445 Wesley Lake Rd

A renovated three-bedroom cabin on the water inside the Wesley Lake Sporting Club, a private 600-acre hunting and recreation club in Haywood County, listed at $137,900. The thing to understand before anything else: there is no deed. The listing says ownership transfers by bill of sale with a share of club stock, every buyer must be approved by the club’s board, and the cabin cannot be a permanent residence or a rental. It last sold in February 2024 for $135,000.

The land and setting

The cabin sits on the lake inside a club the listing describes as 600-plus acres, with hunting, fishing and ATV riding across it. The MLS lists the property as waterfront with lake privileges. There is no lot size or acreage anywhere on the listing, which follows from the ownership structure: what changes hands is the cabin and a share of stock, not a parcel of land.

The photos show the cabin on piers in mature hardwoods, with a gravel drive, a clearing and the lake beyond a wooden dock. The listing makes a point that this is one of the few waterfront cabins in the club where vehicles stay on dry ground when the water rises. Three paid caretakers manage the property and common grounds. Blue Oval City, Ford’s plant, is minutes away by the listing’s account, and an earlier listing for the same cabin put it at six miles.

The house

Built in 1958, one story, 1,650 square feet by the listing, with a major renovation and addition completed in 2015 that the listing says added over 800 heated square feet. Three bedrooms, one full bath and one half bath, all on the main level. Heat and cooling are central. Water source is listed as “other” and the property is on a septic tank.

The 2015 work, as the listing lists it: a primary suite with a walk-in closet, a utility room, additional bath space, a screened porch, a raised and reinforced foundation, an elevated gravel driveway, pressure-treated decking, updated plumbing, upgraded electrical, added insulation and newer windows, plus a kitchen with new cabinetry, counters and appliances.

What survived is the character: pecky cypress walls and ceilings, pine floors and vaulted ceilings run through the photos. A four-person hot tub stays, and the listing says most furniture and appliances remain. There is a detached two-car carport.

The facts

Price	$137,900
Ownership	Bill of sale with a share of club stock. No deed, no land per the listing. Board approval required
Acreage	Not listed. The club is 600+ acres per the listing
Beds / baths / sqft	3 / 1.5 / 1,650 per the listing. County record: none shown. Redfin’s public-record page for the Brownsville address shows 1,424 sq ft and 2 baths
Year built	1958. Renovation and 800+ sq ft addition completed 2015 per the listing
Property taxes	$354 annually per the MLS. Public records show $353.88 in 2025 and 2024, $299.06 in 2023
HOA	$350 a year per the MLS, shown as $29 a month
Financing	Cash or bank-side conventional only per the listing. Seller will consider seller financing for qualified buyers
Use restrictions	Cannot be a permanent residence or a rental property per club bylaws
Water	“Other” per the MLS
Sewer	Septic tank
Power	Upgraded electrical per the listing. Provider Not listed
Internet	Not listed
Heating / cooling	Central heat, central air
Waterfront	On waterfront with lake privileges per the MLS
Parking	2 open spaces per the MLS. Detached two-car carport per the listing
Road access	Not listed. Elevated gravel driveway per the listing
Zoning	Not listed
Flood zone	Not listed. The listing notes rising water conditions in the club
Days on market	100 (listed May 22, 2026)
Listing agent	Nathan Lilly, 731-432-0769
Brokerage	Lilly Realty, phone Not listed
Agent email	Not listed
MLS	CWTAR #2602410. APN 102 01500 000, Haywood County

What to know before you call

You are not buying real estate. The listing is explicit: no deed, transfer by bill of sale, with a share of club stock included, and the board must approve the buyer. That changes what a normal purchase assumes: no title insurance, no deed to record, and ownership is a share in a corporation plus a structure. Have a Tennessee attorney read the bylaws and the stock transfer terms before you offer, and ask what happens to your share if the club dissolves or sells the land.

Financing is restricted, and that shapes resale. Cash or bank-side conventional only, per the listing, with the seller willing to consider seller financing. That is the tell: a small pool of buyers. Whatever makes it hard for you to buy makes it hard for you to sell.

It cannot be your home or an income property. Club bylaws bar both permanent residence and rental use, per the listing. If the plan involves rental income or moving in, this property does not do that.

The square footage and bath count do not agree across sources. The listing gives 1,650 square feet and 1.5 baths. The public-record page for the Brownsville version of this address shows 1,424 square feet and 2 baths, and the county panel attached to the MLS listing is blank on beds, baths, square footage and year built. Measure it yourself, and ask whether the 2015 addition was ever permitted or assessed.

The address is inconsistent, and so is the county line. Zillow carries it as Brownsville 38012, the MLS carries it as Stanton 38069, and the listing’s own text says Stanton. Haywood County is on the record. Confirm which address and which parcel the bill of sale references.

Taxes are low and Tennessee does not reassess at sale. The bill is $354 a year, up from $299.06 in 2023. Tennessee reappraises on a county cycle rather than resetting at a sale the way Kentucky and California do, so a purchase does not trigger a new assessment on its own. The next Haywood County reappraisal will, and club dues of $350 a year sit on top.

Water rises here. The listing sells the cabin partly on being one of the few in the club where vehicles stay on dry ground during rising water. That is a good feature and a plain statement that the club floods. Flood zone is not listed. Ask what insurance is available on a structure with no deed in a place that floods.

The price history is modest. Listed May 22, 2026 at $139,900 and cut to $137,900 on June 30. It sold for $135,000 in February 2024, and for $124,900 in October 2022 before the current owner. Two years and $2,900 of appreciation on the last round trip.

Who it suits. A hunter or a family that wants a finished weekend cabin on water inside a club, with cash or a lender who understands stock transfers, and a lawyer who has read the bylaws. For a cabin you actually get a deed to, there is the furnished log cabin on 5 acres in Englewood, also cash only, and the four-bedroom on 0.99 acres in Waynesboro. The rest is on the properties page.

Showings go through Nathan Lilly at Lilly Realty, 731-432-0769. The listing does not give an agent email. More like this lands in the Monday email.