17 Acres Straddling TN & VA
3665 Fisher Valley Rd Kyles Ford : Kyles Ford, TN 37765
Hancock County, Tennessee
Ranch Description
17 Acres Straddling TN & VA State Line - Build in Tennessee, Roam Virginia
Two connected parcels sold together create one 17-acre property with public road access in Hancock County, TN (Kyles Ford 37765) and adjoining recreational acreage in Scott County, VA (Duffield 24244).
The Tennessee side (7 acres) fronts Fisher Valley Rd with a flat, cleared homesite; the Virginia side (10 acres) is hilly, wooded ground for a hill cabin, hunting, hiking, and views-all accessible internally from the TN parcel. Private financing available.
Key Features
Location: Fisher Valley Rd, Kyles Ford, TN 37765 (Hancock Co.) + adjoining Duffield, VA (Scott Co.) acreage
Total Size: 17 acres (TN ~7 acres; VA ~10 acres) sold together
Access: Gravel frontage to the TN parcel; VA parcel is accessible through TN acreage
Terrain: TN-mix of hillside with a cleared pad in the SE corner • VA-wooded, sloping ridges for recreation
Zoning/Use:
TN (Hancock Co.) ? No zoning; stick-built, mobile, tiny homes, camping & RVs allowed
VA (Scott Co., AR zoning) ? Homes, mobiles, cabins allowed; RV rules apply; short-term rental w/ permit; setbacks: 20' front / 15' sides / 25' rear
Utilities: Overhead power at road (Powell Valley EC-buyer to confirm); well & septic needed (site eval required)
Elevation: ~1,300-1,480 ft (Tn)
Floodplain: None mapped; TN parcel has wetlands pocket at southern edge (stay in uplands for building)
Taxes (2024): TN ~$83/Yr • VA ~$92.40/Yr
Hoa: None
What's Special About This Property?
Positioned where Tennessee meets Virginia, this 17-acre dual-parcel property offers a rare mix of buildable land and recreational ridge country. The 7-acre Tennessee tract fronts Fisher Valley Rd, providing direct county-maintained gravel access. A cleared, level homesite lies ready in the southeast corner, while hillside ground wraps around it. With no zoning in Hancock County, options for single-family, stick-built, mobile, manufactured, cabin, or tiny homes are wide open. RV and camping use is allowed, and permits are straightforward through the local mayor's office.
Heading into Virginia, the 10-acre Scott County parcel adds a rugged extension of wooded, sloping terrain perfect for hunting, hiking, or off-grid recreation. Though landlocked from public roads, it adjoins the TN parcel, making it reachable without easement issues. Scott County zoning (Ar) allows homes, mobiles, and cabins, with RV use permitted under specific anchoring and movement rules. Hunting is unrestricted.
Power runs along Fisher Valley Rd via Powell Valley Electric, while private well and septic would be needed on either lot. Neither tract lies in a Fema flood zone.
This property puts you just ~5 miles from Kyles Ford, ~35 miles from Kingsport, and close to mountain rivers, hiking routes, and scenic byways-while holding ground in two Appalachian states at once.
Highlights
Two States, One Property: Own land in both Tennessee and Virginia in a single purchase-ideal for anyone intrigued by a rare cross-border holding.
Natural Resources: Mixed hardwoods, hillside slopes, and flat areas provide wildlife habitat and natural privacy. Deer, turkey, and small game are common in this region.
Flexible Living Options: Tennessee side is best suited for residential use, while the Virginia side adds space for recreation, trails, and hunting-a clear division of use across parcels.
Recreation-Friendly: Both counties allow camping and RVs, with Tennessee offering near-total freedom and Virginia offering defined, manageable guidelines, but with total freedom for hunting.
Accessible Yet Private: Road frontage only on the TN side ensures privacy and minimal through-traffic while still giving reliable entry.
Payment Notes
$99,750 Cash Price
Private Financing Available to Deserving Buyer at 20-25% Down, $124,688 Financed Price. Bank financing always welcome.
All Property Details
Tennessee
County: Hancock County, Tn
Street: 3665 Fisher Valley Rd, Kyles Ford, TN 37765
Parcel number: 013 013.00
Size: 7 acres
Terrain: Mostly sloping/rolling, flat area at front for building
Access: Gravel road
Property zoning: No Zoning (per county)
RV's: No Restrictions
Mobile / Manufactured Homes: No Restrictions
Camping: No Restrictions
Minimum Build Size: No Restrictions
Short term rentals: No Restrictions
Covenants / POA / Hoa: None
Taxes: ~$83 annually (2024)
Electric: Electric is available nearby (buyer to confirm availability and cost to connect)
Powell Valley Electric Coop
Water: Will need to install a well
Can try the following:
Joe Samples
Sewer: Will need to install a septic system
Can try the following:
Advanced Septic
Enviro Septic
Setbacks: No Restrictions
Flood zone: Not in a flood zone
Utilities disclaimer: We do not make recommendations on any vendors. The utilities installer contacts listed are purely for your information. There may be other options available in the area. Please use this information at your own discretion
Virginia
County: Scott County, Va
Street: 3665 Fisher Valley Rd, Kyles Ford, TN 37765 (technically Duffield, VA 24244)
Parcel number: 155-A-7A
Size: 10 acres
Terrain: Mostly wooded steep slope, some flatter areas
Access: Technically landlocked. Can add easement through the Tennessee property, but you can access unimpeded through your own property
Property zoning: AR - Agricultural and Residential
RV's: RVs are allowed. Must be moved every 180 days, must be anchored for use as a residence. Multiple RVs need special permit
Mobile / Manufactured Homes: Allowed - Must be anchored and skirted
Camping: Allowed
Minimum Build Size: No restrictions
Short term rentals: Allowed
Covenants / POA / Hoa: None
Taxes: ~$92.40 annually
Setbacks: Front: 20ft - Sides: 15ft - Rear: 25ft
Flood zone: Not in a flood zone
Utilities disclaimer: We do not make recommendations on any vendors. The utilities installer contacts listed are purely for your information. There may be other options available in the area. Please use this information at your own discretion
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As a nationwide real estate investment firm specializing in land acquisition and sales, we empower our clients to make informed decisions. Although we don't conduct on-site meetings, we strongly recommend you visit the property to experience its potential firsthand. Ready to explore? Contact us today to arrange your site visit.
Disclaimer: We make every effort to provide accurate and up-to-date information about this property based on available public sources and our own research. However, it is the buyer's responsibility to verify all information, including but not limited to: zoning, access, utilities, buildability, and permitted uses. All buyers are encouraged to conduct their own due diligence before purchasing. This property is sold “as-is” with no warranties or guarantees, expressed or implied.
Ranch Maps & Attachments
Directions to Ranch
Starting in Kyles Ford, TN on the Colonel David B. Snodgrass Memorial Bridge, head northwest on TN-70 N/Colonel David B. Snodgrass Memorial Bridge toward TN-33 N for 197 feet. Turn right onto TN-33 N for 2.2 miles, then turn right onto Fisher Valley Rd. Your destination at 3665 Fisher Valley Rd, Kyles Ford, TN 37765 will be reached on the left in 3.5 miles.
Total distance: 5.7 miles, approximately 12 minutes.
