Finding over 73 acres of secluded mountain land equipped with active utilities, free natural gas, standing hardwood timber, and an existing cabin for under $200,000 is exceptionally rare in today’s U.S. land market.
Located on Elderberry Rd, Coxs Mills, WV 26342, this 73.55-acre mountain tract offers a private Appalachian haven for $184,500. Breaking down to approximately $2,509 per acre, this property combines scale, natural resources, and established infrastructure in heartland West Virginia.
Whether you are searching for a private hunting retreat, a timber investment, an off-grid homestead, or a peaceful mountain getaway, here is a detailed, humanized analysis of what this Coxs Mills listing offers.
Complete Property Specifications & Disclosures
To evaluate this listing effectively, we must look at the key land metrics, utility systems, and structural disclosures provided in the official property data.
- List Price: $184,500
- Total Lot Size: 73.55 Acres
- Price Per Acre: ~$2,509 / acre
- Location: Elderberry Rd, Coxs Mills, WV 26342 (Gilmer / Ritchie County Region)
- Parcel Number: 1106001900170000
- Date on Market: 9/10/2026
- Zoning Description: Zoning F (Unrestricted Rural Mountain Land)
- Annual Property Taxes: $790 / year
- HOA Fees: $0 / Month (No HOA)
- Ownership: Fee Simple / Standard Conditions
- Structures Included: Existing Mountain Cabin (Sold strictly AS-IS)
- Utilities On-Site: Electricity Available, Natural Gas Available (Free Gas Rights Included), Private Water, Septic System
- Water Features: Natural Stream / Creek running through the acreage
- Views: Panoramic Mountain, Valley, and Dense Woodland Views
- Topography: Mountainous, Wooded, Secluded Interior Lot
Rare Utility Infrastructure: Free Gas & Pre-Installed Power
Developing raw mountain land from scratch can easily run upwards of $30,000 to $50,000 just for utility connections, well drilling, and septic installations. Elderberry Rd eliminates these major upfront financial hurdles with a rare combination of existing utilities:
1. Free Natural Gas Connection
One of the most unique and valuable benefits of this West Virginia property is the inclusion of Free Gas. In rural West Virginia, properties with active gas wells or lease rights often receive free natural gas for residential heating, hot water, and cooking. This eliminates monthly heating bills during cold winter months and provides significant long-term energy savings.
2. Connected Electric & Private Water/Septic
Unlike completely raw off-grid land, electricity is already on site. Paired with a private water source and septic infrastructure, the property provides immediate site readiness for camping, parking an RV, or building a new custom home without waiting months for utility approvals.
Marketable Timber Equity & Established Trail System
The physical terrain of this 73.55-acre lot is designed for both financial growth and immediate outdoor enjoyment.
Valuable Oak Timber Stand
The forest canopy features a high-value mixture of mature White Oaks and Red Oaks. Oak timber remains in high demand for lumber, flooring, and barrel staves. A selective, managed timber harvest could allow a new owner to recoup a substantial portion of the initial $184,500 purchase price while opening up clearings for food plots or building pads.
Internal Trail Network
Navigating 73+ acres of steep mountain terrain can be challenging without proper infrastructure. This property includes an established internal trail system winding throughout the acreage. These trails provide seamless access across the land for:
- ATV, UTV, and dirt bike riding.
- Reaching tree stands and hunting zones.
- Hiking, mountain biking, and timber inspection.
Hunting, Wildlife, & Unrestricted Land Freedom
For sports enthusiasts and homesteaders, the natural ecosystem of Coxs Mills offers an ideal setting.
- Abundant Game: The combination of dense oak timber (acorn food source), natural mountain cover, and an on-site stream/creek creates a prime habitat for whitetail deer, wild turkey, and black bear.
- Unrestricted Zoning (Zone F): With no HOA restrictions, covenants, or municipal zoning limits, owners have complete freedom to use the land as they see fit. You can hunt, build a timber frame cabin, set up off-grid solar arrays, clear garden plots, or park campers without neighborhood interference.
- Panoramic Mountain Views: Elevated ridge points on the parcel offer sweeping panoramic views overlooking surrounding West Virginia valleys and mountain ranges.
Financial Metrics & Carrying Cost Breakdown
An analysis of the purchase price and holding costs shows why this parcel stands out as an affordable large-acreage investment.
| Financial Metric | Disclosed Figure | Market Insight & Strategic Impact |
|---|---|---|
| Asking Price | $184,500 | Competitive baseline cost for 73.55 contiguous acres |
| Price per Acre | ~$2,509 / acre | Highly attractive rate for utility-equipped timberland |
| Annual Taxes | $790 / year | Ultra-low annual holding cost (~$65.83 per month) |
| HOA Fees | $0 / Month | No ongoing subdivision dues or community fees |
| Utility Perks | Free Gas Rights | Saves thousands annually on winter heating costs |
At ~$2,509 per acre, the asking price effectively values the property at raw land rates while giving the buyer thousands of dollars in pre-installed utility infrastructure, free heating gas, an AS-IS shelter cabin, and standing oak timber.
Comprehensive Pros vs. Cons Analysis
Key Advantages
- Free Natural Gas: Provides zero-cost energy for heating and cooking.
- Low Annual Taxes: Extremely low holding costs at just $790 per year.
- Marketable Hardwood Timber: Features stands of mature white and red oaks ready for potential harvesting.
- On-Site Infrastructure: Equipped with electric access, water, septic, and a gravel driveway base.
- Internal Trail Network: Pre-cleared trail system allows easy vehicle and foot access across all 73.55 acres.
- Water Features & Views: Includes an on-site stream/creek and panoramic valley views.
- Unrestricted Freedom: No HOA rules or restrictive covenants.
Critical Considerations
- AS-IS Cabin Condition: The existing cabin is strictly sold AS-IS and primarily serves as a temporary shelter or reclamation project requiring work.
- Mountainous Terrain: Topography is typical of West Virginia mountain land, requiring proper 4WD vehicles or ATVs for off-trail navigation.
- Secluded Location: Remote setting requires a short drive to reach major town amenities and grocery stores.
Final Verdict: Is Elderberry Rd Worth Buying?
This Coxs Mills property is an exceptional purchase for hunters, land flippers, timber investors, and privacy-focused buyers.
Getting 73.55 acres for $184,500 (~$2,509/acre) with standing oak timber, connected electric, private water/septic, an internal trail network, and free natural gas offers incredible value in today’s real estate market.
While the cabin requires renovation or replacement, the underlying land quality, utility hookups, and low $790/year tax burden make this West Virginia mountain retreat an outstanding long-term land investment.
Listed on Zillow
