A Massive Multi-Stall Barn on 118 Wooded Acres in Catlettsburg
$424,500
Outside Catlettsburg, in Boyd County — 118.56 acres of heavily wooded Kentucky countryside, fully fenced.
This property comes with a massive multi-stall barn with an expansive hay loft, a large barn plus a 2-car attached garage for equipment and storage, and a covered front porch alongside a large back deck for taking in the acreage. 3 bd / 2 ba, 2,433 sq ft, on 118.56 acres.
Listed at $424,500, down $25,000 from its original price. Listing courtesy of Christopher L Hutchinson II, Keller Williams Legacy Group.
Two separate living rooms and two primary bedrooms with direct bathroom access give the layout real flexibility for multigenerational living or guests, and with acreage this size, hunting, hiking, and ATV riding are all immediate options rather than a drive away.
Homestead Potential
Water & Infrastructure
This property runs on public water paired with a septic system, a real convenience given the property's scale — 118 acres of heavily wooded land could easily overwhelm a private well's capacity if animals or irrigation were added at any real scale. Boyd County sits in Kentucky's Appalachian foothills, where groundwater can be inconsistent parcel to parcel, so relying on the public system here removes a genuine variable. The listing doesn't mention a pond, creek, or other natural water feature on the property itself, which is worth confirming directly given the acreage's heavily wooded character often means at least a seasonal drainage or spring somewhere on a parcel this large. Kentucky's flood insurance requirements depend heavily on the specific FEMA zone, so given the property's wooded, presumably hilly terrain, confirming its zone before closing is still a reasonable precaution.
Crop & Income Potential
At 118.56 acres, heavily and partially wooded, this property is scaled for real forestry management, hunting-land use, or a working cattle operation far beyond what most listings in this price range can offer. Boyd County's Appalachian foothill terrain and forest cover support timber and wildlife habitat more naturally than row crops, which tracks with the property's own emphasis on hunting and recreation over farming. The existing multi-stall barn with its hay loft suggests some history of livestock or hay operations already, infrastructure a buyer serious about cattle or horses wouldn't need to build from scratch. Fencing already installed across the property is a real head start for anyone planning to run animals at scale on this much ground.
Sustainability
The multi-stall barn's hay loft and the property's existing fencing are genuine working-farm infrastructure, not aspirational additions, and at 118 acres there's substantial room to expand any operation without running out of land. Multiple garages and storage space mean equipment, vehicles, and supplies all have a place, reducing the pressure to build additional structures right away. There's no mention of solar, a well, or food-production infrastructure beyond the land itself, so a buyer focused on off-grid self-sufficiency would be adding those systems on top of what's already a strong working-land foundation. For scale and existing agricultural infrastructure alone, this property offers more room to build a real operation than almost anything else in its price range.
The Boundaries
At nearly 119 acres, this property's sheer scale makes a current survey a genuine necessity rather than a nice-to-have — boundary lines on wooded acreage this large are easy to lose track of without clear, recent markers. Fencing is already installed across the property, but confirming its condition and exactly which sections it covers relative to the full 118 acres is worth a direct walk-through before assuming the whole perimeter is contained. Boyd County's zoning for rural land this size generally accommodates agricultural, hunting, and recreational use, but confirming any easements crossing the property is worth doing given its scale. Given the acreage stretches well beyond what's visible from the house itself, hiring a local surveyor familiar with the specific terrain is a reasonable investment before finalizing any fencing or development plans.
Beyond the Property Line
Local Flavor & Small-Town Character
Catlettsburg sits at the confluence of the Big Sandy and Ohio Rivers, a historically significant river town and the seat of Boyd County with a genuine 19th-century downtown still standing along the water. Ashland, Kentucky's larger neighboring city, is a short drive away and brings real shopping, dining, and job-market access without sacrificing this property's rural feel. The Huntington, West Virginia metro area, just across the Ohio River, adds another nearby urban center within easy reach. For a property with 118 acres of genuine seclusion, having two real small cities this close by is an unusual and useful combination.
Agricultural Resources & Neighbor Networks
The University of Kentucky Cooperative Extension office for Boyd County supports the area's cattle and forestry operations with land management guidance suited to the region's Appalachian foothill terrain. Eastern Kentucky's agricultural economy leans heavily on cattle, timber, and increasingly hunting-lease income, all uses this property's scale and wooded character support directly. Feed and farm supply is a reasonable drive into Ashland, which serves the broader tri-state area's rural population. Kentucky's Division of Forestry can also provide a forest management plan for a property this heavily wooded, useful for anyone considering selective timber harvest as a long-term income source.
Outdoor Recreation & Natural Surroundings
Hunting, hiking, and ATV riding are all explicitly part of this property's own 118 wooded acres, genuine recreation available without ever leaving home. The Ohio River, forming the county's northern border, offers boating and fishing access a short drive from the property. Eastern Kentucky's Appalachian foothills are known regionally for deer and turkey hunting on both public and private land, a tradition this property's scale fits into directly. Between the property's own acreage and the river nearby, outdoor recreation here is as much a daily reality as an occasional outing.
This is a farmstead property first and foremost — 118 acres, a massive hay-loft barn, and existing fencing add up to real working-land infrastructure at a scale most listings simply don't offer, whatever a buyer eventually decides to run there. The homestead side scores lower only because the property leans on public utilities rather than its own well or growing systems, so a buyer chasing self-sufficiency infrastructure specifically would be building that layer on top of what is otherwise an exceptional amount of usable, already-fenced land.
— Your Pastures & Porches Team
Listed on Zillow
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