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Location: Town of Lincoln, Penobscot County, Maine (Google Maps   Yahoo Maps)

Size: 58.2 acres, per survey map

Price: $49,900 ($857 per acre) SOLD

Tax Map Identifier: Map 4, Lot 5 (under new mapping system introduced by town)

Latitude/Longitude: The property entrance along Route 155, is at approx. 45°18'26.469" North, 68°32'39.5" West (decimal: 45.307353, -68.544306). The property has a recent survey, showing 877.5 feet of road frontage. See the location map and scanned survey map below; you can click on either for a larger version.

Description: Rectangular wooded lot on a paved state road, four miles from the center of Lincoln and all its conveniences. Great place for a peaceful Maine getaway with privacy and a convenient location. The property has direct access to a snowmobile/ATV trail. Wildlife on the property includes deer, moose, coyote, snowshoe hare, grouse, woodpeckers, rodents, and various songbirds.

Forest Characteristics: The forest is healthy and consists of a 47-acre stand of mixedwood and an 8-acre stand of hardwood. The mixedwood stand is about 40 years old and has been harvested by a hand crew in the past ten years. The hardwood stand is about 30 years old. Statistics showing board feet by species and other details are found in the Forest Management Plan.

Building Sites: Two good building sites have been suggested by our forester, and are shown in the forest map (see page 3 of Forest Management Plan) as 1-acre plots of "unclassified forest" for tax purposes. We believe these are suitable for most single-family homes, but if you have specific plans to build, you should consider doing further soil testing and review of town building codes. Numerous other building sites might be good as well, since there are no wetlands areas on the property.

Utilities: Power lines pass along the edge of the property on Route 155 (Enfield Road). There is no public water or sewer service. One would drill a well and install a septic system to build a residence.

Access: The property has legal and physical access along Route 155 (paved).

Internal Road: There is a gravel road crossing the north side of the property for about 1600 feet. This road acts as snowmobile trail and also as a right of way for neighboring landowners.

Property Taxes: $1,124.76 for tax year 2010. The property is NOT taxed under Maine's Tree Growth program, so it can be divided or developed without tax penalty. However, if you choose to file the Forest Management Plan with the town (your option, anytime prior to April 2010) to join the Tree Growth program then next year's taxes will go down substantially, by about 80% (exact amount to be determined by town assessor). Putting the property in the Tree Growth program limits intensitve development for a 10-year period (unless the landowner chooses to withdraw and pay a penalty) but for residential or recreational landowners it is usually a very good deal. You can read more at the state's website about the tax law in Maine.

Title Transfer: We provide a Warranty Deed and guaranteed insurable title. Title insurance policy is available at Buyer's expense.

Highlights: The property is located in a scenic area of Maine, in the Town of Lincoln. The property has over 800 feet of frontage along Route 155 and is about 4 miles from the center of Lincoln. Lincoln has a Wal-Mart, a McDonalds, and many other stores and restaurants. It also has cultural opportunities, including the Summer Concert Series. In short, it's not the kind of town where you'd expect to find a 58-acre lot, priced at under $1,000 per acre. Regional attractions include the University of Maine and Baxter State Park. The property is less than one hour from Bangor International Airport and less than five hours from Boston.

Highest and Best Use: It would make a nice private estate for someone who likes privacy and the Maine outdoors. It would make a good hunting lot, given the abundant wildlife on the property. It might also make a nice vacation property, as Lincoln has excellent boating opportunities in summer on its 13 lakes, and an excellent snowmobile trail system for winter use. It also makes a suitable long-term investment due to timber growth and the development of Lincoln.

Financing: Seller financing is available, with flexible terms.

Zoning: RR-1 (Rural Residential) for the first 250 feet back from the road, RR-2 for the remainder. RR-1 has a minimum lot size of 20,000 sq. ft. (< 1/2 acre) and minimum road frontage of 100 feet, so it is possible to create about 8 lots along the road. RR-2 has minimum lot size of 80,000 sq ft. So conceivably you could construct a subdivision with as many as 36 lots (subject to normal town subdivision review process), or split out lots individually without forming a subdivision (1 lot every 5 years). Mobile homes are allowed. Check with town offices (207-794-3372) for authoritative and up-to-date information to make sure it is suitable for your goals.

Wetlands: There are no wetlands on the property, per USGS topo maps and other maps prepared by the forester in our Forest Management Plan.

Flood Zones: There are no flood zones on the property, per the FEMA flood map.

Comparison Shopping: Visit the Maine MLS website at MaineListings.com. Click on the Advanced Search and select "Land" and the town of Lincoln. You'll find this property to be a much better value than anything listed there. Properties in this price-per-acre range are usually either (a) in remote areas, far from town services, (b) wetlands, (c) not on a paved road, or (d) very steep slopes. This one has none of those problems and is really a gem.

Photos: The photos below were taken from the property during our visit in February 2008. Click on any photo to see a larger version.

Looking north from the property towards Lincoln	Looking south (property is on the right)
Thick Maine woods	Wildlife tracks
Entrance gate to gravel road / snowmobile trail	Looking up the road / trail

The photos below were taken from the property during our visit in June 2008. Click on any photo to see a larger version.

Looking north from the property towards Lincoln	Looking south (property is on the right)
Thick Maine woods	Clearing
Entrance gate	Internal road
Well-marked boundary	Welcome sign (not on the property)

How Large Is 58.2 Acres? The technical answer is 2,535,192 square feet. It's a rectangle about one-seventh of a mile long and over half a mile deep. But it's hard to imagine it until you've seen it. Here are some points of reference that may or may not mean anything to you:

• A standard football field, including end zones: 1.32 acres
• Alcatraz Island, San Francisco Bay: 22 acres
• Walt Disney World's Magic Kingdom, Florida: 107 acres
• Churchill Downs in Louisville, KY: 147 acres