Log Home for Sale in West Virginia – 81.98 Acres With Barn, Pasture, Timberland, and Mineral Rights
$399,000 Log Home for Sale in West Virginia – 81.98 Acres With Barn, Pasture, Timberland, and Mineral Rights
Imagine owning a traditional log home surrounded by nearly 82 acres of West Virginia countryside, where open pasture, wooded hillsides, and timberland create a setting for rural living and outdoor recreation.
For buyers searching for a property with substantial acreage, a country residence, and space for hobbies or agricultural interests, this listing offers several features worth investigating.
Located at 2799 Little Creek Rd, Le Roy, WV 25252, the property is advertised for $399,000 following a reported $41,000 price reduction.
The offering includes a log home built in 1980, three bedrooms, two full bathrooms, and approximately 1,900 square feet of living space according to the listing description.
The residence sits on approximately 81.98 acres, combining open pasture, wooded hillsides, and timberland.
Additional features include a barn, private well, septic system, metal roof, heat pump, central air conditioning, pellet stove, and wood-burning stove.
The seller also states that mineral rights convey with the property, making title verification an important part of the purchasing process.
Whether a buyer is considering a full-time country residence, hunting retreat, hobby farm, or recreational getaway, this property presents several possibilities.
However, agricultural suitability, hunting opportunities, timber value, mineral ownership, and future improvements should all be independently verified.
This guide explores the home’s layout, acreage, utilities, financing considerations, insurance, property taxes, and questions buyers should ask before making an offer.
Property Overview: 2799 Little Creek Rd, Le Roy, WV 25252
The listing identifies the property as a single-family residence with log-home architecture.
Built in 1980, the house has two levels and is surrounded by extensive rural acreage.
Key Property Features
- Asking Price: $399,000
- Reported Price Reduction: $41,000
- Address: 2799 Little Creek Rd, Le Roy, WV 25252
- Property Type: Single-Family Residence
- Architectural Style: Log Home
- Year Built: 1980
- Bedrooms: 3
- Bathrooms: 2 full bathrooms
- Approximate Living Area: 1,900 square feet, according to the listing description
- Land Area: Approximately 81.98 acres
- Levels: Two
- Heating: Heat pump
- Cooling: Central air conditioning
- Additional Heating Features: Pellet stove and wood-burning stove
- Roof: Metal
- Foundation: Block
- Water: Private well
- Sewer: Septic tank
- Additional Structure: Barn
- Outdoor Features: Front porch and rear porch
- Parking: Driveway
- HOA: None reported
- Mineral Rights: Described as conveying with the property
- Reported Annual Property Taxes: $1,804
The listing’s structured square-footage field does not provide a measurement, while the narrative describes approximately 1,900 square feet. Buyers should independently verify the home’s actual living area.
Understanding the $399,000 Asking Price
The property is advertised for $399,000 after a reported $41,000 price reduction.
Previous Asking Price
If the reduction was applied to the immediately preceding price, the former asking price was approximately $440,000.
Percentage Price Reduction
A $41,000 reduction from $440,000 represents approximately 9.3%.
Why a Price Reduction Matters
A reduced asking price may attract buyers who were previously considering the property.
However, a price reduction does not necessarily mean that a property is undervalued.
Evaluating the Complete Offering
This property includes a residence, barn, and nearly 82 acres of land.
Its value cannot be assessed solely by comparing the home’s square footage with conventional houses on smaller lots.
Professional Appraisal
A qualified appraiser may help buyers understand how the residence, land, and other improvements contribute to market value.
Approximately 81.98 Acres of West Virginia Land
The acreage is one of the property’s most significant features.
At approximately 81.98 acres, the parcel includes a substantial amount of rural land.
Understanding the Scale
The reported acreage equals approximately 3.57 million square feet.
However, total acreage does not establish how much land is level, cleared, fenced, accessible, or suitable for specific activities.
Different Land Types
The listing describes a combination of open pasture, wooded hillsides, and timberland.
Property Boundaries
A survey may help confirm acreage, access rights, easements, and the location of improvements.
Land Management
Large parcels may require vegetation management, drainage work, access maintenance, and monitoring of tree health.
A Traditional Log Home Built in 1980
The main residence was constructed in 1980 and features log-home architecture.
Rustic Character
Log homes are often appreciated for their distinctive appearance and use of natural materials.
Construction Considerations
Log construction can involve maintenance requirements that differ from those of conventional siding.
Wood Preservation
Owners may need to monitor logs for moisture, insects, deterioration, and the condition of protective finishes.
Home Inspection
A professional inspection should evaluate the home’s structure, foundation, roof, electrical systems, plumbing, and mechanical equipment.
Renovation History
The listing does not provide a complete renovation history, so buyers should request available maintenance records.
Approximately 1,900 Square Feet of Living Space
The listing description reports approximately 1,900 square feet.
Two-Level Layout
The home is described as having two stories.
Interior Planning
A two-level layout can provide separation between living and sleeping areas.
Verify Measurements
Because the structured listing does not supply a confirmed square-footage figure, buyers should verify the measurement before relying on it for appraisal or financing decisions.
Room Dimensions
The listing does not provide usable dimensions for individual rooms.
A showing or floor plan may help buyers understand the interior layout.
Three Bedrooms Across Two Levels
The residence includes three bedrooms.
According to the structured listing, one bedroom is located on the first floor and two bedrooms are located on the second floor.
Main-Level Bedroom
A first-floor bedroom may be convenient for certain household arrangements.
Upper-Level Bedrooms
The two second-floor bedrooms may provide separation from the main living areas.
Guest Accommodation
Three bedrooms may offer flexibility for household members or overnight guests.
Home Office Possibilities
Depending on the layout, a bedroom might also serve as a workspace.
Bedroom Inspection
Buyers should evaluate windows, ventilation, flooring, electrical outlets, and overall condition.
Two Full Bathrooms
The home includes two full bathrooms.
The listing identifies one bathroom on the main level.
Household Convenience
Two full bathrooms may provide flexibility for daily routines.
Main-Level Access
A bathroom on the first floor may be convenient for residents and visitors.
Plumbing Inspection
Buyers should examine fixtures, water pressure, drainage, and signs of leaks.
Renovation Planning
Bathroom updates may involve plumbing, electrical work, waterproofing, and permits.
Main-Level Family Room and Dining Area
The listing identifies a family room and dining room on the first floor.
Family Room
The family room may provide a central gathering area for everyday activities.
Dining Space
A dedicated dining area may be useful for family meals and entertaining.
Furniture Layout
Buyers should verify room dimensions and circulation space during a showing.
Interior Condition
Flooring, walls, windows, and lighting should be evaluated before planning improvements.
Main-Level Laundry Area
The listing identifies a laundry area on the first floor.
Everyday Functionality
Main-level laundry may reduce the need to carry clothing between floors.
Utility Connections
Buyers should verify plumbing, drainage, electrical connections, and ventilation.
Appliance Inclusion
The listing does not clearly identify which laundry appliances, if any, are included in the sale.
Maintenance
Laundry areas should be inspected for moisture damage and proper drainage.
Metal Roof and Exterior Construction
The property includes a metal roof.
Metal Roofing
Metal roofs can offer durability when properly installed and maintained.
Roof Condition
The listing does not specify the roof’s installation date or remaining service life.
Inspection Priorities
Buyers should investigate flashing, fasteners, drainage, and signs of leaks.
Log Exterior
The exterior should also be checked for weather exposure, moisture, and wood deterioration.
Block Foundation
The listing identifies a block foundation.
Its condition should be evaluated for cracking, movement, and moisture problems.
Heat Pump and Central Air Conditioning
The home is listed as having a heat pump and central air conditioning.
Heating System
Heat pumps can provide heating through an electrically powered system.
Cooling System
Central air conditioning is also identified.
Equipment Age
The listing description states that the HVAC system is approximately three years old.
Buyers should verify the installation date and service history.
Energy Costs
Actual operating expenses depend on insulation, equipment efficiency, weather, and household usage.
Professional Inspection
A qualified HVAC technician can assess system condition and performance.
Pellet Stove and Wood-Burning Stove
The listing highlights both a pellet stove and a wood-burning stove.
These features may appeal to buyers who appreciate traditional heating methods.
Pellet Stove
A pellet stove typically burns manufactured fuel pellets.
Wood-Burning Stove
A wood-burning stove uses firewood as a heat source.
Supplemental Heating
These systems may provide additional warmth depending on their installation and condition.
Safety Considerations
Chimneys, flues, ventilation, clearances, and carbon monoxide protection should be professionally inspected.
Maintenance
Both types of stoves require appropriate cleaning and maintenance.
Front Porch and Rear Porch
The property includes front and rear porches.
Outdoor Seating
Porches may provide places to enjoy the surrounding rural landscape.
Country Home Appeal
Outdoor sitting areas can complement the character of a log residence.
Porch Inspection
Buyers should check decking, supports, stairs, railings, and weather-related deterioration.
Long-Term Maintenance
Wooden outdoor structures may require periodic repairs and protective finishes.
Barn and Additional Rural Infrastructure
The listing identifies a barn on the property.
Equipment Storage
A barn may provide space for tools, supplies, or equipment, depending on its size and condition.
Hobby Farming Considerations
Buyers considering agricultural activities should evaluate the barn’s suitability.
Livestock Planning
Any livestock use would require assessment of shelter, fencing, water, pasture conditions, and applicable regulations.
Building Condition
The listing does not provide detailed barn dimensions or a structural inspection.
Maintenance Costs
Barns can require roof repairs, framing maintenance, and other ongoing expenses.
Open Pasture and Hobby Farm Potential
The property includes areas described as open pasture.
Pasture Uses
Pasture may interest buyers considering grazing or other agricultural activities.
Land Suitability
Actual agricultural suitability depends on soil, drainage, fencing, water, and terrain.
Hobby Farming
A hobby farm may involve small-scale gardening, livestock, or other permitted agricultural activities.
Agricultural Expenses
Fencing, equipment, feed, veterinary care, and maintenance can create substantial costs.
Local Requirements
Buyers should verify applicable land-use and agricultural regulations.
Wooded Hillsides and Timberland
The listing describes wooded hillsides and timberland.
Forested Areas
Wooded acreage may provide opportunities for hiking, wildlife observation, and forest management.
Timber Resources
The presence of timberland does not establish a specific commercial timber value.
Professional Forestry Assessment
A consulting forester may help evaluate tree species, condition, and management options.
Environmental Considerations
Forested slopes may require attention to erosion, drainage, and responsible land management.
Long-Term Planning
Timber management decisions should account for financial, environmental, and recreational goals.
Hunting and Outdoor Recreation Potential
The listing identifies hunting and recreation as possible uses.
Hunting Considerations
Acreage and wooded terrain may interest hunters, but the listing does not provide a verified wildlife inventory.
Ohio and West Virginia Regulations
Because this property is in West Virginia, hunting activities must comply with applicable West Virginia laws and regulations.
Hiking and Exploring
Owners may enjoy exploring suitable portions of the land.
Recreational Equipment
ATV or other recreational vehicle use should be evaluated against terrain, safety, and applicable rules.
Liability
Landowners should consider appropriate insurance coverage for recreational activities.
Private Well Water System
The property uses a private well according to the listing.
Understanding Well Water
Private wells supply water independently of a municipal distribution system.
Water Quality Testing
Buyers should consider testing water quality through an appropriate laboratory.
Well Capacity
Water production and recovery rates may affect household use.
Pump and Pressure System
The well pump, pressure tank, and associated equipment should be inspected.
Long-Term Maintenance
Private wells may require periodic testing, repairs, and equipment replacement.
Septic Tank and Wastewater System
The listing identifies a septic tank.
How Septic Systems Work
Septic systems treat and disperse household wastewater onsite.
Inspection
Buyers should request information about the system’s age, condition, permits, and maintenance history.
Pumping and Maintenance
Regular maintenance may help reduce the risk of costly failures.
System Capacity
Buyers should verify whether the system is approved for the home’s current use.
Future Expansion
Any additional residence or major expansion may require a separate wastewater evaluation.
Mineral Rights Convey With the Property
The listing states that mineral rights convey.
This is an important feature to investigate carefully.
Understanding Mineral Rights
Mineral rights concern ownership interests in certain resources beneath the surface.
Surface Rights Versus Mineral Rights
Surface ownership and mineral ownership can be legally separate.
What Does Convey Mean?
The listing indicates that mineral rights will transfer as part of the transaction.
However, buyers should verify exactly which interests the seller owns and can convey.
Title Review
A qualified title professional or real estate attorney can investigate mineral ownership and recorded agreements.
No Guaranteed Mineral Income
The listing does not provide evidence of mineral production, royalty payments, or commercially valuable deposits.
Buyers should not assume that mineral rights will generate income.
A Small Creek Across the Road
The listing mentions a small creek running across the road.
Natural Setting
Nearby water features may contribute to the property’s rural atmosphere.
Property Boundary Questions
The creek is described as being across the road, not necessarily within the property’s boundaries.
Access and Use
Buyers should not assume they own or have access rights to the creek.
Flooding and Drainage
Nearby waterways can make drainage and flood-risk investigation important.
Verify Location
A survey and site visit can help clarify the relationship between the creek, road, and property.
Location Near Spencer and Ripley
The listing describes the property as approximately 17 miles from Spencer and 15 miles from Ripley.
Regional Access
These communities may provide access to shopping, services, and other amenities.
Driving Times
Distance does not establish a specific travel time.
Actual driving conditions depend on roads, weather, and route selection.
Rural Transportation
Buyers should evaluate how the location fits their commuting and daily travel needs.
Emergency Services
The distance to emergency services is another important consideration for rural property ownership.
Mortgage Financing for a Log Home With Acreage
Financing a log home on nearly 82 acres may involve additional considerations compared with purchasing a conventional house on a small lot.
Property Appraisal
Lenders may require comparable sales that account for the log construction, acreage, and improvements.
Acreage Requirements
Some loan programs may have restrictions or additional requirements concerning extensive landholdings.
Agricultural Use
Certain financing programs may distinguish residential property from income-producing agricultural property.
Property Condition
The condition of the home, well, septic system, and other improvements may affect loan eligibility.
Prequalification
Buyers may benefit from discussing the property with a lender experienced in rural real estate.
Illustrative Mortgage Down Payment Examples
The asking price is $399,000.
The following figures are hypothetical calculations, not loan offers.
Example: 10% Down Payment
A 10% down payment would equal $39,900.
The remaining principal would be $359,100, excluding closing costs.
Example: 20% Down Payment
A 20% down payment would equal $79,800.
The remaining principal would be $319,200, excluding closing costs.
Example: 30% Down Payment
A 30% down payment would equal $119,700.
The remaining principal would be $279,300, excluding closing costs.
Actual loan requirements depend on the lender, borrower qualifications, and property characteristics.
Homeowners Insurance for a Rural Log Property
Insurance is especially important for a property with a log residence, barn, and extensive acreage.
Log Home Coverage
Some insurers may evaluate log construction differently from conventional construction.
Replacement Costs
Rebuilding costs can depend on materials, labor, location, and construction methods.
Barn Coverage
Detached structures may require specific coverage.
Heating Equipment
Pellet and wood-burning stoves should be disclosed to the insurance provider.
Recreational and Agricultural Activities
Certain activities may affect liability coverage.
Obtain Quotes Early
Buyers should investigate insurance availability and premiums before closing.
Property Taxes and Assessed Value
The listing reports annual property taxes of approximately $1,804.
Monthly Tax Equivalent
Dividing $1,804 by twelve produces approximately $150.33 per month.
Tax-Assessed Value
The listing identifies a tax-assessed value of $249,200.
Assessment Versus Asking Price
Tax-assessed value is not necessarily the same as current market value.
Future Tax Changes
Taxes may change following reassessment, ownership transfer, or changes in property use.
Verify Official Records
Buyers should confirm current taxes through the appropriate county authority.
Long-Term Maintenance Costs
Owning a log home with nearly 82 acres can involve significant responsibilities.
Log Maintenance
The home’s exterior may require specialized care.
Land Management
Pastures, wooded areas, and access routes may need ongoing maintenance.
Barn Repairs
The barn may require periodic structural and roof maintenance.
Well and Septic Expenses
Private utility systems can involve repair and replacement costs.
Equipment
Large acreage may require mowing equipment, tractors, or other machinery.
Financial Reserves
Owners should consider maintaining savings for unexpected repairs.
Real Estate Investment Considerations
Some buyers may evaluate this property as a long-term investment.
Land Value
Large acreage can be an important component of a rural property’s value.
Residential Use
The home may provide full-time living space.
Agricultural Possibilities
Permitted agricultural activities may be possible, depending on land conditions and infrastructure.
Timber and Mineral Interests
These features may warrant further investigation, but neither guarantees income.
Market Risk
Property values can fluctuate, and rural properties may require longer marketing periods.
Personal Value
For some buyers, privacy and recreational enjoyment may be as important as financial returns.
Questions to Ask Before Buying 2799 Little Creek Rd
Prospective buyers should investigate the following:
- Is the asking price still $399,000?
- Is the reported 81.98-acre size accurate?
- Is a current survey available?
- What is the verified interior square footage?
- What is the condition of the log construction?
- When was the metal roof installed?
- Can the HVAC installation date be documented?
- Are the pellet and wood-burning stoves safe and operational?
- What is the condition of the chimneys and flues?
- Has the private well been tested recently?
- What is the well’s production capacity?
- What is the condition of the septic system?
- What is the condition of the barn?
- How much pasture is usable?
- Are fences or livestock facilities present?
- Is there a professional timber appraisal?
- What mineral rights does the seller actually own?
- Are there existing mineral leases or agreements?
- Are there easements or access restrictions?
- Where are the exact property boundaries?
- Does the nearby creek affect flood risk?
- What are the current annual property taxes?
- What homeowners insurance coverage is available?
- Is the property eligible for the buyer’s intended financing?
- What maintenance costs should be expected?
- Are there any liens or title concerns?
These questions can help buyers understand the property’s condition, legal status, and ownership costs.
Frequently Asked Questions About This Le Roy Property
What is the asking price?
The property is advertised for $399,000.
How much was the price reduced?
The listing reports a $41,000 price reduction.
Where is the home located?
The address is 2799 Little Creek Rd, Le Roy, WV 25252.
How much land is included?
Approximately 81.98 acres.
How many bedrooms does the home have?
Three bedrooms.
How many bathrooms are included?
Two full bathrooms.
How large is the home?
The listing description reports approximately 1,900 square feet, subject to verification.
When was the home built?
The residence was built in 1980.
Is it a log home?
Yes. The architectural style is listed as a log home.
Does the property include a barn?
Yes. A barn is identified in the listing.
Does the home have central air conditioning?
Yes. Central air conditioning is listed.
What heating systems are included?
A heat pump, pellet stove, and wood-burning stove are described.
Is there public water?
The listing identifies a private well.
What wastewater system is used?
A septic tank is listed.
Are mineral rights included?
The listing states that mineral rights convey, but buyers should verify the exact ownership interests.
Is there an HOA?
No HOA is reported.
What are the annual property taxes?
The listing reports approximately $1,804.
Final Thoughts: A Log Home With Nearly 82 Acres in West Virginia
The property at 2799 Little Creek Rd, Le Roy, WV 25252, combines a traditional log home with approximately 81.98 acres of West Virginia countryside.
Advertised for $399,000 following a reported $41,000 price reduction, the offering includes three bedrooms, two full bathrooms, a barn, open pasture, wooded hillsides, and timberland.
The home features a metal roof, heat pump, central air conditioning, pellet stove, and wood-burning stove.
A private well and septic system support the residence, while the front and rear porches provide outdoor living areas.
The acreage may interest buyers considering recreational activities, hobby farming, or long-term rural ownership.
The listing’s statement that mineral rights convey is another noteworthy detail, although the exact ownership interests must be verified.
Before purchasing, buyers should investigate the home’s condition, land boundaries, utility systems, barn, financing options, and ongoing maintenance expenses.
They should also verify the reported square footage and any mineral or timber rights associated with the property.
For buyers seeking a country residence with substantial acreage and a variety of potential uses, this listing may be worth a closer look.
Final Property Summary
Property Address: 2799 Little Creek Rd, Le Roy, WV 25252
Asking Price: $399,000
Reported Price Reduction: $41,000
Property Type: Single-Family Residence
Architectural Style: Log Home
Year Built: 1980
Bedrooms: 3
Bathrooms: 2 Full Bathrooms
Reported Living Area: Approximately 1,900 Square Feet, Subject to Verification
Total Acreage: Approximately 81.98 Acres
Levels: Two
Land Features: Open Pasture, Wooded Hillsides, and Timberland
Additional Structure: Barn
Roof: Metal
Foundation: Block
Heating: Heat Pump
Cooling: Central Air Conditioning
Additional Heating: Pellet Stove and Wood-Burning Stove
Water: Private Well
Sewer: Septic Tank
Outdoor Features: Front Porch and Rear Porch
Parking: Driveway
Mineral Rights: Described as Conveying, Subject to Title Verification
Nearby Communities: Approximately 17 Miles From Spencer and 15 Miles From Ripley, According to the Listing
HOA: None Reported
Reported Annual Property Taxes: $1,804
Reported Tax-Assessed Value: $249,200
Disclaimer: This article is based on the supplied real estate listing and is intended for informational purposes only. Prices, availability, acreage, interior measurements, taxes, insurance, financing, property condition, and permitted uses may change. The listing description reports approximately 1,900 square feet, but the structured square-footage field does not provide a confirmed measurement. Mineral rights, timber value, agricultural suitability, and recreational opportunities should be independently verified. Buyers should consult qualified inspectors, surveyors, title professionals, lenders, and local authorities before purchasing.
Listed on Zillow.
