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    Recreational Waterfront Land Tract Title is generated by Realmo AI

    Hickory Creek Camp Road, Morgantown, KY 42261

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    Claim this Listing
    For Sale
    $3,800,000

    LAND - Morgantown, KY

    Lot size:
    1,000.00 Acres
    Added:
    Apr 15, 2026
    Days on Market:
    50
    Last Refresh:
    Jun 3 at 8:06 pm

    Property Features for Hickory Creek Camp Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Lot size
    1,000.00 Acres

    Utilities

    Water front features
    Lake
    Water front
    1

    We can help!

    Listing Contact
    Andrew Cottrell

    Listing agent Andrew Cottrell License #286330

    Listing office Crye-Leike Executive Realty 1278 Campbell Lane, Bowling Green, KY

    Listing date Apr 15, 2026

    MLS# RA20262075 Listing URL

    Copyright © 2026 REALTOR® Association of Southern Kentucky, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Approximately 1,000 contiguous acres offered as a large recreational and investment tract
    • Includes a 40‑acre lake for year‑round recreation such as fishing and waterfowl hunting
    • Rolling pasture with pockets of timber and natural habitat supporting abundant wildlife
    • Well‑established internal road and trail system provides access across the tract
    • Road frontage and excellent access support multiple uses, including private estate or hunting preserve

    Overview

    This offering presents a large contiguous land tract with a central 40-acre lake and a mix of rolling pasture, pockets of timber, and natural habitat. The property is laid out to support on-site use, with an internal road and trail system that runs throughout the tract for moving across the acreage by truck, ATV, or horseback.

    The property is located in Butler County near Morgantown, Kentucky, and is described as having road frontage and access suitable for a wide range of private and recreational applications. The lake is positioned as the property’s primary focal point, and the surrounding terrain is characterized as wildlife-supporting habitat based on the current land description.

    For buyers seeking a turnkey large-scale outdoors property, this tract is presented as an option for private retreat ownership, hunting and recreation use, or a dedicated hunting preserve style setup. The land description also points to flexibility for agricultural or cattle operations and longer-term land investment. With acreage size, waterfront features, and internal driving and riding access already in place, it’s designed for owners who want to utilize the full property rather than rely on external access alone.
    Location Intelligence

    Current Use by Public Records

    Hunting land

    Map

    City
    Morgantown
    County
    Butler
    State
    Kentucky
    Longitude
    -86.8015
    Latitude
    37.19734

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    FAQs

    What type of property is this?
    Hunting land - Large contiguous tract featuring a 40-acre lake and internal roads for year-round recreation and private use.
    Where is this hunting land located?
    The property is located at Hickory Creek Camp Road Morgantown, KY.
    What is the asking price?
    The asking price for this property is $3,800,000.
    What are key features of this property?
    This property features: Approximately 1,000 contiguous acres offered as a large recreational and investment tract; Includes a 40‑acre lake for year‑round recreation such as fishing and waterfowl hunting; Rolling pasture with pockets of timber and natural habitat supporting abundant wildlife
    (270) 589-7045
    We can help!
    Listing Contact
    Andrew Cottrell
    Real Estate License ID: 286330
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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