Executive Summary & Property Snapshot
Finding continuous acreage that bridges the gap between wild, natural recreation and urban access is an exceptional rarity in modern land investing. Located at 0 Veterans Dr S, Huntingdon, TN 38344, this 27.5-acre tract enters the West Tennessee real estate market at a competitive asking price of $74,250—translating to roughly $2,700 per acre.
Sited within the city limits of Huntingdon in Carroll County, this parcel pairs the natural beauty of mature mixed timber and year-round live water with instant access to municipal power and public water. Flanked by rich agricultural fields and boasting an extensive, documented trail-camera history for trophy Whitetail Deer and Wild Turkey, the property presents a compelling investment for bowhunters, land-bankers, outdoor retreat developers, and conservation-minded buyers seeking a low-tax, turn-key natural asset.
Core Property Specifications & Listing Metrics
Analyzing the underlying physical and financial dimensions of this Huntingdon property highlights its strong entry-level investment metrics.
- Property Address: 0 Veterans Dr S, Huntingdon, TN 38344
- County: Carroll County
- Parcel ID: 084029.00
- Listing Price: $74,250
- Total Acreage: 27.5 Acres ±
- Price Per Acre: ~$2,700 / acre
- Property Classification: Unimproved Land / Agricultural / Recreational Hunting Tract
- Zoning Designation: Ag (Agriculture)
- Annual Property Taxes: $385 / Year
- Date on Market: 8/21/2026
- HOA / POA Fees: $0 / Month (Unrestricted Agricultural Use)
- Water Features: Brier Creek (Year-Round Flowing Stream)
- Topography Profile: Level to Low-Lying Bottomland & Drainage Basins
- Road Surface & Frontage: Direct Paved Frontage along Veterans Drive South
- Utilities On-Site / Available: Electricity Connected On-Site; Municipal Public Water Available
Infrastructure, Utility Access, and Development Feasibility
The primary financial risk when purchasing rural land is the capital needed to run utilities or secure legal access. This tract eliminates those barrier costs entirely due to its position along a major paved corridor within the city limits.
Utility Matrix & Municipal Connections
- Electrical Infrastructure: Grid electricity is already connected directly to the property. Landowners avoid the heavy expense of pole-setting fees or solar setups, enabling immediate site use for camper hookups, hunting cabins, or utility sheds.
- Public Water Availability: Municipal water service runs directly along the frontage of Veterans Drive South. This removes the hydrological uncertainty and high capital cost ($8,000–$18,000+) of drilling private water wells.
- Road Infrastructure & Legal Access: Fronting Veterans Drive South, the land offers paved, state-maintained access. Buyers do not have to worry about dirt easements, right-of-way disputes, or road maintenance agreements.
- Wastewater Planning: Developing permanent residential structures will require a private septic system installation. Given the low-lying topography near Brier Creek, completing an engineering soil percolation test is essential to establish suitable elevated drain-field zones.
Low Holding Costs & Tax Advantages
Carrying costs are a critical consideration for land-banking strategies. With annual property taxes sitting at just $385 per year, holding this 27.5-acre footprint imposes virtually zero financial strain. Landowners can easily hold the asset for long-term appreciation or timber growth without facing high annual overhead.
Hydrology, Timber Quality, and Topographic Profile
A land tract’s long-term utility is defined by its natural water features, tree canopy composition, and terrain contours.
Hydrological Value: The Brier Creek Corridor
Brier Creek flows continuously through the parcel, serving as a permanent water resource for resident wildlife and aquatic habitat.
- Wildlife Hydrology: Year-round water attracts game animals from miles away, particularly during dry late-summer and early-autumn months.
- Drainage Basins & Micro-Habitats: The stream creates natural creek bottoms and low-lying wetland zones that harbor rich soils, thick cover, and optimal roosting spots for wild turkeys.
- Aesthetic Appeal: Running water adds significant natural beauty and acoustic privacy, establishing an ideal backdrop for primitive campsites or personal retreat structures.
Timber Inventory & Canopy Cover
The parcel features dense, mixed-hardwood and softwood timber cover:
- Hardwood Mast Producers: Mature Oaks (White and Red varieties) and Hickory trees supply seasonal acorn crops—a crucial protein source for Whitetail Deer before winter.
- Cover & Sanctuary: Dense interior woods provide bedding areas and travel corridors, allowing game to feel secure even while remaining inside city boundaries.
- Selective Timber Income: While primarily recreational, the standing timber represents a secondary reserve of capital that can be managed or selectively thinned to offset future development costs.
Topography & Ground Structure
The land features a generally level-to-low elevation profile. This gentle relief makes moving through the woods easy and simplifies trail cutting, but requires smart planning when choosing building pads to ensure structures sit safely above seasonal water runoff areas.
Wildlife Habitat & Proven Hunting Performance
Unlike raw parcels with unverified game activity, 0 Veterans Dr S offers a documented history of wildlife activity, supported by trail-camera records.
The Edge Effect: Agricultural Synergy
The property’s location creates a textbook natural funnel for wildlife:
- Food Source Integration: The acreage is flanked by expansive agricultural row-crop fields (corn and soybeans). These neighbor crops act as a free, high-calorie feeding ground for local game.
- Bedding & Water Sanctuary: While neighboring fields supply food, this 27.5-acre timbered tract—combined with Brier Creek—provides the essential bedding cover, thermal protection, and drinking water game animals require.
- Natural Bottlenecks: The shape of the timber along Brier Creek forces deer to travel along predictable pinch points, giving bowhunters and land managers ideal locations for tree stands and blinds.
Game Species Breakdown
- Whitetail Deer: Proven habitat for mature bucks and healthy doe herds leveraging the timber-to-agriculture edge.
- Wild Turkey: High-density turkey populations utilize the creek bottoms for roosting and the neighboring field edges for spring strutting.
- Small Game & Waterfowl: Abundant habitat for squirrel, rabbit, and seasonal waterfowl visiting Brier Creek.
Strategic Land-Use & Investment Models
The property’s Agricultural (Ag) zoning inside the Huntingdon city limits grants flexible land-use options for both private recreational users and forward-thinking investors.
Strategy 1: Private In-Town Hunting Sanctuary
Construct a private recreational hunting retreat with zero commute time. Hunters can finish their workdays in town, drive five minutes down Veterans Drive, and be in a tree stand before dusk. Connected electricity allows for an RV pad or hunting cabin base camp.
Strategy 2: Off-Grid Weekend Retreat & Glamping Site
Utilize the live water of Brier Creek and the mixed-timber canopy to set up off-grid glamping sites, A-frame cabins, or primitive camping pads. The combination of secluded wilderness aesthetics with nearby town conveniences appeals directly to eco-tourists and weekend travelers.
Strategy 3: Strategic Land Banking
Acquire the land at ~$2,700/acre and hold it with negligible carrying costs ($385/year tax bill). As municipal boundaries and infrastructure expand outward along Veterans Drive South, the strategic value of paved, utility-connected acreage inside city limits continues to grow.
Strategy 4: Agricultural & Timber Stewardship
Utilize the Ag zoning for timber stand improvement (TSI), small-scale homestead farming on elevated sections, or lease the recreational rights to local hunters to generate passive annual income.
Regional Location, City Connectivity, and Supply Chains
While the interior of the 27.5 acres feels secluded, its location within the Huntingdon city limits keeps essential modern amenities just minutes away.
Local & Regional Drive Times
- Downtown Huntingdon: 3 to 5 minutes (Carroll County Courthouse, local dining, banking, grocery stores, and schools).
- Dixie Carter Performing Arts Center: 5 minutes (Local cultural landmark and community hub).
- Carroll County Thousand Acre Recreational Lake: 10 to 15 minutes (Regional boating, fishing, and water sports destination).
- Jackson, TN: ~35 to 40 minutes (Major regional economic center with hospitals, big-box retail, and university campuses).
- Nashville, TN: ~1 Hour 45 Minutes (Direct access via I-40 for weekend travelers coming from the state capital).
Financial Comparative Valuation & Market Benchmarks
Measuring 0 Veterans Dr S against broader West Tennessee and Carroll County real estate metrics underlines its attractive value proposition.
| Land Metric / Feature | 0 Veterans Dr S | Regional Market Average | Market Valuation & Context Assessment |
| Total Asking Price | $74,250 | $95,000 – $130,000 | Priced aggressively low for utility-connected acreage |
| Price Per Acre | ~$2,700 / Acre | $3,800 – $5,500 / Acre | ~30% to 45% below median per-acre costs in Carroll County |
| Parcel Size | 27.5 Acres ± | 10 – 20 Acres (Common) | Ideal mid-sized recreational footprint |
| Annual Tax Burden | $385 / Year | $600 – $1,200 / Year | Exceptionally low holding costs for land banking |
| Utility Readiness | Electric On-Site, Water at Road | Unserviced / Raw Land | Saves $10,000–$25,000+ in upfront site development |
| Road Frontage Grade | Paved (Veterans Dr S) | Gravel / Dirt Easements | Superior year-round accessibility inside city limits |
| Live Water Assets | Brier Creek (Year-Round) | Seasonal Runoff / Dry | High-value natural feature for wildlife retention |
| Zoning Constraints | Ag (Agricultural) | Unrestricted / Light Ag | Flexible usage for hunting, timber, and rural builds |
Comprehensive Pros vs. Cons Analysis
Pros (Key Value Drivers)
- Sub-$3,000 Per Acre Value: Offered at ~$2,700/acre inside city limits, delivering immediate value equity.
- Turn-Key Utilities: Grid power connected on-site and municipal public water along the paved road frontage.
- Live Water Feature: Brier Creek flows year-round, securing constant wildlife activity and natural scenery.
- Documented Game Populations: Proven trail-camera history for Whitetail Deer and Wild Turkey, backed by neighboring crop fields.
- In-Town Convenience: Situated minutes from local schools, dining, medical care, and shopping in Huntingdon.
- Ultra-Low Holding Expense: Annual property taxes are just $385/year.
- Paved Highway Frontage: Direct entry off Veterans Drive South eliminates all legal access or easement concerns.
Cons (Factors to Consider)
- Low-Lying Topography: Portions of the land near Brier Creek sit low; home site planning requires elevated pad selection and careful site grading.
- Septic Requirement: Requires private septic engineering and soil testing for permanent residential building approval.
- City Limits Jurisdiction: Being within city limits means development must comply with Huntingdon’s agricultural municipal ordinances (e.g., local hunting safety distances).
Final Verdict & Investment Takeaway
0 Veterans Dr S, Huntingdon, TN 38344 represents a uniquely accessible recreational real estate opportunity in West Tennessee. At $74,250 for 27.5 acres, it combines the core elements land buyers seek: a flowing year-round creek, rich timber cover, active utility connections, paved road access, and proven wildlife performance.
Whether you are looking for an ultra-convenient personal hunting tract, an affordable weekend camping retreat, or a low-cost land-banking asset inside a growing county seat, this Carroll County parcel delivers exceptional long-term utility and natural value.
Please Note: While zoned Agricultural, buyers are encouraged to verify local Huntingdon city municipal ordinances regarding specific hunting safety buffer zones and septic permit requirements prior to construction.
Listed on Zillow
