# 790 McSwain Branch Road, Irvine, KY 40336 > **TL;DR:** 13bd/12ba single family, $3,995,000 ($411/sqft), built 1999, 9,721 sqft. > Fireplace, Hardwood, A/C. Est. $21,366/mo. Listed 197 days. ## Property at a Glance | Attribute | Value | |-----------|-------| | Price | $3,995,000 | | Price/sqft | $411 | | Bedrooms | 13 | | Bathrooms | 11 full, 1 half | | Square Feet | 9,721 | | Year Built | 1999 | | Lot Size | 12,632,400 sqft (290.00 acres) | | Stories | 2 | | Property Type | Single Family (Single Family Residence) | | Status | Active | | Days on Market | 197 | ## Why This Home Stands Out - **Hardwood Floors** - Hardwood flooring listed ## Estimated Monthly Costs | Category | Amount | |----------|--------| | Principal & Interest (20% down, 30-year at 6.5%) | $20,201 | | Estimated Insurance | $1,165 | | **Total** | **$21,366** | ## Nearby Schools - **Elementary:** Estill Springs - **Middle:** Estill Co - **High:** Estill Co ## Key Amenities - Fireplace - Hardwood - A/C ## Property Highlights - Built in 1999 - 290.00 acre lot - 2 stories - Fireplace ## Description ### Agent 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. ## Location - **Address:** 790 McSwain Branch Road, Irvine, KY 40336 - **County:** Estill - **Neighborhood:** Rural - **Coordinates:** 37.621558, -84.043557 - **Google Maps:** https://www.google.com/maps?q=37.621558,-84.043557 ## Virtual Tour & Media - **Video Tour:** https://listings.bluegrassrealestatemedia.com/video/a9EY27RhUDoGTn1HTKOd7Vp63ir6L9iUcgR6xh7xBj8 ## Listing Agent - **Name:** Kim Morris - **Brokerage:** Berkshire Hathaway de Movellan Properties - **Broker Phone:** 2660451 - **Listing URL:** [View original listing](https://www.realtor.com/realestateandhomes-detail/790-McSwain-Branch-Rd_Irvine_KY_40336_M97524-55158?f=listhub&s=LBARKY&m=26007272&c=propsimple) ## Photos ![790 McSwain Branch Road - Photo 1](http://lh.rdcpix.com/f911f96c330fc0ad238028760a352b6bl-f1134094586r.jpg) ![790 McSwain Branch Road - Photo 2](http://lh.rdcpix.com/f911f96c330fc0ad238028760a352b6bl-f1000262424r.jpg) ![790 McSwain Branch Road - Photo 3](http://lh.rdcpix.com/f911f96c330fc0ad238028760a352b6bl-f1281015316r.jpg) ![790 McSwain Branch Road - 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Photo 131](http://lh.rdcpix.com/f911f96c330fc0ad238028760a352b6bl-f3576502260r.jpg) ![790 McSwain Branch Road - Photo 132](http://lh.rdcpix.com/f911f96c330fc0ad238028760a352b6bl-f2712760979r.jpg) ![790 McSwain Branch Road - Photo 133](http://lh.rdcpix.com/f911f96c330fc0ad238028760a352b6bl-f3651878122r.jpg) ![790 McSwain Branch Road - Photo 134](http://lh.rdcpix.com/f911f96c330fc0ad238028760a352b6bl-f231704336r.jpg) ![790 McSwain Branch Road - Photo 135](http://lh.rdcpix.com/f911f96c330fc0ad238028760a352b6bl-f3253852266r.jpg) ![790 McSwain Branch Road - Photo 136](http://lh.rdcpix.com/f911f96c330fc0ad238028760a352b6bl-f493647470r.jpg) ![790 McSwain Branch Road - Photo 137](http://lh.rdcpix.com/f911f96c330fc0ad238028760a352b6bl-f3602988852r.jpg) ![790 McSwain Branch Road - Photo 138](http://lh.rdcpix.com/f911f96c330fc0ad238028760a352b6bl-f1132954935r.jpg) ![790 McSwain Branch Road - Photo 139](http://lh.rdcpix.com/f911f96c330fc0ad238028760a352b6bl-f280778103r.jpg) ![790 McSwain Branch Road - Photo 140](http://lh.rdcpix.com/f911f96c330fc0ad238028760a352b6bl-f2915264564r.jpg) ![790 McSwain Branch Road - Photo 141](http://lh.rdcpix.com/f911f96c330fc0ad238028760a352b6bl-f2578644726r.jpg) ![790 McSwain Branch Road - Photo 142](http://lh.rdcpix.com/f911f96c330fc0ad238028760a352b6bl-f1946944661r.jpg) ![790 McSwain Branch Road - Photo 143](http://lh.rdcpix.com/f911f96c330fc0ad238028760a352b6bl-f3095017521r.jpg) ![790 McSwain Branch Road - Photo 144](http://lh.rdcpix.com/f911f96c330fc0ad238028760a352b6bl-f3992094857r.jpg) --- **MLS#:** 26007272 | **Updated:** 2026-10-20 **Source:** listhub *Copyright © 2026 ImagineMLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.* [View on PropertySimple](https://www.propertysimple.ai/listing/790-mcswain-branch-road-irvine-ky-40336-b2ae44509150481d89fcacdb186833e5) --- ## Structured Data ```json { "@context": "https://schema.org", "@type": "RealEstateListing", "@id": "https://www.propertysimple.ai/listing/790-mcswain-branch-road-irvine-ky-40336-b2ae44509150481d89fcacdb186833e5#listing", "url": "https://www.propertysimple.ai/listing/790-mcswain-branch-road-irvine-ky-40336-b2ae44509150481d89fcacdb186833e5", "name": "790 McSwain Branch Road, Irvine, KY 40336", "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. 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