790 Mcswain Branch Road,Irvine, KY 40336
Irvine, KY 40336
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, 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. Sold completely furnished with immediate revenue in place.
Details
| MLS # | 26007272 |
|---|---|
| Listing Type | For Sale |
| Style | House |
| Sub-Type | Resale |
| Status | Active |
| Year | 1999 |
| Days On Site | 138 |
| Listing Provided By | Berkshire Hathaway de Movellan Properties | Kim Morris |
Features
| Bed(s) | 13 |
|---|---|
| Bath(s) | 12 Total |
| SQ Feet | 9,721 |
| Car Port | Yes |
| Basement | Y |
| Story(s) | 2 |
| Acreage | 290.00 |
| Property View | Farm, Mountain(s), Rural, Trees, |
Interior
| Rooms Total | 3 |
|---|---|
| Cooling | Electric, Window Unit(s) |
| Heating | Electric, Propane, Wood |
| Heating Yes / No | Yes |
| Cooling Yes / No | Yes |
| Interior Features | Primary Downstairs |
| Appliances | Dishwasher, Dryer, Gas Range, Microwave, Range, Refrigerator, Washer |
Exterior
| Exterior Features | Fire Pit |
|---|---|
| Roof | Shingle |
| Construction Materials | Wood Siding, Log |
| Foundation Details | Block |
| Lot Features | Many Trees, Secluded, Wooded |
Parking
| Garage Yes / No | No |
|---|---|
| Attached Garage Yes / No | No |
| Parking Features | Attached Carport |
Utilities
| Utilities | Electricity Available, Propane Connected, Water Available |
|---|---|
| Sewer | Septic Tank |
Area Information
| State | KY |
|---|---|
| County | Estill |
| City | Irvine |
| Zip Code | 40336 |
| Area | 020 Estill County |
| Subarea | Estill County |
| Community Name | Rural |
| School District | Estill County |
| Elementary School | Estill Springs |
| High School | Estill Co |
| Listing VS Median (in Rural) | |
Price: $3,995,000 low | high Med: $295,000 sqft: 9,721 low | high Med: 2,778 $ / sqft: $411 low | high Med: $106 On site: 138 low | high Med: 45 | |
Market Activity 40336
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Learn More About This Property
| State | KY |
|---|---|
| County | Estill |
| City | Irvine |
| Zip Code | 40336 |
| Area | 020 Estill County |
| Subarea | Estill County |
| Community Name | Rural |
| School District | Estill County |
| Elementary School | Estill Springs |
| High School | Estill Co |
| Listing VS Median (in Rural) | |
Price: $3,995,000 low | high Med: $295,000 sqft: 9,721 low | high Med: 2,778 $ / sqft: $411 low | high Med: $106 On site: 138 low | high Med: 45 | |
 | $3,995,000790 Mcswain Branch RoadIrvine, KY 40336 |
 | $3,995,000790 Mcswain Branch RoadIrvine, KY 40336 |