crime reports, including reports for 2024 and earlier years, but a reliable, directly comparable set of current crime rates for the immediate Portersburg Road area was not established for this listing.

Countywide or citywide statistics, where available, should not be treated as a measurement of conditions at this individual property. Buyers seeking a detailed local assessment can review jurisdiction-specific incident data and ask local law enforcement about the reporting areas covered by available records.

Schools and Education

Educational options in the broader Manchester area include public schools within Clay County Public Schools. Nearby school names associated with the property’s general area include:

• Hacker Elementary School.
• Clay County Middle School.
• Clay County High School.

Other educational options in the wider community include private and faith-based schools. School proximity does not independently establish enrollment eligibility or school assignment. Buyers should verify current attendance boundaries, transportation availability, grade offerings, and enrollment requirements directly with the relevant school district.

Healthcare and Hospitals

Manchester has healthcare services serving Clay County and surrounding communities. Notable local options include:

• AdventHealth Manchester: A hospital in Manchester with emergency care and other hospital services.
• AdventHealth Primary Care Clinic: Primary care services associated with the Manchester healthcare campus.
• Grace Health Manchester Clinic: A community healthcare option in the Manchester area.
• Additional local medical practices: Primary care and other outpatient services are available within the wider community.

Service availability, appointment access, insurance acceptance, and emergency response arrangements should be confirmed for individual healthcare needs.

Housing Market History

Historical home-value estimates provide general context for the local housing stock, but they do not establish the market value of a particular rural property. The following figures represent median owner-occupied home values for ZIP code 40962 from American Community Survey five-year estimates. These are multiyear survey estimates, not annual sale-price averages.

These historical figures describe typical owner-occupied housing within the ZIP code and should not be interpreted as comparable sales for a home with more than 51 acres, multiple outbuildings, ponds, and a workshop. Rural acreage properties can differ substantially in land characteristics, improvements, access, and buyer demand.

Property-specific valuation should consider recent comparable sales, acreage, building condition, outbuilding utility, land characteristics, and any applicable financing or appraisal requirements. Historical changes do not predict future appreciation.

Transportation and Access

Manchester serves as a local transportation center for Clay County, with road connections to surrounding communities and regional destinations. U.S. Route 421 and Kentucky Route 80 are among the important routes serving the wider area, while the Hal Rogers Parkway provides a regional connection toward London and other destinations.

The Portersburg Road address is in a rural setting where personal vehicle access is an important practical consideration. Buyers should evaluate the driveway, road conditions, seasonal accessibility, and travel requirements for regular commuting. Property-specific driving times and distances to individual destinations have not been established here.

Shopping and Everyday Services

Manchester provides everyday services for residents of Clay County, including grocery shopping, pharmacies, fuel, banking, restaurants, and general retail. Additional shopping and specialized services may be available in larger regional communities.

For a property of this size and rural setting, prospective buyers may also wish to consider access to building supplies, farm and garden materials, equipment servicing, animal-care supplies, and waste disposal. The availability and operating hours of individual businesses should be confirmed when planning regular errands.

Parks and Recreation

The broader Clay County region offers a wooded Appalachian landscape with opportunities for outdoor recreation. The property’s own two ponds, seasonal creek, wooded acreage, and rural views provide on-site natural features for buyers interested in spending time outdoors.

Public recreational opportunities in the wider region may include parks, outdoor recreation areas, trails, and other natural attractions. Public access, permitted activities, seasonal conditions, and the distance to individual destinations should be confirmed before making plans. The presence of ponds or a creek does not by itself establish fishing rights, navigability, or other specific recreational permissions.

Utilities and Connectivity

Manchester and the surrounding county have established utility and communications infrastructure, but service availability can vary significantly between properties in rural locations.

The home is listed with public water, septic service, electricity availability, a cable connection, and telephone availability. The detached workshop is described as having 200-amp electrical service. Natural gas is listed as unavailable for the property.

Specific broadband speeds, fiber availability, wireless coverage, and internet service options at the address have not been independently established. Buyers should verify provider coverage, connection costs, utility easements, septic records, and the condition and capacity of existing systems before closing.

Development and Planning

No specific proposed, pending, approved, or under-construction development project affecting the immediate property area was reliably established for this listing. This does not mean that no projects or planning changes exist within Clay County.

Buyers considering future improvements, agricultural uses, additional structures, or changes to the existing cabin should confirm applicable county requirements, building permits, land-use restrictions, septic suitability, access rights, and any relevant environmental or floodplain considerations. The property’s unrestricted acreage description should not be interpreted as an exemption from applicable laws or permitting requirements.

Property Summary