Bill Barrow

790 Mcswain Branch Road

Irvine, KY
$ 3,995,000 Beds 13 Baths 11.5 Sq 9,721 Virtual Tour
Monthly Estimate* How much can I afford?

Priced under appraisal, 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, legacy estate, wedding destination, wellness retreat, boutique hospitality operation, or thoughtfully phased mixed-use development. With an independent water source and potential for solar integration, the property offers a rare opportunity for greater self-sufficiency. 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. Property is being offered fully furnished and turnkey with immediate revenue in place, including furniture, bedding and linens, china, kitchenware, wall decor, artwork, and other furnishings and accessories associated with the operation of the bed-and-breakfast, with limited seller exclusions. A complete inventory/exclusion list will be provided.

Active

  • Price
  • $ 3,995,000
  • City
  • Irvine
  • Bedrooms
  • 13
  • Full Bathrooms
  • 11
  • County
  • ESTILL
  • Half Bathrooms
  • 1
  • Area
  • 020 - Estill County
  • Lot Size
  • 290 Acres
  • Zip
  • 40336
  • Sqr Footage
  • 9,721
  • Year Built
  • 1999
  • Style
  • Single Family Residence
  • MLS#
  • 26007272
Listed By: Berkshire Hathaway de Movellan Properties - 859-266-0451
Data Source: ImagineMLS

Features

General

Sewer Septic Tank
Heating Electric,Propane,Wood
Cooling Electric,Window Unit(s)
Utilities Electricity Available,Propane Connected,Water Available
Possession Close Of Escrow
Roof Shingle
Appliances Dishwasher,Dryer,Gas Range,Microwave,Range,Refrigerator,Washer
Patio/Porch Features Porch,Front Porch,Rear Porch,Side Porch
Construction Materials Wood Siding,Log
Year Built 1999
View Farm,Mountain(s),Rural,Trees/Woods
Levels Two
Property Subtype Single Family Residence
Parcel Number 032-00-00-022.00
County Estill
New Construction No
Property Type Residential
HOA No
Attached Garage No
Subdivision Name Rural
Garage Y/N No
Other Structures Guest House
Total Rooms 3
Full Baths 11
Status Active
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).
High School Estill Co
City Irvine
High School District Estill County - 20
MLS Area 020 - Estill County
Lot Size Units Acres
Lot Size Square Feet 12632400.0
Carport Spaces 1.0
Carport Y/N Yes
Elementary School Estill Springs
Land Lease Y/N No
Home Warranty Y/N No
Middle/Junior High School Estill Co
MLS Area Minor 020 - Estill County
Lease Considered Y/N No
Rent Control Y/N No
Virtual Tour https://listings.bluegrassrealestatemedia.com/video/a9EY27RhUDoGTn1HTKOd7Vp63ir6L9iUcgR6xh7xBj8
Structure Type Cabin
Standard Status Active
MobileHomeRemainsYN No
Senior Community None
Sewer_co_Septic_sp_Tank True
Utilities_co_Electricity_sp_Available True

Interior Features

Interior Amenities Primary Downstairs
Flooring Ceramic Tile,Hardwood
Total Fireplaces 6
Fireplace Features Family Room,Free Standing,Gas Log,Great Room,Kitchen,Living Room,Wood Burning
Basement (Y/N) Yes
Air Conditioning Y/N Yes
Heating Y/N Yes
Fireplace Y/N Yes
Above Grade Finished Area 9721.0
Half Baths 1
Laundry Features Electric Dryer Hookup,Washer Hookup
Total Bedrooms 13
Below Grade Finished Area 0.0
LivingAreaSource Appraiser
Total Baths 12

Exterior Features

Exterior Amenities Fire Pit
Parking Features Attached Carport
Lot Features Many Trees,Secluded,Wooded
Water Source Cistern
Lot Size Area 290.0
Foundation Details Block
Building Area Total 9721.0
Lot Size Acres 290.0
Lot Size Source Appraiser
Waterfront Y/N No
Crops Included Y/N No
Horse Y/N Yes
Irrigation Water Rights Y/N No

Amenities

  • Foreclosure
  • Views
  • Short Sale
  • New Construction
  • Adult 55+
  • Lease To Own
  • No HOA Fees
  • Furnished
  • Primary On Main
  • Air Conditioning
  • Seller Finance
  • Green
  • Fixer Upper
  • Horse
  • Golf
  • Fireplace
  • Deck
  • Garage
  • Basement
  • Pool

Affordability Calculator

$3,786

Per Month

Based on the average sale price from the Lexington, KY office

  • Monthly Principal & interest $2,658
  • Monthly Property Taxes $1,062
  • Monthly Home Insurance $67
Adjust Payment Options
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Let's determine your purchasing power. Working with my mortgage partner, you'll have the information you need to shop for a home with confidence.

Default based on a 30-year fixed rate of 6.49% with 20% down. The estimated payment is offered for convenience and is not an offer of credit. Due to market fluctuations, interest rates are subject to change at any time and without notice. Your individual rate may vary. Rates may differ for FHA, VA, or jumbo loans.

Mortgage calculator provided courtesy of Inside Real Estate.

Schools

Elementary School Estill Springs Elementary School
Middle School Estill Co Middle School
High School Estill Co High School

Price History

4/21/2026 Listed $4,250,000
7/7/2026 6% - $3,995,000

Property vs Zip Code Average in 40336

Price
AVG $380K
$4M
Year Built
AVG 1989
1999
Visits
AVG 15
1
Data Provided by Inside Real Estate®

In The Neighborhood

Areas That We Cover

790 Mcswain Branch Road Irvine, KY is a Single Family Home for sale at $3995000 with 9721 sqft and a lot size of 290 Acres Acre(s). 790 Mcswain Branch Road Irvine has 13 bedrooms, 11 baths and was built in 1999. The property's zip code is 40336 which is in Irvine, KY

*Information deemed reliable but not guaranteed.

Financial calculator disclaimer: Default based on a 30-year fixed rate of 6.49% with 20% down. The estimated payment is offered for convenience and is not an offer of credit. Due to market fluctuations, interest rates are subject to change at any time and without notice. Your individual rate may vary. Rates may differ for FHA, VA or jumbo loans.

Mortgage calculator provided courtesy of Inside Real Estate.

All information deemed reliable, but not guaranteed, and should be independently verified. The real estate information and related content displayed on this site is provided for consumers personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing.

Bill Barrow

Bill Barrow

859-459-0925

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