$120,000 Bluegrass Recreational Haven: 18.89-Acre Land Analysis in Mount Sterling, KY (240 Countryside Dr)

Executive Summary & Property Investment Overview

Securing a private 18.89-acre contiguous land parcel featuring a private fishing pond, scenic rolling topography, and an operational off-grid cabin setup for under $6,360 per acre represents an exceptional acquisition opportunity in Central Kentucky. Located at 240 Countryside Dr, Mount Sterling, KY 40353, this 18.89-acre recreational land holding enters the Montgomery County real estate market at a competitive list price of $120,000. Calculating to approximately $6,353 per acre, the property delivers total privacy, turnkey weekend base camp infrastructure, and immediate access to regional hubs like Lexington and Winchester.

Situated in the rolling foothills near Mount Sterling, the parcel features a dynamic topographic profile characterized by wooded hills, elevated ridges, and scenic valley views. Anchoring the property’s recreational appeal is a stocked fishing pond that offers water views and recreational opportunities. The land includes a rustic one-room cabin pre-wired for generator-driven electrical power, serving as an immediate off-grid retreat or shelter while planning long-term residential construction. Classified under UR (Unincorporated Rural) zoning with grid power available along the street, no HOA fees, and proximity to the Red River Gorge geological area, this 18.89-acre Bluegrass property stands as an accessible option for outdoor enthusiasts, homesteaders, and long-term land investors.

Key Property Specifications & Listing Snapshot

Below is a structural breakdown of the legal, physical, geographical, infrastructure, and financial metrics defining 240 Countryside Dr:

Property Address: 240 Countryside Dr, Mount Sterling, KY 40353
Assessor’s Parcel Number (APN): 026-00-00-022.23
County & Jurisdiction: Montgomery County | Region: Mount Sterling / Gateway Area
Current List Price: $120,000
Price Per Acre Valuation: ~$6,353 / Acre
Total Acreage Footprint: 18.89 Acres (822,848 Square Feet)
Property Type: Unimproved Land / Off-Grid Recreational / Single-Room Cabin Site
Zoning Classification: UR (Unincorporated Rural)
Topography Profile: Hilly, Rolling Contours & Wooded Ridge Lines
Water Features: Private On-Site Fishing Pond with Scenic Sightlines
On-Site Improvement: Rustic One-Room Cabin (Pre-Wired for Generator Connection)
View Attributes: Water Views, Wooded Vistas, and Mountain Sightlines
Access & Road Frontage: Countryside Drive Frontage (Off Nest Egg Rd / KY 11 Corridor)
Utilities Status: Grid Power Available; Off-Grid Generator Wiring Installed; No Municipal Water/Sewer
Annual Property Taxes: Micro-Level Holding Overhead (~$75–$150 / Year Estimated)
HOA / Governance: None ($0 / Month; Unrestricted Off-Grid & Recreational Living)
Listing Agreement: Exclusive Right to Sell (Keller Williams Legacy Group)
Market Entry Date: September 29, 2026

Detailed Physical Attributes & Natural Feature Analysis

Evaluating land in Montgomery County requires analyzing topography usability, water features, privacy, and habitat health. The 18.89-acre parcel on Countryside Drive offers distinct natural advantages.

1. Private On-Site Fishing Pond & Water Views

Water features are a key value driver in Central Kentucky real estate.

On-Site Fishing Pond: The centrally located pond provides a natural ecosystem for game fish while adding visual appeal to the surrounding landscape.
Scenic Sightlines: The surrounding elevation allows for potential building sites overlooking the water, framed by native Kentucky hardwoods.

2. Wooded Topography & Ridge-Line Contours

The property features a rolling terrain typical of the Knobs region transitioning into the Appalachian foothills.

Hilly Topography: Varied elevation creates natural privacy barriers between potential building benches and neighboring tracts.
Hardwood Timber Canopy: Covered in native hardwoods, the acreage offers shade, wind protection, and habitat for local big-game wildlife, including white-tailed deer and wild turkey.

3. Pre-Wired One-Room Cabin Base Camp

Developing raw land often involves initial logstical challenges.

Immediate Base Camp: The existing one-room cabin provides operational shelter on day one for weekend getaways, hunting trips, or site staging.
Generator-Ready Wiring: Pre-wired for electrical distribution via portable generator, allowing immediate use of lights and small appliances without waiting for utility line drops.

Utility Infrastructure, Site Readiness & Building Options

Navigating utility access and county zoning is a key step when evaluating rural acreage in Montgomery County.

Infrastructure & Development Analysis:

Grid Power Availability: While the cabin is set up for generator power, main electrical utility lines run along Countryside Drive, simplifying future grid connection for a permanent residence.
Water & Sanitation Setup: The parcel currently has no active water well or municipal sewer hookup. Future development will require drilling a private groundwater well or installing bulk water haul storage, along with a state-approved septic system.
Zoning Flexibility (UR – Unincorporated Rural): The UR zoning designation provides flexibility for agricultural, residential, off-grid, and recreational land uses.
Zero HOA Overhead ($0/Month): With no restrictive homeowners association covenants or monthly fees, buyers have complete freedom regarding structure design, RV parking, and land use.

Regional Location & Central Kentucky Connectivity

Located in Montgomery County near Mount Sterling, this property balances private rural living with convenience to highway corridors and regional destinations.

Key Distance Benchmarks & Regional Hubs:

Downtown Mount Sterling, KY (~10–12 Minutes): Historic town square offering local restaurants, grocery stores, hospital networks, and farm supply outlets.
Interstate 64 Corridor (~15 Minutes): Fast interstate access connecting eastbound to Morehead and westbound to Lexington.
Clay City / Red River Gorge Gateway (~20–25 Minutes): Quick access to world-renowned rock climbing, hiking trails, natural arches, and kayaking in the Red River Gorge Geological Area and Natural Bridge State Resort Park.
Lexington, KY (~40 Minutes): The Horse Capital of the World, providing access to Blue Grass Airport (LEX), the University of Kentucky, regional shopping hubs, and major health centers.
Cave Run Lake (~35 Minutes): A 8,200-acre reservoir offering boating, muskie fishing, public beaches, and camping within the Daniel Boone National Forest.

Comparative Valuation & Regional Land Benchmarks

To evaluate how $120,000 positions this 18.89-acre parcel in the Central Kentucky real estate market, consider how it compares against typical land sales in Montgomery County:

Valuation Metric / Feature	Subject Property (240 Countryside Dr)	Typical Montgomery County 15-20 Acre Tract	Strategic Value & Advantage Analysis
Total Asking Price	$120,000	$145,000 – $190,000+	Competitive entry price for nearly 19 acres in Central Kentucky
Price Per Acre	~$6,353 / Acre	$7,500 – $10,000 / Acre	Strong value ratio given the included pond and cabin improvements
Water Features	Private Fishing Pond On-Site	Dry Land / Seasonal Wash	On-site pond enhances recreational utility and property aesthetics
Existing Structure	One-Room Cabin (Wired)	Raw / Completely Unimproved	Provides immediate shelter without upfront construction expenses
Electricity Status	Grid Available & Generator-Wired	Off-Grid Only / Distant Power	Dual flexibility for immediate generator use or grid tie-in
HOA Restrictions	None ($0/Month)	Restricted Subdivisions	Maximum freedom for off-grid living, camping, and homesteading

Comprehensive Pros vs. Cons Analysis

A balanced evaluation requires weighing a property’s natural assets and improvements against its infrastructure requirements.

Advantages (Core Value Drivers)

Competitive Cost-Per-Acre ($6,353/Acre): Accessible entry point for 18.89 contiguous acres near Mount Sterling.
Private Fishing Pond: Turnkey water feature for recreation and wildlife attraction.
Existing Pre-Wired Cabin: Includes a one-room cabin set up for generator power.
Grid Electricity Available: Main power lines run along the street frontage.
Proximity to Red River Gorge: Short drive to world-class outdoor recreation in the Red River Gorge and Daniel Boone National Forest.
Zero HOA Overhead ($0/Month): No restrictive covenants or monthly fees.

Considerations (Development Factors)

Off-Grid Utility Setup Required: Lacks active municipal water wells or septic systems, requiring independent installation.
Rolling/Hilly Topography: Earthwork or driveway grading may be required depending on chosen building locations.
Cabin Scale: The existing cabin is a simple one-room structure designed as a recreational base camp rather than a full-size residence.

Ideal Ownership Strategies & Buyer Use Cases

Given its acreage footprint, pond feature, cabin structure, and location, 240 Countryside Dr supports several land-use plans:

Private Fishing & Weekend Hunting Camp: Utilize the one-room cabin and pond as a private base camp for weekend fishing trips and white-tailed deer hunting.
Off-Grid Homestead Development: Capitalize on the UR zoning and available grid power to build a self-sufficient home or cabin overlooking the pond.
Recreational RV & Camping Retreat: Enjoy 18.89 acres of private land for seasonal camping, trail walking, and stargazing within driving distance of Lexington.
Long-Term Real Estate Asset: Capitalize on low holding costs and the accessible purchase price ($120,000) to hold Central Kentucky acreage as a long-term investment.

Frequently Asked Questions (FAQs)

1. Is there electricity inside the cabin right now?

The cabin is internally wired for electrical outlets and lighting designed to be powered by an external portable generator. Main grid electric power is also available along Countryside Drive for future utility hookups.

2. Can you fish in the pond on the property?

Yes, the on-site pond provides fishing opportunities right on the property.

3. What are the zoning guidelines and land restrictions?

The property is zoned UR (Unincorporated Rural) with no HOA ($0/month) or restrictive covenants, granting freedom for recreational, residential, and agricultural land uses.

4. How far is the property from Mount Sterling and Lexington?

The parcel is located approximately 10–12 minutes south of downtown Mount Sterling and about 40 minutes east of Lexington, KY via I-64.

5. Is there municipal water or septic installed?

No, there is currently no active water well or septic system on the property. Buyers planning full-time living will need to drill a well and install a septic system.

Final Verdict & Recommendation

The 18.89-acre holding at 240 Countryside Dr, Mount Sterling, KY 40353 offers a solid recreational land opportunity at $120,000. Featuring a private fishing pond, a generator-wired base camp cabin, grid power availability, UR zoning flexibility, and close proximity to the Red River Gorge corridor, this Montgomery County property serves as an accessible option for outdoor enthusiasts, off-grid builders, and land investors seeking affordable Kentucky acreage.

Disclaimer: Real estate listing details, property specifications, parcel boundaries (APN: 026-00-00-022.23), zoning classifications (UR), pond features, and utility metrics mentioned in this review are derived from public MLS records and are deemed reliable but not guaranteed. Property availability and pricing ($120,000) are subject to change without prior notice. Prospective buyers are strongly advised to perform independent due diligence, boundary surveys, water/well feasibility studies, and verify Montgomery County land-use guidelines directly with local authorities before entering into a legally binding purchase contract.

Listed on Zillow