Some properties sell the land more than the house, and this one leans all the way into that. On 5 mountainous, wooded acres outside Butler, a 1920 farmhouse/bungalow at 429 Greggs Branch Rd comes with a creek running through the property and, as the listing puts it plainly, “lots of wild life.” It’s priced at $80,000, making it one of the more affordable ways to get real acreage and a genuine fixer-upper into the mix at the same time.
A Creek, Wildlife, and Real Mountain Seclusion
The listing’s standout features are refreshingly simple: creek on property, and lots of wild life. The 5-acre lot is described as mountainous and wooded, giving buyers a genuinely secluded, nature-forward setting rather than a flat suburban lot. Built in 1920 with a farmhouse/bungalow architectural style and wood siding under a metal roof, the home carries real age and character, the kind that comes from being part of the land for over a century.
Important Buyer Disclosures
This is a project property, and the listing is upfront about it: the home’s overall condition is listed as below average. There is currently no heating system and no cooling system installed, meaning a full HVAC setup would need to be added by a buyer. Water comes from a spring rather than a municipal or well system, and there is no sewer or septic information provided in the listing, both details worth confirming directly before making an offer. The listing accepts cash or conventional financing, which is worth noting for buyers planning their purchase approach.
The Practical Details
At 1,300 square feet with 2 bedrooms and 1 full bathroom, the home offers a modest but workable footprint for a full renovation. The property is not in a subdivision and carries no HOA, and the listing notes no formal zoning designation. Given the combination of no heating/cooling and below-average condition, this is best suited for a buyer with renovation experience or the budget to bring the systems fully up to date.
The Numbers
This property is listed at $80,000, which works out to roughly $62 per square foot. It sits at 429 Greggs Branch Rd in Butler, Tennessee 37640, tucked into the mountains of the northeastern corner of the state.
The house itself offers 1,300 square feet of living space, with two bedrooms and one full bathroom. It was built in 1920, and its age shows. The condition is listed as below average, making this a genuine fixer-upper rather than a move-in-ready home. Anyone buying here should plan for substantial renovation work from the ground up.
What makes the listing interesting is the land. The property comes with five acres of mountainous, wooded terrain, offering the kind of privacy and natural setting that is increasingly hard to find at this price point anywhere in the country.
Utilities are basic. Water comes from a spring on the property, and sewer details are not specified in the listing, so a septic inspection would be an essential first step for any serious buyer. There is currently no heating and no cooling system in place, which means a full HVAC installation belongs at the top of the renovation list.
As for financing, the seller accepts cash or conventional loans. Given the condition of the home, traditional mortgage approval may prove difficult, so buyers should speak with a lender early about renovation loan options.
Note: This home has no heating or cooling system installed and is listed in below-average condition — factor renovation costs into your offer. Sewer/septic details are not specified in the listing and should be confirmed directly.
Why Butler
Butler carries one of East Tennessee’s most memorable stories: the original town of Butler was deliberately flooded in the 1940s when the TVA built Watauga Dam, and residents famously moved their entire town — homes, cemeteries, and all — to higher ground before the water rose, earning it the nickname “the town that wouldn’t drown.” Today’s Butler still sits near Watauga Lake, surrounded by the same mountainous terrain that shaped that story, offering the kind of rugged, wooded seclusion this property delivers in full. For a buyer looking for real acreage, a creek, wildlife, and a renovation project at an entry-level price, Greggs Branch Rd is a rare find in a town with genuine character.
Interested in touring 429 Greggs Branch Rd or want more details on the Butler area? Reach out to the listing agent below in ZILLOW
