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Jana Hooten

jana@key2close-realty.com +1(859) 338-7519

$ 4,250,000

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790 McSwain Branch Road Irvine, KY 40336

13 Beds

12 Baths

9,721 SqFt

UPDATED:

Key Details

Property Type Single Family Home

Sub Type Single Family Residence

Listing Status Active

Purchase Type For Sale

Square Footage 9,721 sqft

Price per Sqft $437

Subdivision Rural

MLS Listing ID 26007272

Bedrooms 13

Full Baths 11

Half Baths 1

Year Built 1999

Lot Size 290.000 Acres

Acres 290.0

Property Sub-Type Single Family Residence

Property 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 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.

Location

State KY

County Estill

Interior

Interior Features Primary Downstairs

Heating Electric, Propane, Wood

Cooling Electric, Window Unit(s)

Flooring Ceramic Tile, Hardwood

Fireplaces Type Gas Log, Wood Burning

Laundry Electric Dryer Hookup, Washer Hookup

Exterior

Exterior Feature Fire Pit

Parking Features Attached Carport

Utilities Available Electricity Available, Propane Connected, Water Available

View Y/N Y

View Farm, Mountain(s), Rural, Trees/Woods

Roof Type Shingle

Handicap Access No

Private Pool No

Building

Lot Description Wooded

Story Two

Foundation Block

Sewer Septic Tank

Level or Stories Two

Schools

Elementary Schools Estill Springs

Middle Schools Estill Co

High Schools Estill Co

Others

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

Imagine MLS / Bluegrass Association of REALTORS (LBAR)

Listed by Berkshire Hathaway de Movellan Properties

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Jana Hooten

Agent

+1(859) 338-7519 | jana@key2close-realty.com

Jana Hooten

790 McSwain Branch Road Irvine, KY 40336

Key Details

Location

Interior

Exterior

Building

Schools

Others

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790 McSwain Branch Road