Self-Sustaining Homestead With Field And Hilltop View Near Proctor

Description

This property features some of the nicest land you will find anywhere in the state. With over 42 acres of hilltop pasture split uniformly along three ridges, the layout is ideal for managing wildlife for hunting and/or farming. The property itself has a circular shape with excellent access into the property and throughout. It features a 3 bedroom, 1 bathroom farmhouse that has been kept in excellent shape. In addition, there is an (approximately) 1800 sq ft four-bay garage that is essentially brand new and an old milk house barn. Through the electric gate at the entrance, a long (almost 3,000’) blacktop private driveway provides excellent road access to the house on a secluded hilltop on the north end of the property. The house, garage, and barn offer a lot of value, but the land is what makes this property truly remarkable. Land like this does not come on the market very often.

The county roads that branch off route 2 going up to this property at the top of the ridge (approximately 11 minutes / 4.3 miles) are long, winding, and steep but are paved and are well-maintained by the county. It is in a rural country setting yet only 28 minutes from New Martinsville and 37 minutes from Wheeling. The property has not had cattle or livestock in several years but the neighbor has bailed hay in recent years. The 3-bedroom, 1 bathroom house (approximately 2000 sq ft) is the original farmhouse that was built in the 1800s. It would serve well as a small permanent residence, retirement home, guest house, hunting camp, or foreman’s house. It has city water, a water well, septic system, propane heating, central air conditioning, satellite internet, and satellite TV. A backup generator is included to provide power in the event of a power outage. It was remodeled twice by the current owners over the span of forty years. The kitchen was remodeled four years ago and is in excellent shape. Although everything has been well-kept and maintained, the rest of the interior (excluding the kitchen and bathroom) could use an aesthetic update. It features older carpet, low drop ceilings, and a steep set of stairs that lead to the two bedrooms upstairs. The two bedrooms upstairs are decent sized and one has a walk-in closet, but the bedroom downstairs is small. It has a walk-in mudroom that also serves as a laundry room at the entrance, a porch, and a detached garage/workshop. Although not fancy, it is a charming little farmhouse and has everything one needs to live comfortably. The detached two-car garage was built around 1993. It has a wood burning stove and serves as both a garage and workshop. The four-bay garage was built very recently and is used for equipment, vehicle, and tractor storage in addition to extra workspace. It is not heated but does feature a bathroom. The old milking barn on the property is usable, but not in good shape and is just used for raw material storage. It could be either kept as-is for livestock, torn down, or renovated.

There are two ponds on the property. One is below the house and the second is on the southern end. They were used previously for watering livestock. The property was selectively timbered approximately 15 years ago. There is some timber value scattered through-out the property, but a timber cruise has not been performed. The timber composition of this property is primarily hardwoods with an occasional small stand of softwoods/pines. The property was undermined by a coal company approximately 40 years ago, but there has not been any known resulting damage to the property since. There is a gas line right-of-way that crosses through the southern end of the property and has little effect on the functionality or value of the land. The city water line runs in from Rines Ridge Road down one of the old pasture fields. There is a small slip in one of the fields where the water line runs.

There is tremendous hunting potential on this property with endless opportunities for wildlife management. It has all the features required to grow and manage trophy whitetails. The white, red and black oaks provide natural mast production, the streams, springs and ponds are substantial water sources, and the forested ravines provide sanctuary. The layout would accommodate a significant number of hunters with plenty of space in between locations. The surrounding topography supports high deer densities and would minimize surrounding pressure. There are endless fields that could either be food plotted or utilized for CRP or switchgrass sanctuary cover.

The property is located in between Moundsville and New Martinsville and is less than thirty minutes to a Walmart. The nearby area features Sunfish Creek State Forest in Ohio, easy access to the Ohio River, Lewis Wetzel Park, and Wayne National Forest. Mineral rights are not included in the sale. If you are interested in this great hunting property, give the listing agent a call.

Property Details

  • Mineral rights not included
  • Taxes are approximately $200 per year; it is probable that these taxes could be higher for a new owner following the sale, reassessment, or re-classification of the property
  • Water sources include city water, water well, numerous springs, Long Run Stream, two ponds
  • Utilities available include city water, electric, satellite internet, satellite tv, propane heating, septic
  • Directions: from Moundsville head south on WV-2 for 11.9 miles, turn left onto Woodland and Graysville and continue for 1 mile, turn right onto Rines Ridge Road and continue for 3.4 miles, turn right onto 3303 Rines Ridge Road (Kramar Lane)
  • 24 minutes from Moundsville
  • 28 minutes from New Martinsville
  • 37 minutes from Wheeling
  • 1 hour and 29 minutes to Parkersburg
  • 1 hour and 43 minutes to Pittsburgh, PA
  • 1 hour and 52 minutes to Morgantown
  • Nearest Walmart: 28 minutes
  • Large, contiguous acreage
  • Uniform shape
  • Over 42 acres of field
  • Strong quality management potential
  • Private, gated entrance
  • Private blacktop driveway
  • 3 bedroom, 1 bathroom farmhouse in good shape
  • New 4-bay garage
  • Detached 2-car garage
  • Barn
  • 2 ponds
  • City water, electric, satellite internet/TV
  • Diverse habitat: timber, fields, streams, springs, brush
  • Mast-producing timber

3303 Rines Ridge Road
Proctor, West Virginia 26055