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
FSBODirect from Owner
Ivy Rose Ranch pasture land
The Property

A Working Ranch.
Ready for You.

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 with water lines running to the fields. 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.

The Land

See the Property

Green summer pasture at Ivy Rose Ranch
Farmhouse front porch
Early morning field view
Working farm fields 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.)
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.

🏠

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 lines running to the fields — not just the house. Electric service on-site. Propane available. HughesNet satellite internet also available as a connectivity backup.

🦌

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
Make Your Move

Ready to See
Ivy Rose Ranch?

$269,000

Sold by owner — no middleman, no delays. Contact directly to schedule an in-person or virtual walkthrough.

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

📞 (508) 523-7846
📧 Contact via email
📍 Finger, Tennessee 38334
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