790 McSwain Branch Road, Irvine, KY 40336 (MLS# 26007272)

790 McSwain Branch Road, Irvine, KY 40336

$4,250,000

Virtual Tour

https://listings.bluegrassrealestatemedia.com/video/a9EY27RhUDoGTn1HTKOd7Vp63ir6L9iUcgR6xh7xBj8

Property Type: Residential Bedrooms: 13 Baths: 12 Square Footage: 9,721 Lot Size (sq. ft.): 12,632,400 Status: Active

Current Price: $4,250,000 List Date: 4/21/2026 Last Modified: 5/05/2026

Overview

Description

Snug Hollow Farm & Retreat is a rare 290-acre contiguous estate nestled within the Red Lick Valley — a private Appalachian hollow just one hour from Lexington. At the heart of the property lies a thoughtfully designed B&B hospitality compound featuring six cabins totaling nearly 10,000 square feet of fully operational, furnished living space accommodating up to 50 guests nightly. Each cabin is supported by independent infrastructure, including private cisterns, UV-filtered water systems, individual septic systems, and natural gas service. The main farmhouse offers approximately 3,500 SF with two full kitchens, owner's quarters, and three additional rental spaces. The newest structure — a 2,500 SF dual-residence retreat center named Heart of the Holler, completed in 2025 — connects to over 800 SF of covered porches and anchors the property's growing group retreat capacity. What truly distinguishes Snug Hollow is its reputation. Celebrated in National Geographic Traveler and Sout ... (Read more) Snug Hollow Farm & Retreat is a rare 290-acre contiguous estate nestled within the Red Lick Valley — a private Appalachian hollow just one hour from Lexington. At the heart of the property lies a thoughtfully designed B&B hospitality compound featuring six cabins totaling nearly 10,000 square feet of fully operational, furnished living space accommodating up to 50 guests nightly. Each cabin is supported by independent infrastructure, including private cisterns, UV-filtered water systems, individual septic systems, and natural gas service. The main farmhouse offers approximately 3,500 SF with two full kitchens, owner's quarters, and three additional rental spaces. The newest structure — a 2,500 SF dual-residence retreat center named Heart of the Holler, completed in 2025 — connects to over 800 SF of covered porches and anchors the property's growing group retreat capacity. What truly distinguishes Snug Hollow is its reputation. Celebrated in National Geographic Traveler and Southern Living and consistently top-rated by guests, the estate has cultivated a loyal following with a strong, proven record of hospitality income. The land itself is a masterpiece of biodiverse Appalachian terrain with newly improved access roads, over 4 miles of established trails winding through old-growth forest, wildflower meadows, and wildlife habitats. A spring-fed pond, onsite water systems, a handcrafted walking labyrinth, and an abundance of native flora and pollinators — including over 80 species of birds — elevate this estate into a true conservation asset and a place of genuine spiritual resonance for guests. The property has demonstrated helicopter accessibility, with guests having flown in and landed in the open field — presenting a natural opportunity for helipad development and an exceptional draw for high-end clientele. With no zoning restrictions and extensive infrastructure already in place, the property is equally suited for a private family compound, wedding destination, wellness retreat, boutique hospitality operation, or thoughtfully phased mixed-use development. Additionally all mineral rights convey and the property is Opportunity Zone fund eligible, making it eligible for investment through a Qualified Opportunity Fund. Protected by its scale, defined by its reputation, and enriched by its ecological and experiential depth, Snug Hollow Farm & Retreat is a once-in-a-generation opportunity to steward a truly irreplaceable piece of Kentucky landscape — where luxury is measured not in amenities alone, but in experience, privacy, and legacy. Sold completely furnished with immediate revenue in place.

Listing Details MLS# 26007272

Listing Information

Comp Sale YN: No
Property Sub Type: Single Family Residence

Status Change Information

Status Change Timestamp: 2026-04-07

Address

County: Estill
Street Number: 790
Street Name: McSwain Branch
Street Suffix: Road
State: KY
Zip Code: 40336
Directions: From I-75 take Exit 90 (Richmond/Irvine). Follow KY-52 East toward Irvine (~18 miles). In Irvine, turn right onto Wisemantown Rd (by McDonald's). Go ~1 mile, then turn left onto Red Lick Rd (KY-3328). Continue ~7 miles, then turn right onto McSwain Branch Rd. Property is at the end of the road.
Parcel Number: 032-00-00-022.00

Contract

Original List Price: 4250000
Start Showing Date: 2026-04-07
Listing Contract Date: 2026-04-21
Listing Agreement: Exclusive Right To Sell
Occupant Type: Occupied
Office Exclusive YN: No
List Price/SqFt: 437.2

Tax Legal

MLS Area Major: 020 - Estill County
Subdivision Name: Rural
High School District: Estill County - 20

Interior

Bedrooms Total: 13
Bathrooms Total: 12
Bathrooms Full: 11
Bathrooms Half: Yes
Above Grade Finished Area: 9721
Below Grade Unfinished Area: 1536
Living Area: 9721
Living Area Source: Appraiser
Basement YN: Yes
Fireplace YN: Yes
Fireplaces Total: 6
Below Grade Finished Area: 0
Above Grade Unfinished Area: 0

More Information

Parking Information

Garage YN: No
Carport YN: Yes
Carport Spaces: Yes

Building

Year Built: 1999
Accessibility Features YN: No

Lot

Lot Size Source: Appraiser
Lot Size Acres: 290
Lot Size Square Feet: 12632400
Pool Private YN: No
View YN: Yes
Waterfront YN: No
Water Body Access YN: No
Horse YN: Yes

Utilities

Cooling YN: Yes
Heating YN: Yes
Electricity Available: Yes
Propane: Yes
Water Available: Yes

Remarks

Public Remarks: Snug Hollow Farm & Retreat is a rare 290-acre contiguous estate nestled within the Red Lick Valley — a private Appalachian hollow just one hour from Lexington. At the heart of the property lies a thoughtfully designed B&B hospitality compound featuring six cabins totaling nearly 10,000 square feet of fully operational, furnished living space accommodating up to 50 guests nightly. Each cabin is supported by independent infrastructure, including private cisterns, UV-filtered water systems, individual septic systems, and natural gas service. The main farmhouse offers approximately 3,500 SF with two full kitchens, owner's quarters, and three additional rental spaces. The newest structure — a 2,500 SF dual-residence retreat center named Heart of the Holler, completed in 2025 — connects to over 800 SF of covered porches and anchors the property's growing group retreat capacity. What truly distinguishes Snug Hollow is its reputation. Celebrated in National Geographic Traveler and Southern Living and consistently top-rated by guests, the estate has cultivated a loyal following with a strong, proven record of hospitality income. The land itself is a masterpiece of biodiverse Appalachian terrain with newly improved access roads, over 4 miles of established trails winding through old-growth forest, wildflower meadows, and wildlife habitats. A spring-fed pond, onsite water systems, a handcrafted walking labyrinth, and an abundance of native flora and pollinators — including over 80 species of birds — elevate this estate into a true conservation asset and a place of genuine spiritual resonance for guests. The property has demonstrated helicopter accessibility, with guests having flown in and landed in the open field — presenting a natural opportunity for helipad development and an exceptional draw for high-end clientele. With no zoning restrictions and extensive infrastructure already in place, the property is equally suited for a private family compound, wedding destination, wellness retreat, boutique hospitality operation, or thoughtfully phased mixed-use development. Additionally all mineral rights convey and the property is Opportunity Zone fund eligible, making it eligible for investment through a Qualified Opportunity Fund. Protected by its scale, defined by its reputation, and enriched by its ecological and experiential depth, Snug Hollow Farm & Retreat is a once-in-a-generation opportunity to steward a truly irreplaceable piece of Kentucky landscape — where luxury is measured not in amenities alone, but in experience, privacy, and legacy. Sold completely furnished with immediate revenue in place.

Amenity Fee Details

Amenity Fee YN: No

Room Types

Kitchen Level: Lower
Primary Bedroom Level: First
Kitchen: Yes
Primary Bedroom: Yes

Currently Not Used

List Price/Acre: 14655.17

Tax & Legal

Elementary School: Estill Springs
Middle Or Junior School: Estill Co
High School: Estill Co
Tax Rate: 1.054

Association/Community

Association YN: No

Appliances

Dishwasher: Yes
Dryer: Yes
Gas Range: Yes
Microwave: Yes
Range: Yes
Refrigerator: Yes
Washer: Yes

Attic Features

Access Only: Yes

Construction Materials

Log: Yes
Wood Siding: Yes

Cooling

Electric: Yes
Window Unit(s): Yes

Exterior Features

Fire Pit: Yes

Fireplace Features

Den: Yes
Family Room: Yes
Free Standing: Yes
Gas Log: Yes
Great Room: Yes
Kitchen: Yes
Living Room: Yes
Wood Burning: Yes

Flooring

Ceramic Tile: Yes
Hardwood: Yes
Luxury Vinyl: Yes

Foundation Details

Block: Yes

Heating

Electric: Yes
Propane: Yes
Wood: Yes

Horse Amenities

Pasture: Yes
Riding Trail: Yes

Interior Features

Primary First Floor: Yes
Soaking Tub: Yes

Laundry Features

Electric Dryer Hookup: Yes
Lower Level: Yes
Washer Hookup: Yes

Levels

Two: Yes

Lot Features

Many Trees: Yes
Secluded: Yes
Wooded: Yes

Other Structures

Guest House: Yes

Parking Features

Attached Carport: Yes

Patio And Porch Details

Covered Porch: Yes
Front Porch: Yes
Rear Porch: Yes
Screened Porch: Yes
Side Porch: Yes

Patio And Porch Features

Porch: Yes

Possession

Close Of Escrow: Yes

Roof

Shingle: Yes

Sewer

Septic Tank: Yes

Structure Type

Cabin: Yes

View

Farm: Yes
Mountain(s): Yes
Rural: Yes
Trees/Woods: Yes

Water Heater

Electric: Yes

Water Source

Cistern: Yes

Showing Requirements

Listing Agent Must Accompany: Yes
No Sign: Yes
Showing Service: Yes

Property Features

Utilities: Electricity Available; Propane; Water Available; Electricity Available; Propane; Water Available Appliances: Dishwasher; Dryer; Gas Range; Microwave; Range; Refrigerator; Washer Attic Features: Access Only Construction Materials: Log; Wood Siding Cooling: Electric; Window Unit(s) Exterior Features: Fire Pit Fireplace Features: Den; Family Room; Free Standing; Gas Log; Great Room; Kitchen; Living Room; Wood Burning Flooring: Ceramic Tile; Hardwood; Luxury Vinyl Foundation Details: Block Heating: Electric; Propane; Wood Horse Amenities: Pasture; Riding Trail Interior Features: Primary First Floor; Soaking Tub Laundry Features: Electric Dryer Hookup; Lower Level; Washer Hookup Levels: Two Lot Features: Many Trees; Secluded; Wooded Other Structures: Guest House Parking Features: Attached Carport Patio And Porch Details: Covered Porch; Front Porch; Rear Porch; Screened Porch; Side Porch Patio And Porch Features: Porch Possession: Close Of Escrow Roof: Shingle Sewer: Septic Tank Structure Type: Cabin View: Farm; Mountain(s); Rural; Trees/Woods Water Heater: Electric Water Source: Cistern Showing Requirements: Listing Agent Must Accompany; No Sign; Showing Service Room Types: Kitchen; Primary Bedroom

Room Information

Room Name	Level
Primary Bedroom	First
Kitchen	First
Kitchen	Lower

Documents

Sellers Disclosure Of Property Condition ›

Sellers Disclosure : Farm ›

Sellers Disclosure : Cabin By the Creek ›

Sellers Disclosure : Cottage with a View ›

Sellers Disclosure : Wildwood Studio ›

Sellers Disclosure : Cozy Cabin ›

Sellers Disclosure : Heart of the Holler ›

Listing Office: Berkshire Hathaway de Movellan Properties

Last Updated: May - 05 - 2026

Information deemed reliable but not guaranteed.