790 McSwain Branch Road, Irvine, KY 40336 (MLS# 26008575)

790 McSwain Branch Road, Irvine, KY 40336

$4,250,000

Virtual Tour

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

Property Type: Farm 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 Souther ... (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# 26008575

Listing Information

Comp Sale YN: No
Property Sub Type: Farm

Status Change Information

Status Change Timestamp: 2026-04-21

Address

County: Estill
Street Number: 790
Street Name: McSwain Branch
Street Suffix: Road
State: KY
Zip Code: 40336
Parcel Number: 032-00-00-022.00

Contract

Original List Price: 4250000
Start Showing Date: 2026-04-21
Listing Contract Date: 2026-04-21
Listing Agreement: Exclusive Right To Sell
Occupant Type: Occupied
Office Exclusive YN: No
List Price/Acre: 14655.17
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 Units: Square Feet
Basement YN: Yes
Below Grade Finished Area: 0
Above Grade Unfinished Area: 0

More Information

Parking Information

Garage YN: No

Building

Year Built: 1999

Lot

Lot Size Source: Appraiser
Lot Size Acres: 290
Lot Size Square Feet: 12632400
Conservation Easement YN: No
View 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.

Land Details

Farm With House YN: Yes

Room Types

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

Tax & Legal

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

Architectural Style

Cabin: Yes

Cooling

Electric: Yes
Window Unit(s): Yes

Flooring

Ceramic Tile: Yes
Hardwood: Yes
Luxury Vinyl: Yes

Heating

Electric: Yes
Propane: Yes
Propane Tank Owned: Yes
Wood Stove: Yes

Horse Amenities

Pasture: Yes
Riding Trail: Yes

Interior Features

Primary First Floor: Yes
Soaking Tub: Yes

Levels

Two: Yes

Lot Features

Wooded: Yes

Other Structures

Guest House: Yes

Sewer

Septic Tank: Yes

Structure Type

House: Yes

View

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

Water Source

Cistern: Yes

Current Use

Residential: Yes
Other: Yes

Possible Use

Agricultural: Yes
Cattle: Yes
Commercial: Yes
Horses: Yes
Industrial: Yes
Pasture: Yes
Recreational: Yes
Residential: Yes
Other: Yes

Housing

Guest: Yes
Main: Yes
Manager(s): Yes
Tenant(s): Yes

Possession Auxiliary Dwelling

Close Of Escrow: Yes

Possession Farm Land

Close Of Escrow: Yes

Possession Main House

Close Of Escrow: 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 Architectural Style: Cabin Cooling: Electric; Window Unit(s) Current Use: Residential; Other Flooring: Ceramic Tile; Hardwood; Luxury Vinyl Heating: Electric; Propane; Propane Tank Owned; Wood Stove Horse Amenities: Pasture; Riding Trail Housing: Guest; Main; Manager(s); Tenant(s) Interior Features: Primary First Floor; Soaking Tub Levels: Two Lot Features: Wooded Other Structures: Guest House Possession Auxiliary Dwelling: Close Of Escrow Possession Farm Land: Close Of Escrow Possession Main House: Close Of Escrow Possible Use: Agricultural; Cattle; Commercial; Horses; Industrial; Pasture; Recreational; Residential; Other Sewer: Septic Tank Structure Type: House View: Farm; Mountain(s); Rural; Trees/Woods 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

Documents

Sellers Disclosure : Farm ›

Sellers Disclosure : the Farmhouse ›

Sellers Disclosure : Heart of the Holler ›

Sellers Disclosure : Cabin By the Creek ›

Sellers Disclosure : Cottage with a View ›

Sellers Disclosure : Cozy Cabin ›

Sellers Disclosure : Wildwood Studio ›

Listing Office: Berkshire Hathaway de Movellan Properties

Last Updated: May - 05 - 2026

Information deemed reliable but not guaranteed.