Address

790 Mcswain Branch Road, Irvine, KY

Listing Type

Active

Price

$ 3,995,000

Property Attributes

MLS#26007272
TypeSingle Family
Listing Status Active
CountyESTILL
CityIrvine
Area020 - Estill County
NeighborhoodRural
Zip40336
StyleSingle Family Residence
Year Built1999
Price$ 3,995,000
Bedrooms13
Full Bathrooms11
Half Bathrooms1
Sqr Footage9721
Lot Size290 Acres

Data Source:

ImagineMLS

Property Description

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.

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

Price History
4/21/2026	Listed $4,250,000
7/7/2026	6$3,995,000

General Features

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