Wooded Hunting Retreat with Unfinished Cabin on 60 Acres in Manchester, Kentucky — $120,000

Property Overview

Set in the wooded countryside outside Manchester, Kentucky, this 60-acre hunting property includes an unfinished cabin and a landscape of hilly, wooded terrain. The setting is described as off-grid, making it an option for buyers interested in a more independent country retreat, recreational land, or a private base for spending time outdoors.

The property is known for its abundant wildlife, with deer, wild turkey, elk, and black bear reported in the area. For hunters and outdoor enthusiasts, the acreage provides plenty of room to enjoy the natural surroundings and develop a personal recreational getaway.

The unfinished cabin measures approximately 980 square feet and is listed with three bedrooms and no bathrooms. It provides a starting point for someone interested in completing a cabin project, although the current unfinished condition and lack of bathroom facilities should be taken into consideration when planning its use.

The Land and Outdoor Setting

The acreage is the main attraction here. The property features wooded, hilly terrain rather than a large area of level, cleared ground. Buyers looking for recreational land in southeastern Kentucky will appreciate the opportunity to have a substantial stretch of countryside for outdoor activities.

Wildlife is an important part of the property’s appeal. Deer and turkey are among the animals reported on the land, along with elk and black bear in the surrounding area. This makes the property worth considering for someone interested in hunting, wildlife observation, and spending time in a natural setting.

The land has been surveyed, with boundary pins marking the property lines. Buyers should review the survey and confirm the boundaries, access rights, and any applicable restrictions before closing.

The Unfinished Cabin

An approximately 980-square-foot unfinished cabin is included with the acreage. The property information lists three bedrooms and no bathrooms. Since the structure is unfinished, buyers should not assume that the listed bedroom count represents completed or legally approved sleeping accommodations.

The cabin offers a starting point for someone who wants to work toward a personal hunting retreat or country getaway. The remaining construction, interior completion, sanitation arrangements, water supply, and any required permits should be evaluated before making plans for occupancy.

Its off-grid setting may appeal to buyers who prefer a less conventional property, but the availability of electricity, water, wastewater disposal, and communications at the exact location should be independently confirmed.

Property Details

• Approximately 60 acres of wooded land.
• Hilly and wooded topography.
• Unfinished cabin of approximately 980 square feet.
• Three bedrooms listed.
• No bathrooms listed.
• Wildlife reported in the area, including deer, turkey, elk, and black bear.
• Surveyed acreage with boundary pins.
• Other zoning classification.
• Country setting described as off-grid.

About Manchester and Clay County

The property is located in the Manchester area of Clay County in southeastern Kentucky. Manchester serves as the county seat and the area’s main community for shopping, public services, healthcare, and everyday necessities.

Clay County is part of the Appalachian region of eastern Kentucky, where wooded hills, rural communities, and outdoor recreation are important features of the local landscape. The county had an estimated population of 19,465 in July 2025, according to U.S. Census estimates.

Manchester provides a local service center while the surrounding county remains predominantly rural. Buyers considering a property outside town should account for the additional planning that can come with rural ownership, particularly transportation, property maintenance, utilities, and access to services.

Wildlife, Hunting, and Recreation

Outdoor recreation is a significant part of life in the Manchester area. The wooded landscape and surrounding Appalachian countryside provide opportunities for enjoying nature, hunting where permitted, and exploring the region.

The property description specifically identifies deer, turkey, elk, and black bear as wildlife found in the area. Actual wildlife activity varies by season and location, and hunting is subject to Kentucky licensing, seasons, bag limits, and applicable regulations.

Manchester also has several established recreational destinations, including:

• Governor’s Campground: A local destination for outdoor recreation and camping.
• Big Hickory Golf Course: A recreational option for golfers in the Manchester area.
• Rawlings & Stinson Park: A community park in Manchester.
• Goose Creek Salt Works and Pioneer Village: A local historical attraction reflecting the area’s heritage.
• Bert T. Combs City Park: A public recreational space in the community.
• Town Branch Splash Pad Park: A seasonal outdoor recreation option.

These destinations provide alternatives for recreation beyond the immediate property. Their distance from the acreage will depend on the precise access route.

Schools and Education

Clay County Public Schools serves the Manchester and surrounding Clay County communities. Schools in the district include:

• Manchester Elementary School: An elementary school serving the Manchester area.
• Burning Springs Elementary School: Located in Manchester.
• Goose Rock Elementary School: Located in Manchester.
• Clay County Middle School: A public middle school in Manchester.
• Clay County High School: The county’s public high school.
• Clay County Area Technology Center: Offers technical and career-focused educational opportunities.

These are schools within the broader district, not confirmed attendance assignments for this particular parcel. Buyers should contact Clay County Public Schools to establish the applicable school boundaries and transportation arrangements.

Healthcare and Medical Services

Manchester has local healthcare services, including AdventHealth Manchester, formerly Manchester Memorial Hospital.

Located on Marie Langdon Drive in Manchester, AdventHealth Manchester provides hospital services and operates a 24-hour emergency department. This is an important local medical resource for residents of Clay County.

Additional medical offices, clinics, pharmacies, and routine healthcare services are available in the Manchester area. Buyers should consider the rural location when planning regular appointments and emergency transportation.

Shopping and Everyday Services

Manchester provides access to everyday shopping and services without needing to travel to a larger regional city for every purchase.

Walmart Supercenter, located at Manchester Square Shopping Center, provides grocery shopping, household supplies, and general merchandise. The community also has local businesses, restaurants, fuel stations, and other essential services.

For larger shopping trips and additional commercial services, buyers may also consider nearby regional communities such as London and Corbin.

Transportation and Regional Access

Manchester is served by a regional road network that includes U.S. Highway 421 and Kentucky Route 80. These routes connect the community with other parts of southeastern Kentucky.

The Daniel Boone Parkway provides an additional regional connection, with access toward Interstate 75 and communities to the west.

Because this is a rural acreage property, buyers should verify the exact route to the parcel, the condition of any access road, road maintenance responsibilities, and whether recorded legal access is in place. A road name in the property address does not, by itself, establish the condition or legal status of access to every part of the land.

Utilities and Connectivity

The property is described as being in an off-grid setting. However, specific utility installations and service connections have not been established for the acreage.

Electricity, water, wastewater disposal, trash collection, and internet access should all be investigated before purchase. Rural properties can have different service arrangements from homes within Manchester itself.

Potential buyers should confirm:

• Whether electricity is available at the property or whether an independent power system is necessary.
• Whether a well or another water supply is present or can be installed.
• Whether septic installation is possible and what permits or soil evaluations may be required.
• What internet and cellular services are available at the exact location.
• Whether any existing utility infrastructure is included with the property.

Internet providers serving portions of the wider Manchester area include Kinetic and Peoples Telecom, along with wireless and satellite options. These area-level options do not establish availability at this particular rural parcel.

Safety and Community Information

Manchester is a small county-seat community, while much of Clay County consists of rural residential and agricultural areas. Crime statistics should be considered in their proper geographic context rather than treated as a measure of conditions at an individual property.

FBI-based 2024 reporting for Clay County recorded 95 reported offenses across two reporting law-enforcement agencies, including 12 violent offenses and 83 property offenses. These are countywide agency-reported counts, not figures for the Blackstone Road property or its immediate surroundings. Reporting coverage and small population counts also limit direct comparisons.

For buyers considering a rural acreage purchase, it is sensible to review local emergency response arrangements, road conditions, property access, and available communications alongside general community information.

Clay County Housing Market History

Historical housing data can provide background on the wider county market, although conventional residential home-price measures do not directly establish the value of a large recreational acreage property with an unfinished cabin.

One available historical measure is the Federal Housing Finance Agency’s annual all-transactions house-price index for Clay County. The index measures changes in residential property prices over time; it is not a dollar valuation of this property.

The available figures show increases in the county’s residential price index through 2024, followed by a decline in 2025. The missing 2022 annual observation and unavailable annual change for 2023 leave a gap in the series.

These figures are historical context only. The value of wooded acreage, hunting land, and unfinished rural structures depends on property-specific considerations such as access, terrain, usable acreage, improvements, utilities, and comparable land transactions.

Planning and Property Considerations

The property’s wooded acreage, hilly terrain, and unfinished cabin make a closer review of land characteristics particularly important.

Before purchasing, buyers may wish to investigate:

• The recorded survey and exact acreage.
• Legal road access and any easements or shared access agreements.
• Property boundaries and the location of existing boundary pins.
• Current zoning and permitted uses.
• Building requirements and permits for completing the cabin.
• Water availability and septic suitability.
• Timber rights, mineral rights, and any existing land-use restrictions.
• Whether any conservation agreements, deed restrictions, or other encumbrances affect the acreage.

No parcel-specific planning approvals or development proposals have been established here. Buyers should contact Clay County officials to confirm current zoning, building requirements, and any restrictions that could affect their intended use.

Property Summary