This property is shown by APPOINTMENT ONLY.

QUESTION:    What is the asking price and is it negotiable?

ANSWER:     The asking price is $695,000.00 US Dollars which is reduced from the original $965,000.00 US Dollars. This is to encourage a fast sale and reflects our motivation to take advantage of this BUYER'S MARKET! We are all in the same boat together... We have to sell what we have in order to buy as well; and there has been no better time to buy than now! This discount directly reflects the discount that we might receive on property we are looking at buying. So we are now well below KY market value.

As this is a very unique property there is no real local market to 100% compare it to. Price is based on what we have put into the property with consideration taken in for local land values. Raw acreage in the area ranges from $2,850.00 to $4,900.00 per acre for similar size land.

Yes the price is negotiable... Unlike other sellers you can not insult us by trying to get the best deal you can. We are business people too and fully understand this issue. Your only risk will be either us saying "no" or someone else beating you to the punch.

FINALLY WE HAVE A LEGITAMATE COMPS! Since we offered our place for sale the biggest question has been; "Do you have any good examples of comparable land that has been SOLD near you?" Well now we do... and all this can be 100% verified by checking with the County Clerks Office / Deed Records. This comparison is ECXELLENT in regards to the actual raw land. Remember that so little has been sold in this market and our place is so unique it is near impossible to find any comparable property. This is the only thing that has even been close in any way to ours.

• #1 This Comp is only 3.5 miles from our place & on HWY 70. (GOOD)

  • 68.55 Acres: 50% Woods & 50% Pasture (GOOD)

  • No buildings or other structures of value. (GOOD)

  • Lay of the land is similar in that the pasture is flat area and the woods are mostly on the steep hill side so our place has a slightly better layout as our woods are 30% on relatively level terrene.

  • Buyer is the largest single land owner in the county so he should know the market better than anyone. So this was bought by a LOCAL not someone from out of state. (GOOD)

  • Our place is far better taken care of as the previous owner of the sold property did not live on the property and thus it was not well cared for.

  • We have far better natural water ways. The property that was sold does not appear to have any ponds or creeks.

  • The property that was sold is split DOWN THE MIDDLE by HWY 70. Now this could be a plus or a minus... A plus if you plan to sub-divide as you have 3 times the frontage that we have. I feel it is a HUGE MINUS as who wants a HWY running down the center of their place. In all fairness HWY 70 is not very busy but, still it greatly limits your privacy and safety in regards to pets or farm animals.

  • SOLD for $253,635.00 = $3,700.00 per acre. October 28, 2007.

• #2 This Comp is only 2.8 miles from our place & on HWY 70. (GOOD)
  • 162.2 Acres: With 72 acres in Pasture & the balance in Woods (GOOD)

  • No buildings or other structures of value. (GOOD)

  • We have far better natural water ways. The property that was sold does not appear to have any ponds or creeks.

  • SOLD for $3,182.00 per acre. July 12th 2008.

So based on all the above and many other subjective / intangible issues this means that our place which is actually 157.388 acres (according to the deeds) would equate to a land value only of $582,335.60 in TODAY'S MARKET! Add to that even a bare minimum for our added features i.e. house, shop, garage, gardens, etc. and you are well over $940,000.00.

TRADES: Sorry we are NOT interested in any trades.

QUESTION:    Is there any additional acres available?

ANSWER:     YES... There is 109 acres right next door!

ADDITIONAL ACREAGE: There is an additional 109 acres available that borders our property. This area has very restricted access as we block all utilities and driving access to it. The asking price is really low due to this access problem. Asking $140,000.00. So if you buy our place and this added acreage the new 109 acres will double in value over night as you control the access.

As you can see these 109 acres has lots of Creek Frontage. It also blocks access to all the land on our side of the valley same as we do. This means that any land you buy beyond this point also will greatly increase in value as you alone control the access to power, city water and road ways. About 75% is nice wooded valley floor, hill side and hill top. There are fantastic views on top as there are on our hill top. The fields are some of the best bottom land in the area!

CLICK HERE FOR MAP & DETAILS

QUESTION:    What is the WEATHER like?

ANSWER:     We do have ALL FOUR SEASONS!!

Generally very mild winters with little or NO SNOW fall. So if you are looking to ski, ice skate or any other winter activity... FORGET IT! Winter temperatures are between 60 degrees and 42 degrees generally (+/- 8 degrees in extremes).

Summers are also mild compared to most states. With temperatures are between 92 degrees and 62 degrees generally (+/- 8 degrees in extremes). Humidity is generally low as well. August there will be 1-2 weeks where the humidity is medium to high. But from living in Iowa and Tennessee both those states are have really bad / high humidity compared to here.

Most people asking this question come from states like TX, FL, GA, LA, MS, SC, IA, NC, CA, OK, MO & AZ. What they really want to know is, are there any really bad nature disasters that are common in the aforementioned states.

To be 100% clear on this issue:

• There are NO Earthquakes like in California, AK, HI, WA, OR, MT & UT.

• There are NO Major Floods like in MO, IA & IL.

• There are NO Storm Surges like in TX, FL, LA, GA, VA, SC & NC.

• There are NO Tornados like in OK, AR, TX, MO, IA, IL, IN & OH.

• There are NO Hurricanes like in TX, FL, LA, GA, MS, VA, SC & NC.

• There are NO Major Droughts like in TX, AZ, FL, GA, SC & NC.

• There are NO Wild Fires like in CA, OR, WA, TX, FL, & NC.

• There are NO Volcanoes like in HI, AK, UT, MT, OR & WA.

• There are NO Risk of Tsunami like in CA, OR, WA, HI, AK, FL, LA, GA, MS, VA, SC & NC.

• There are NO Sever Winter Storms / Heavy Snow Fall like in CO, MT, UT, ND, SD, IA, IL, MI, PA, NY, ME, DE, MN & WY.

• There are NO Sever Cold Spells like in CO, MT, UT, ND, SD, IA, IL, MI, PA, NY, ME, DE, NB, MN & WY.

• There are NO Major Heat Waves like in AZ, CA, NM, TX, FL, LA, GA, MS, SC & NC.

• There are NO Major Rain Fall like in WA, OR, TX, FL, LA, GA, MS, VA, IL, IA, NB, SC & NC.

We specifically choice this location because of the very mild weather pattern.

KY generally is NOT a Terrorist or Strategic Target like other states. KY is full of wildlife and natural beauty. There is little or nothing in the state of strategic or military importance.

QUESTION:    Are these really photos of the actual property?

ANSWER:     YES... Both my wife and I are amateur photographers with digital cameras. Every photo on this site was personally taken by us and is 100% representational of what we are selling. All photos are of the actual property that is for sale with the exception of the photo of the neighbor across the creek (click here). This photo does not contain any land which we own. This is a photo of your view across the creek from the house and barns.

I do understand this question on this issue as we have seen many other real estate websites that have few or no photos and others that have only shots of million dollar houses near by. Well there are no million dollar houses near by us. Just hundreds of millions of dollars of beautiful forest or well maintained farm land. Super tranquil, private and safe. The type of peace of mind that money just can not buy.

QUESTION:    What is the cost of living in KY?

ANSWER:     Following are rates for utilities like: water, garbage and electrical… just something to compare to where you live and other locations nation wide. When we moved from San Francisco we saw about a 38% decrease in cost of living.

Here is the break down:

• Property Tax: For those of you in Florida, Pennsylvania, New York, California & actually every other state and county in the USA. Our county has perhaps the lowest and most reasonable property tax rate on the planet which is @ 0.79%. So it is well below 1%. Currently $7.91 per $1000.00 of assessed value. We also get a discount of 2% on the total bill if we pay one month before balance is due.

  Casey County has a very fair approach to tax assessment. As Casey County is not like other counties in KY or other states that have huge budges due to over expansion and pork barrel spending. The assessor's office does not need to generate large revenues. Thus the tax burden on the residents in minimal. As we have a farm over 100 acres we get a special exemption for the usual way that taxes are assessed. Normally you would expect to pay tax based on what you paid for the property. NOT in Casey County! The tax you pay is based on criteria set from realistic value that a farm could produce. Farms over 100 acres are assessed by type of soil.

  There are 3 types and thus 3 rates:

  1. Tillable / Row Crop Farm Land is assessed @ $600.00 per acre.
  2. Pasture Farm Land is assessed @ $400.00 per acre.
  3. Wooded Land is assessed @ $200.00 per acre.

  Buildings are assessed as follows:

  • Houses like ours are assessed at a rate of $60.00 to $70.00 per sq. foot.

  • Shops like ours are assessed at a rate of $25.00 to 40.00 per sq. foot.

  • Pole Buildings with concrete floors are assessed at a rate of $5.00 to 10.00 per sq. foot.

  • Pole Buildings without concrete floors that are used for feed, live stock, horses, farm equipment or any other agricultural purposes are generally NOT assessed at all.

  • Garden walls, Pergolas, BBQ areas, pools, sheds, out buildings are generally NOT assessed at all.

  Best of all!!! This same rate applies to the NEW BUYER! So the current property tax we pay (about $1,100.00 per year) is close to the amount the new owner would pay regardless of the amount of money paid for the property! For example: If a buyer pays $10,000,000.00 (yes 10 Million Dollars) or if he pays $1.00 (yes one dollar) the amount of assessed value will be about $1,100.00 (yes one thousand, one hundred dollars).

  I know it sounds too good to be true... But it is TRUE! I am happy to supply the telephone number to the assessor's office so you can check for your self!

• Water (City / County): Of course you can pull free water from the 2 wells or the creek but, why bother as we have perhaps the cheapest clean water in the USA. This property does have City / County Water: Which may not seem like a big deal to you but, here in KY most farms do not have purified water. Fresh water wells are not real all that good as below 150 feet in KY you find Natural Gas or Oil… not water. We do have a 1.5 water line which means that it is large enough to supply irrigation but, more so that you get great water pressure. 145+ psi at the meter… we have it regulated down to 70 psi at the house which is still blasting for a shower. Water is very cheap. The first 2000 gallons is @ $14.50 FLAT every gallon after that is $0.006 per gal. Water bills rarely exceed $20.00 each month. This is a RESIDENTIAL FEE SCHEDULE… agricultural is even less but, almost no one has use for an AG rate as rain fall is near ideal and any good farm will have steams and ponds for live stock and crops.

• Electrical Rate: $0.06139 per KWH. That is just over six cents per kilowatt hour! On average we pay per month is $75.00 and we are not making any attempt at conservation. Large part of this is due to our building techniques which implore far better than average insulation values.

• Garbage: We do have weekly garbage collection. Recycling is free. Aluminum (all not just cans) you get paid for. Current price is $0.72 cents per pound. For normal garbage pick up you are restricted to no more than 3 large (55gal.) garbage bags (need to be bagged) per week. We rarely have 2 bags… Service is $12.00 per month.

QUESTION:    Why are we selling?

ANSWER:     Actually we are not in any hurry to sell or leave a property that we have worked so hard to create. We are not farmers. One of our 3 businesses has grown significantly since we moved to KY. This business owns several product lines that have patents in the weapons industry. We have already built a new shop / warehouse in another state in order to be closer to our DOD end users and Military buyers. We thought that we could easily run / operate this new facility in abstencia but, it looks as though we will have to commute more than hoped. We wish to maintain the quality of life that we have come to enjoy here in KY so we have decided to move to the new facility so we are not on the road all the time.

QUESTION:     How quickly can the buyer take possession of the property?

ANSWER:     In KY (unlike other states) the seller can state (as a part of the deal) any time period he wishes in order to vacate the property. Because of our businesses we are likely looking at 1-3 months from point of payment. This time frame is obviously negotiable.

When you are ready to make the payment in full we all meet with our attorney who specializes in contracts and real estate dealings. We have him write up the new deed and all parties sign upon payment received. We then walk over to the County Clerk's Office (across the street) and file the new deed. All this can be done inside one day. At the end of the day you walk away with the deed to your new property and a contract stating all conditions in regards to when and how you take possession.

So you can see that it is VERY EASY and FAST to do the actual transfer of the deed in our county and state.

QUESTION:    Can the buyer also buy the house as furnished and or farm equipment, backhoe, vehicles, etc?

ANSWER:     Yes we are open to any and all creative offers. We have a lot of equipment and a few vehicles that will also be available when we sell. We also have a BATF 07 Manufacturing License and SOT to build Class III Machine guns & Silencers. This license is very difficult to get approved and is closely linked to the properties location and surroundings. It is generally easy to transfer ownership and inventory to qualified (no felony) persons as long as the location remains the same. Any offer / deal in this area would require that the property be sold separately from any amenities. Lastly our CERAMIC STUDIO is also available. What you would be buying would be only the major equipment i.e. Kiln, Potters Wheel, Slab Roller and a like. Everything is negotiable.

QUESTION:    Are Realtors Welcome & Why are we representing ourselves?

ANSWER:     Yes Realtors / Agents are welcome. Commissions / Fees are negotiable.

We are representing ourselves for a number of reasons. Most importantly is that the property is so vast and complex that only first hand knowledge can supply a true representation. We have vast experience in other business and this is no different. Of course we have our own real estate, banking and business attorney to handle the final paperwork and escrow just to be 100% sure everything is correct. I am a firm believer that an informed customer is a happy customer and we want someone who will enjoy and continue what we have started.

QUESTION:    How do we see this property?

ANSWER:     We show the property by appointment ONLY. Just call (606-787-0022) or e-mail me (mfrost@mfiap.com) to make an appointment. Generally we require one week notice for appointments. Bad trip planning / calling the night before you want to come will likely end in our not being available to show the property. Please understand that we are very busy with Military / DOD contracts and our own personal lives that we are not always going to be available. Because of the nature of the Class III Machinegun business you can not just drive on to the property and walk around.

Obviously this is a very unique property that really has to be seen to be fully appreciated. We highly recommend that you allow 3-4 hours to see the property (guided tour) and a couple of additional short visits (unguided) (1) at sun rise or sun set as the view is fantastic and (1) visit in the middle of the night to see how incredible the night sky and stars are as well as to listen to the silence. There is perhaps not a more tranquil place in the Mid-South or Mid-West than our ranch. If you want to hike the hill of the wetland areas we high suggest you also bring rubber boots as it will make walking up the many creeks more enjoyable. Mosquito repellent is NOT necessary as we have very few or non in this area. This is one of our great benefits here... unlike other states where you are inundated by mosquitoes... I have never seen or been bitten by one in 8 years of hiking the property.

For additional information you can contact Michael ( the owner )
Tel: 606-787-0022 Mon-Fri 10:30 AM to 6:30 PM ( East Coast Time ).
info@mission-san-miguel.com