$140,000 for a Rustic Cabin on 5 Acres — Walking Distance From the Tennessee River and Kentucky Lake
Five wooded acres, a rustic cabin with a covered porch, a two-car garage, a carport for the boat, and a marina you can walk to. At $140,000, this property near Waverly sits at the intersection of affordable rural living and serious waterfront access — a combination that’s genuinely hard to find at this price.
The Location — The Real Story
The listing places this property at Mason’s Boat Dock, right at the meeting point of the Tennessee River and Kentucky Lake. That’s not a marketing description — it’s one of the most sought-after recreational water corridors in the mid-South. Boating, fishing, skiing, kayaking, and swimming are all within walking distance of the front door. You’re not buying a property that’s “near the water.” You’re buying a property where the water is essentially part of the backyard.
The Land
Five wooded, sloped acres give the property natural privacy and tree cover without requiring any additional landscaping or fencing. The lot is large enough to feel secluded and small enough to maintain without a dedicated crew. No HOA means no restrictions on how you use the land, store equipment, or modify the property.
The Cabin
Character and Comfort
Originally a single-wide that has been significantly expanded and built out, the home now reads and feels like a site-built cabin — 1,200 square feet across a single level with three bedrooms and two full baths. The living room is generous at 24 by 12 feet, and the kitchen opens directly into a spacious dining room, keeping the layout open and social. Flooring is a mix of wood, vinyl, and carpet, and the rustic aesthetic carries through the entire interior.
The Porch
The large covered front porch is where this property earns its keep on a daily basis. Whether it’s morning coffee before a day on the water or an evening wind-down after a long afternoon of fishing, a covered porch on a wooded lot steps from the river is the kind of feature that sounds simple and delivers constantly.
Practical Details
Central heating and cooling keep the home comfortable year-round. The well supplies water on-site, and a septic system handles waste. All appliances are included in the sale — electric range, electric oven, and refrigerator stay. Annual taxes run just $370.
The Garage and Storage
A detached two-car garage and a two-space carport give you four covered parking spaces total — more than enough for vehicles, a boat, and water toys. On a waterfront-access property, covered boat storage that’s steps from the marina is not a minor detail.
The Area
Waverly is the county seat of Humphreys County in west-central Tennessee, a small city of around 4,000 residents with a tight-knit community feel and the basic services needed for daily life. The draw here is the water — Kentucky Lake and the Tennessee River form one of the premier recreational lake systems in the Southeast, drawing anglers, boaters, and outdoor enthusiasts from across the region. Nashville is roughly an hour and a half to the east for larger city amenities.
The Bottom Line
A rustic cabin on 5 wooded acres, walking distance from the Tennessee River and a marina, with a two-car garage, carport, covered porch, and all appliances — at $140,000. If you’ve been searching for a waterfront-access property in Tennessee that doesn’t come with a waterfront price tag, this one in Waverly is worth a serious look.
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