$225,000 / 1300000ft2 - 30 Wooded Acres (Hawkins Co, northeast TN)

30 WOODED ACRES OF TENNESSEE, $225,000, LOCATED IN BULLS GAP ALONG THE NORTHWEST SIDE OF COATES ROAD, HAWKINS COUNTY IN NORTH EASTERN TENNESSEE, JUST A FEW HOURS FROM THE SMOKIES. For your consideration, an opportunity to escape the high rents, property taxes, noise and light pollution, hurricanes, tornadoes, floods, HOAs and personal income taxes. Originally part of a dairy farm, IMPORTANT NOTE, photos show the land as it was 40 years ago when I purchased it. Approximately 80% was pasture; the small red cedars and pines you see in the fields are now 40 feet high. The remaining 20% is still assorted hardwoods, some now standing at 80 feet or more. Low point elevation is 1240, high point is 1400 feet. There is a slight valley in the lower portion that could be dammed to create a large pond. All the surrounding properties are farm, forest or pasture, no commercial. There is a right of way on the adjacent property along the north eastern side that prohibits construction of any type along that neighbor’s fence line. The north western boundary runs along the high point of a steep forested ridge, which is to say it would be impossible for anyone to build there; that boundary is defined by a registered survey of the adjacent property. The south eastern boundary is about 1600 feet of frontage along Coates road which dead ends at the neighbors property line so there is very little traffic. The south western boundary adjoins me and has a gentle slope upward to what I would consider the best building site at the properties high point, being relatively level about 100 wide and several hundred feet long as it slopes back to Coates Road. That line is defined by 30, 3 foot iron stakes positioned in a straight line of sight from Coats Road to the northwestern property line. I mention this because there has never been any recorded survey of my property which lenders may frown upon, though I do have title insurance on the entire 164 acres. There is electrical and high speed fiber optical Internet along Coats Road, but no public gas or water. I heat with wood, most use electric. The view from the high point is out over the rolling hills, but it is now blocked by the trees that have grown in the former adjacent pasture, see pictures. General information for those outside the state. My real-estate tax for the entire 164 acres was $614 for the year 2023. No state income tax, but sales tax is over 9%. Average annual rain fall is 45 inches, annual snow fall 10 inches, most of which is usually gone within two to three days. Local residents include deer, turkey, raccoons, possums, stinkers, gophers, fox, rabbits and lots of squirrels. They say there are bears too, but I’ve never seen one in 40 years, have seen two bobcats late at night though! Fiber optical Internet is $49/month, current residential electric rate is 21.6 cents per KWh. Average winter temp, high 50, low 28, average summer high 76, nights are generally 15-20 degrees cooler. The sleepy town of Rogersville, about 7 miles east is the seat of Hawkins County. I think there are six red lights including the one at the Walmart. The town includes the Hawkins Co. Memorial hospital, a VA outpatient facility, a nice library, a senior citizens center and a co-op Art Gallery for those who lean toward the creative and wish to display their talents. Morristown, which hosts Walter State Community Collage is about 17 miles west and is near access to the Tennessee Valley Authority’s lakes. Knoxville, the state’s third largest city, is about 50 miles further west and has eleven colleges and technical schools including The University of Tennessee. Kingsport is 35 miles east up near the Virginia border close to Bristol and the speedway. In general it’s very quiet around here and pitch black at night; you can actually see the stars. Soon after dark the orchestra tunes up; the frogs, toads, katydids, locust, and crickets all harmonize together especially after it rains because those little green rascals are always hot to trot and from mid June to mid July the course is highlighted by thousands of fire flies. I pretend to be a writer, so I love it here because it’s isolated just enough. I might consider carrying the note for 5 years with 30% down which would eliminate the loan origination fee, the appraisal fee and most of the closing costs, but it would require a trust deed as collateral. Gary Person, no cell, I can NOT get text.