For Sale · Finger, Tennessee · Chester County

Ivy Rose
Ranch

34.5 Acres of West Tennessee Farm Country
34.5 Acres
$0 State Income Tax
<$1,200 Property Tax / Year
1920 Farmhouse Built
Inquire About This Property
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Spectrum CableService Available
Conventional LoanNo PMI · Financeable
Working FarmPartial Fencing · Well Water
$269,000Asking Price
34.5 AcresChester County, TN
The 1920 farmhouse at Ivy Rose Ranch at golden hour
The Property

A Working Ranch.
Ready for What You'd Build.

Ivy Rose Ranch is 34.5 acres of established West Tennessee farmland — partially fenced pastures, mature hardwoods, open fields, and a 1920 farmhouse with an attached garage and durable metal roof.

This isn't raw land. It's been lived on, farmed, and cared for. The working well is in — water reaches the fields today by hose, and it’s ready for piping if you want it permanent. Electric service is on-site. And Spectrum cable internet is available to the property — a genuine rarity for a rural farm of this size in West Tennessee.

For the right buyer, this is a meaningful lifestyle change, not a project from scratch. You bring your remote career and your vision. The land is ready to meet you.

And if what you want is a project — a renovation, a build-out, something to make and document — the hard part is already done. The well, the electric, the fencing and the coops are in. What's left is the part you'd actually enjoy.

The Land

See the Property

Paved road frontage and hardwood tree line at Ivy Rose Ranch
Chicken coop and run with established laying flock
The farmhouse and attached garage in summer
Fenced pasture with tree line at Ivy Rose Ranch

📸 Additional photos and a virtual walkthrough available upon request.

The Math

Why Tennessee
Makes Sense

If you're paying New York or Massachusetts taxes, this property pays for itself faster than you think. Run the numbers.

New York
State Income Tax
Up to 10.9%
Property Tax / Year
$8,000–$25,000+
Comparable Land
$800K–$2M+
Cost of Living Index
187 (NYC)
Massachusetts
State Income Tax
5–9%
Property Tax / Year
$6,000–$18,000+
Comparable Land
$500K–$1.5M+
Cost of Living Index
162 (Boston)
Ivy Rose Ranch, TN ✓
State Income Tax
Zero. None.
Property Tax / Year
Under $1,200/yr
34.5 Acres + House
$269,000
Cost of Living Index
78 (Chester Co.)

If You're Buying It As a Project

The entry price is the part most renovation buyers can't find anywhere else: $269,000 for 34.5 acres and a 1920 farmhouse, on conventional financing with no PMI. What you spend from there depends entirely on what you want to change.

That conversation starts with seeing inside. Interior photos and a full walkthrough are available on request — call or email Austin below and he'll send them.

What's Included

Everything You
Need to Start

🌐

Spectrum Cable Internet Available

Spectrum cable service is available to the property — not satellite-only, not a future promise. For remote workers, this is the single biggest rural land objection solved before you even ask. If you upload video for a living, you can do it from here.

🎬

A Property With a Story to Tell

A 1920 farmhouse, a laying flock, pasture that has carried cattle, and 34.5 acres of West Tennessee. If you renovate, homestead, or film what you build, the material is already here — and so is the connection to publish it.

🏠

1920 Farmhouse

Solid-built 1,281 sq ft home with fireplace, hardwood floors, full kitchen, bathroom with tub, ceiling fans, and an attached garage.

🌾

34.5 Acres — Partially Fenced

Open pastures, mature hardwood tree lines, and established field areas. Partial fencing already in place — a solid foundation for livestock, hobby farming, hunting, or simply wide open space.

🔧

Working Well & Electric On-Site

Working well, with water already reaching the fields by hose and ready for piping if you want it permanent. Electric service on-site. Propane available. HughesNet satellite internet also available as a connectivity backup.

🐓

Poultry Setup & Laying Flock

Three separate coop and run structures already built — a cedar coop with attached run, a large covered chain-link run, and a walk-in wire coop — plus an established laying flock. Fresh eggs from day one instead of a season of building.

🐄

Proven Grazing Land

Cattle have been run on this property. A 3-acre section is fenced tight enough that it held a small herd — that part is usable as-is, so you can have animals out the first week. Beyond it, fencing runs around roughly 17 acres and is about 80 percent complete; the far back of the land and the road frontage are the open gaps. You're finishing a fence, not starting one — and you have somewhere to put livestock while you do it.

🦌

Wildlife & Recreation

West Tennessee farm country known for deer and turkey. Privacy, tree lines, and open fields create natural habitat. Hunting potential on your own land.

🏦

Conventional Financing

No PMI. Conventional loan. Property qualifies for standard financing — not land-only restrictions. At $269K, monthly payments are comparable to many city rents.

Who This Is For

Is Ivy Rose Ranch
Right for You?

Northeast Relocators

Escaping High Taxes & High Costs

  • Paying $8K–$20K+/yr in property taxes now
  • State income tax eating your paycheck
  • Want land but can't afford rural NY/MA prices
  • Ready to own, not rent
  • Tennessee: zero state income tax, under $1,200/yr taxes
Remote Workers

Work From Anywhere — Why Not 35 Acres?

  • Fully remote or hybrid schedule
  • Need reliable internet (Spectrum available ✓)
  • Want space, privacy, and a slower pace
  • Indianapolis, Nashville, or beyond
  • Mortgage < current rent in most metros
Homesteaders

Ready to Farm, Raise Animals & Live Differently

  • Partial fencing already in — good foundation to build on
  • Looking for below-market farm entry point
  • Serious about food independence
  • Hunting on your own land
  • Infrastructure in — not starting from zero
Makers, Renovators & Flippers

Raw Material — With the Infrastructure Already In

  • 1920 farmhouse, 1,281 sq ft — a real renovation, not a teardown
  • Three coop structures, hardwoods, open fields, 34.5 acres
  • Cable internet on-site — upload from the property, not from town
  • Well, electric, and partial fencing already in the ground
  • Interior photos and a walkthrough available on request
Make Your Move

Ready to See
Ivy Rose Ranch?

$269,000

Serious inquiries welcome. Get in touch to schedule an in-person or virtual walkthrough.

Located at 5725 Old Friendship Rd, Finger, TN 38334 · Chester County

Listed By
Tutt Land Company
Austin Carroll, Listing Agent
📞 Office (334) 627-4004
📱 Direct (731) 608-2933
📧 austin@tuttland.com
📍 Finger, Tennessee 38334
Call Austin Email Austin
Schedule a Private Tour

Prefer to write? Send a note and I'll get back to you personally — usually the same day.