464 Deal Road · Copperhill, Tennessee

83 Acres.
2,100 Feet of River.
Roads Already In.

2,100' river frontage
~$1M roads built
0% TN income tax
15 min to Blue Ridge, GA

A contiguous 83-acre parcel on the Ocoee River corridor in Polk County, Tennessee. Over a million dollars of gravel roads already on the ground — 20 years old, zero grading maintenance. 15 minutes from downtown Blue Ridge.

Get the Aerials + Pro Forma See the Subdivision Math

What You're Looking At

Four things set this parcel apart from everything else on the market in the Blue Ridge corridor. Each one matters independently. Together, they don't come up twice.

Water 2,100 Feet

Nearly half a mile of direct river frontage along the Ocoee River corridor. This isn't a creek easement or a shared access point — it's 2,100 continuous feet of your own river boundary. The same river system that hosted the 1996 Olympic whitewater events. Fish it, float it, or just listen to it. Water frontage at this scale on this much acreage almost never comes to market in the southern Appalachians.

Infrastructure ~$1M Built

16–20 foot wide gravel roads with ditching and riprap throughout the property. They've been in the ground for 20 years with zero grading maintenance required. For a developer, this is the line item that changes the entire pro forma — the single most expensive piece of a rural subdivision is already done. For a homesteader, it means day-one access to every corner of the 83 acres.

Location Blue Ridge Corridor

Copperhill, Tennessee — sitting on the TN/GA state line. 15 minutes to downtown Blue Ridge and its restaurants, shops, and the Scenic Railway. 20 minutes to Ocoee River rafting (Class III–IV rapids, 24 commercial outfitters). 90 minutes to Chattanooga, under 2 hours to Atlanta. Close enough to be connected, remote enough to be left alone.

Tax Advantage 0% Income Tax

Tennessee has no state income tax. For buyers relocating from Georgia, California, New York, or any income-tax state, this applies to every dollar earned — not just income from the land. It's a permanent structural advantage that compounds every year you own it.

Aerial looking west over the property at dusk — road network visible through the canopy, Ocoee River corridor at right.

Developer or Homestead

This property works two ways. Pick the one that fits.

Property plat with roads — 83 acres, Grassy Creek / Deal Road, Copperhill TN

Recorded plat with existing road network overlaid. Click to enlarge.

The Numbers

83 acres with ~$1M of road infrastructure already built. Area lot comps in Polk and Fannin counties run $70K–$120K for 1–2 acre subdivision lots.

Listing Price$2,400,000
Price per Acre~$28,900
Net Developable (80%)~66 acres
Estimated Lots (1.5 ac)~44
Area Lot Comps$70K – $120K
Midpoint Revenue~$4.18M
Roads Already Built~$1M saved

The roads change the math. Typical rural infrastructure cost runs $8K–$15K per lot. With ~$1M already in the ground — gravel, ditched, riprapped, and proven over 20 years — your cost basis drops before you break ground on a single lot.

Nearby Subdivisions

Ocoee Mountain Club (Polk Co.) — log & timber community, sewer/water, $350/yr HOA. Limited 1-acre lots remaining.

Highland Woods (Polk Co.) — gated, paved roads, 2+ acre lots, $400/yr HOA.

Fannin Co., GA — median land price ~$40K/acre. Subdivision lots in Blue Ridge corridor listed $30K–$100K+.

Request the Full Pro Forma

This is 83 acres of southern Appalachian river land in Polk County, Tennessee. Hardwood canopy. Gravel roads that wind through the property and down to the water. Ridge views in every direction. The kind of quiet that's hard to find on parcels this size, this close to a town people actually want to live near.

Blue Ridge is 15 minutes south. Chattanooga is 90 minutes west. Atlanta is under two hours. You're on the Tennessee side of the state line — no income tax, lower property taxes, and 83 acres between you and your nearest neighbor.

2,100'

River Frontage

Your own river boundary — fish, swim, kayak, or put in a dock. Nearly half a mile of continuous water access.

83 Acres

Contiguous

Not a half-acre lot. Not a 5-acre "ranchette." A full 83-acre parcel of Appalachian mountain land, one boundary, one deed.

Roads In

Build Anywhere

Pick your build site — ridgetop, river bottom, or somewhere in between. 16–20 foot gravel roads already reach every corner of the property.

0% Tax

Tennessee

No state income tax. If you're coming from an income-tax state, you save on every dollar earned from day one.

15 min

To Blue Ridge

Downtown Blue Ridge — restaurants, breweries, the Scenic Railway, groceries. Close enough to run errands. Far enough to not hear traffic.

$2.4M

Listed

83 contiguous acres at ~$28,900/acre. Reach out for the full package — terms, pro forma, and aerials.

What This Land Can Become

This property was previously designed as a boutique mountain resort — Ocoee Preserve. The concept included a main lodge, hillside residences, and a river boathouse. Designed pre-COVID as a hospitality development, the project was paused when the market shifted. The land has been held since — not because anything is wrong with it, but because the timing and use case changed. These renders show the caliber of development the terrain, river access, and infrastructure can support.

Aerial render — Ocoee Preserve resort concept nestled in the forest canopy
Aerial master plan — lodge, pool terrace, hillside residences, and river boathouse
River boathouse render with kayak launch on the Ocoee
Boathouse and kayak launch on the river
Lodge interior with floor-to-ceiling windows and stone fireplace
Lodge interior — stone, timber, floor-to-ceiling glass

The Ocoee Preserve concept is not included in the sale — it's shown here to demonstrate what the terrain, river access, and road infrastructure can support. Full architectural package available on request.

Deal Structure

Listed at $2.4M. Phased lot release available for developers. Straightforward closing for homestead buyers. Terms below are a starting framework, not a take-it-or-leave-it.

For developers: per-lot release pricing is available. The pace should be aggressive enough to recoup in 2–3 years. Reach out and we'll walk through the numbers.

Listing Price$2,400,000
Price per Acre~$28,900
Lot Release (Developers)Per-lot pricing available
Development PaceAggressive — full recoup in 2–3 yrs
Direct PurchaseAlso available
Per-lot release pricing includes a seller carry premium. Pace and milestones structured to protect both sides. Full financial model available on request.

What's Nearby

The property sits on the Tennessee/Georgia state line in the Blue Ridge corridor. Here's what's within reach.

Drive Times from the Property

Blue Ridge, GA ~15 minutes — restaurants, shops, Blue Ridge Scenic Railway, groceries
McCaysville / Copperhill ~5 minutes — twin towns straddling the TN/GA state line
Ocoee River Rafting ~20 minutes — Class III–IV rapids, site of 1996 Olympic whitewater events
Chattanooga (CHA airport) ~1 hour 45 minutes
Atlanta (ATL airport) ~1 hour 50 minutes

Outdoor & Recreation

Ocoee River Whitewater 24 commercial outfitters, Class III–IV rapids. Site of the 1996 Olympic whitewater events.
Toccoa River Tubing, kayaking, fly fishing — calmer water, 10 minutes south
Benton Falls 65-foot waterfall, 1.5-mile trail in the Cherokee National Forest
Blue Ridge Scenic Railway 2-hour round trip along the Toccoa River to McCaysville and back
Zipline Canopy Tours Cable networks over the Blue Ridge forest — combinable with rafting trips

Contact Us

Whether you're running subdivision numbers or looking for your own 83 acres of river land, send a note. We'll get back to you within a day with the full package — aerials, pro forma, comps, and terms.

(762) 270-0416
ocoeeriverland@gmail.com
464 Deal Road, Copperhill, TN 37317
$2,400,000 — 83 contiguous acres, 2,100' of river frontage, ~$1M in roads on the ground. Copperhill, Tennessee.

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