A 1920s Cabin, Three Barns, and Two Stocked Ponds: Inside 1786 Goshen Valley Rd in Church Hill, TN

Just listed in Church Hill, Tennessee, 1786 Goshen Valley Rd offers a genuine working-farm setup: a century-old cabin paired with 13.67 fully fenced acres, complete with pasture land, three barns, and two ponds stocked with catfish and bluegill. Priced at 424,999 dollars, this property is aimed squarely at buyers looking for a real homestead rather than just a house with a big yard.

Property Snapshot

Built in 1920, this cabin-style home offers 3 bedrooms and 1 full bathroom across 1,440 square feet, priced at roughly 295 dollars per square foot. The lot spans 13.67 acres of level, fully fenced pasture land, with a farm pond as part of the landscape. Annual property taxes are 996 dollars, and there is no HOA. Zillow’s Zestimate places the home’s automated value at 264,600 dollars, well below the asking price, a gap that reflects how heavily land, barns, and infrastructure like this can be undervalued by automated pricing models. Zillow estimates a monthly payment of around 2,750 dollars.

A Century of Character

Inside, the cabin retains its historic charm with a fireplace and insert providing a classic heat source and focal point for the living space. Covered front and back porches extend the living area outdoors, ideal for taking in views of the surrounding pasture and ponds. Heating runs on propane, supplemented by a heat pump and wall units for cooling, while the home is served by public water and a private septic tank.

A Genuine Working Property

What sets this listing apart is the sheer amount of usable farm infrastructure already in place. The 13.67-acre lot is fully fenced, ready for livestock without additional work, and includes two ponds stocked with catfish and bluegill, offering both recreation and a practical food source right on the property. Three separate barns provide extensive storage, workspace, or shelter for animals, while two carports and a storage shed round out the property’s functional buildings. For buyers dreaming of a working homestead, a hobby farm, or simply a property built for serious self-sufficiency, this combination of fencing, water features, and outbuildings is hard to find already assembled.

Financing Options to Consider

A rural property like this one, with a mix of a historic home and working farm infrastructure, opens up several financing paths worth discussing with a lender.

A USDA loan is worth investigating first, since Church Hill and the surrounding Hawkins County area often qualify as eligible rural zones, potentially allowing qualified buyers to purchase with zero down payment.

An FHA loan is another option, typically requiring as little as 3.5 percent down, though given the home’s age, an appraiser will want to confirm the roof, heating system, and structural condition meet minimum property standards.

A USDA or conventional farm loan may also be appropriate for buyers planning active agricultural use of the pastures and barns, since some lenders offer specialized products for properties with working farm infrastructure.

A VA loan may be available to eligible veterans, active-duty service members, or surviving spouses, often requiring no down payment for qualified buyers.

Insurance Considerations

Insuring a 1920s cabin with extensive outbuildings requires more coordination than a standard single-family policy. Buyers should expect to disclose the age and condition of the roof, electrical, and heating systems, along with each of the three barns, both carports, and the storage shed, since insurers typically require details on every structure on the property. The two stocked ponds are also worth mentioning to an agent, as some policies address liability coverage differently for properties with water features, particularly if the ponds will be used for recreational fishing by guests or renters.

Due Diligence Checklist for Buyers

Buyers should plan for a full home inspection focused on the roof, fireplace and insert, propane heating system, and overall structural condition given the home’s age. A septic inspection is important since the property relies on a private system, and buyers should confirm public water service and pressure to the property. Each of the three barns and both carports should be individually assessed for condition and any needed repairs, and buyers should ask about the maintenance history and water quality of both stocked ponds. A land survey to confirm the boundaries of the fully fenced 13.67 acres, along with a title search and review of the tax history, rounds out solid due diligence before closing.

The Church Hill, TN Market

Church Hill sits in Hawkins County in Northeast Tennessee, part of the broader Tri-Cities region near Kingsport, Johnson City, and Bristol. The area has long appealed to buyers seeking rural land at a lower cost than more urban parts of the state, and properties with established farm infrastructure, fencing, barns, and water features tend to draw strong interest, since replicating that setup from scratch would require significant time and investment.

Final Thoughts

1786 Goshen Valley Rd offers a rare, ready-to-use homestead setup: a century-old cabin, nearly 14 fully fenced acres, three barns, and two stocked ponds, all assembled and ready for a buyer to move in and start using immediately. For anyone serious about rural self-sufficiency in Northeast Tennessee, this property is worth a close look before it’s gone.

ZILLOW link