179 State Route 194

Forty-five acres in a Floyd County valley with a stone house, a 20 by 44 pool inside a walled courtyard, a two-story barn and a second two-bedroom house, listed at $699,000. It came on in April at $879,000 and has been cut three times since, most recently by $100,000 in August. Counting the earlier listings, the price has come down $251,000 from where it started in October 2024.

The land and setting

The listing gives 45 acres, with a ”(+/-)” attached in its own copy. The aerials show a house and a barn on the flat of a valley floor, a paved drive curving in past mown pasture, and wooded ridges closing the valley on both sides.

Entry is an electric gate with stone columns. The listing’s directions run from US 23 and KY 114 down to KY-1428 at Allen, then KY-194 east, and add that no sign is posted. It puts Jenny Wiley State Resort Park 5 to 10 minutes away, ARH at 17 minutes and PMC at 26.

The house

Built in 2006, stone construction with a shingle roof and 12 rooms. Three bedrooms and two and a half baths, an office, a laundry room and a walk-in closet the listing calls executive. Heating is natural gas and a heat pump, cooling is central air, and there is a central vacuum, a security system, insulated windows and a full basement. Water is public and the property is on septic.

The photos show a living room with a stone fireplace, a kitchen with a bar-height island, a main bedroom with a bay window over the pool, an ensuite with a corner soaking tub, and a closet fitted with racks down both walls. The basement is finished as a playroom and a gym.

The courtyard is the selling point. The listing describes it as castle-like and walled, with a 20 by 44 in-ground pool and hardscape.

Two other buildings come with it. The barn is two stories, finished inside with black walls, white cross detailing and a concrete floor. The second house is a two-bedroom, one-bath with its own two-car garage, which the listing offers as a rental or a mother-in-law suite.

The facts

Price	$699,000
Acreage	45 acres (+/-) per the listing. County record: 36 acres. The MLS lot-size field also reads “1.50 (+/-)”
Beds / baths / sqft	3 / 2.5 / 3,780 total per the listing, 2,244 above ground and 1,536 below. County record: none shown. Zillow’s summary says 3 baths against the listing’s 2.5
Second dwelling	2 bed / 1 bath with a 2-car garage per the listing. Square footage Not listed
Year built	2006 per the listing. County record: none shown
Property taxes	$5,127.73 (2025). $5,140.54 in 2024, $2,506.37 in 2023
HOA	Not listed
Financing	Not listed
Water	Public
Sewer	Septic tank
Power	Not listed
Internet	Not listed
Heating / cooling	Natural gas and heat pump. Central air and ceiling fans
Pool	20 by 44 in-ground per the listing
Road access	Frontage on KY 194. Electric gate entry. Frontage length and road maintenance: Not listed
Zoning	None per the listing
Flood zone	Not listed
Days on market	150 (listed April 2, 2026)
Listing agent	Nathaniel Boggs, 304-928-8497
Brokerage	United Real Estate Bluegrass, phone Not listed
Agent email	Not listed
MLS	EKAR #128410 (Eastern Kentucky AOR). APN 076-00-00-032.00

What to know before you call

The acreage does not agree with the county. The listing says 45 acres (+/-). Floyd County’s record for parcel 076-00-00-032.00 says 36 acres. That is a nine-acre gap, and the MLS lot-size field muddies it further by also carrying “1.50 (+/-)”. Get the deed and a survey before the price is set, and ask whether the 45 includes an adjoining parcel outside this APN.

The square footage is split and the bath count is not consistent. The listing gives 3,780 total, of which 2,244 is above ground and 1,536 below. Appraisers treat finished basement space differently, so the number that matters for a comparison is 2,244, and that is why the price per square foot shows up as either $311 or $185 depending on which figure a site uses. The bath count reads 2.5 on the listing and 3 in Zillow’s summary. The county has no beds, baths or square footage on file at all.

Taxes doubled in 2024 and the sale will move them again. The bill was $2,506.37 in 2023, then $5,140.54 in 2024 and $5,127.73 in 2025. Something reassessed. Kentucky PVAs assess at fair cash value and treat a recorded sale as the best evidence of it, so a purchase at $699,000 gives the Floyd County PVA a fresh number, and the current bill is not a safe guide to the next one. Ask the PVA what drove the 2024 jump and what the assessment stands at now.

The price has come down $251,000 across three listings. It was listed in October 2024 at $950,000, cut to $889,000 and then $799,000, relisted in May 2025, then listed again on April 2, 2026 at $879,000 and cut to $859,000, $799,000 and $699,000 on August 12. Two years on and off the market is the seller telling you where the market is.

Access, and no sign. The property fronts KY 194 behind an electric gate, and the listing’s own directions say no sign is posted. Nothing on the listing gives the frontage length or says who maintains the drive.

Financing is not addressed. The listing rules nothing out, but does not say what it accepts either. Two dwellings, a pool and a barn on acreage is not a standard conforming appraisal, and the second house may put it outside some loan programs. Talk to a lender first.

A second house is a second set of everything. Rental income is the pitch, but the listing gives no square footage, year built, separate utility detail or rent history for it. Ask what it is on for water and sewer, and whether the septic is sized for both houses.

Who it suits. A buyer who wants a finished house on real acreage with a pool and outbuildings already built, and who will pay for a survey and read the tax history before deciding what it is worth. The closest thing on this site is the 4-bedroom on 0.99 acres in Waynesboro, Tennessee at half the price and a fraction of the land. For Kentucky acreage at the other end of the range there is the 57 acres with two cabins on Kinniconick Creek in Vanceburg, and the rest is on the properties page.

Showings go through Nathaniel Boggs at United Real Estate Bluegrass, 304-928-8497. The listing does not give an agent email or a brokerage phone. More like this lands in the Monday email.