210 Acres in Big Sandy, TN - $3,975,000

Majestic hardwood trees line the ridges and change from a beautiful green in the summer to gorgeous vibrant colors in the early to mid-Fall. Miles of strategically carved-out trails allow access to every corner of the property allowing full use and enjoyment for hiking, hunting, horseback riding, cruising in your atv’s, or land development

The property is currently zoned for multi-use residential and commercial. This zoning classification allows for private estate use or a variety of development possibilities including a high-end recreational resort

The property borders hundreds of additional wooded acres owned by the Tennessee Valley Authority making this property extra private and exclusive

Several mate for life pairs of bald eagles and osprey make this Kentucky Lake area their permanent residence

Keep the privacy and tranquility of this legacy property all to yourself, develop it into a premier year-round recreational resort, or thoughtfully split the property up and do both

See the Highest and Best Use analysis report that outlines the development potential of this incredible waterfront property. Go to the Resources page on this listing and print off the pdf or contact Pat Doyle directly to learn more

Improvements

Existing Features:

Multiple building sites with existing electric, water and septic with substantial expansion ability

Miles of thoughtfully carved-out trails allow access to every corner of the property allowing full-use and enjoyment for hiking, hunting, horseback riding, cruising in your atv’s, or development

2 acre pond

Covered boat dock, and paved boat launch

3 deep water wells with pumps located within enclosed structures

Existing underground electric

Access and usage of a beautiful island located in the private bay off the shoreline of the property

Harbor rights to expand the existing marina

Note: The two chalets seen in the photos and video have been demolished and removed. See the last photo

Recreation

Enjoy this beautiful Kentucky Lake recreational property year-round. The vastness and diversity of this incredible water wonderland creates plenty of space for recreational boaters and anglers. Fisherman generally target the healthy population of largemouth bass, crappie and bluegill during the Spring and Fall. It should be noted that Kentucky Lake is a nationally renowned largemouth bass fishery

Summertime is primetime for boating, kayaking, paddle-boarding plus enjoying all the water sports on Kentucky Lake. The protected waterfront cove along the property is known as Bass Bay and it offers a protected area of the lake for smoother water and minimal boat traffic

As the nights turn cooler and the leaves begin to change from green to many vibrant colors, Fall in Tennessee is a heavy favorite boasting comfortable daytime temperatures in the 70’s and 80’s plus cool comfortable nights in the 50’s. This area has a robust population of whitetail deer, turkey and waterfowl that call this wildlife sanctuary home. Mature and very majestic hardwood trees line the ridges and turn bright beautiful colors in the early to mid-Fall

Miles of strategically carved out trails allow access to every corner of the property allowing full use and enjoyment for outdoor recreation

General Operations

Development Opportunity:

A Highest and Best Use Analysis study was conducted by MCG Hospitality Development in collaboration with the Outdoor Design Group. The study was completed on June 4, 2024 and the findings provide a treasure trove of due diligence and Highest and Best Use analysis for the developer / investor minded buyer. See the Resources page of this listing to download the pdf or contact Pat Doyle for additional details

The potential development of the property focused on these elements:

Land and Environmental Conditions

Regulatory/Legal Permissibility and Public Perception

Financial Feasibility

Maximum Profitability Analysis

The scope of work to conduct the analysis included:

Site Visit

Market Analysis, Economic Model and Competition

Financial Analysis

Highest and Best Use Analysis Report

With all factors considered, the area demand indicates the need for a high-end resort offering. This new development will stand alone in this immediate area with waterfront property, new modern accommodations options and amenities. The concept for the 28 acre peninsula portion includes a clubhouse and pool area, marina, boat launch, and amenity area, with surrounding short-term rental cabins and glamping units. The 183 acre portion of the property can be developed into separate areas for vacation cabin sales and rentals, plus premium pad sites and facilities for RV’s

See Density Sketches providing visual uses, along with a pdf of the entire Highest and Best Use analysis report under the Resources tab or contact Pat Doyle for additional details

Region & Climate

The Big Sandy, Tennessee area experiences 4 distinct seasons of weather. Springtime green-up is beautiful with comfortable daytime temperatures in the 60’s and 70’s. Summertime highs range from the mid 80’s to low 90’s making it ideal for water sports. Fall colors are gorgeous and temperatures are generally in the 70’s and 80’s. Winter is moderate by most standards boasting daytime temperatures in the 50’s and nighttime lows in the 40’s with the rare, but seemingly always welcomed light snowfall

Kentucky Lake is a major navigable reservoir along the Tennessee River in the great states of Tennessee and Kentucky. It was created in 1944 by the Tennessee Valley Authority’s impounding of the Tennessee River via the Kentucky Dam for flood control and hydroelectric power. Kentucky Lake and Lake Barkley form the largest body of water between the Great Lakes and the Gulf of Mexico. With over 210,000 acres of water, Kentucky Lake and Lake Barkley provide plenty of room for outdoor recreation. These waters are a world-renowned fresh water fishery

Land Between The Lakes National Recreation Area is a protected peninsula made up of 170,000 acres of woodlands, wetlands and open areas of pure outdoor recreation. Over 300 miles of scenic shoreline with Kentucky Lake running along the west side of LBL and Lake Barkley to the east

Paris Landing State Park is an 841 acre park located on the western shore of Kentucky Lake. The park sits on the widest part of the lake and offers a beautiful and challenging 18-hole public golf course

Location

Big Sandy, Tennessee is a family-friendly, quaint little town located along the shoreline of Kentucky Lake

Big Sandy, TN 10 minutes (Dollar General)

Camden, TN 20 minutes (Walmart Supercenter and pharmacy, Kroger, restaurants)

Paris, TN 30 minutes (Walmart Supercenter, Kroger, Walgreens, CVS, Tractor Supply, restaurants)

Regional Airports 30 minutes

Nashville International Airport 2 hour