Keencheefoonee Ranch
1931 Keencheefoonee Road
Rutledge, GA 30663
The Keencheefoonee Ranch web site presents an Owners and Property Overview of a unique property located in Morgan County, GA adjacent to the Rivian Manufacturing Campus, Stanton Springs Technology Park and the Covington, GA business hub. This property is available for purchase by a highly qualified buyer.
Owners Overview
For nearly three decades, Keencheefoonee Ranch has been our home base — seventy acres of open space, woods, and sky, with the house set right in the center of it all. It’s been a remarkably peaceful place to live, the kind of rural setting where you can go for days without seeing hardly anyone except the wildlife. From the front porch, only two other homes are visible, the closest a third of a mile away.
But the world around us is changing. Just a few miles down the road, Stanton Springs Technology Park has transformed the region. Meta (Facebook), Takeda (biosciences) and other major tech and pharmaceutical companies have already built facilities there, and more Fortune 500 companies say they are coming. Amazon Web Services, a 430 acre data campus, is only about ten miles away. And now Rivian has announced plans for a massive 2 million square foot electric vehicle plant about three miles away. The state has backed all of this with serious investment — a new Georgia State University
“Workforce Ready” campus at Interstate Exit 98, more than $100 million in infrastructure upgrades including a brand new interstate Exit 104 built specifically for the Rivian project.
With Rivian expected to employ up to 7,500 people, the longstanding agricultural identity of this area is evolving. For nearly two centuries, this land cycled through cotton, then corn, then cattle and horses, and today much of it still has beef cattle farms and produces hay. But development pressure is rising, even as Morgan County continues to champion slow growth and the preservation of our rural character. That commitment is a big part of why this area remains such a pleasant place to live and work.
Despite the quiet, we’re not cut off from modern life. Madison — the county seat with the largest Historic District in Georgia — is ten miles away and has everything: a regional cultural center, great restaurants and the usual big box stores. Covington, also about ten miles away, offers even more urban amenities and a growing manufacturing base that’s poised to expand alongside the tech and EV boom. You can’t walk to the store from our house, but you can reach almost anything you need with a quick hop onto the Interstate.
We’ve always managed the land with a light touch. No herbicides, no pesticides, no chemicals. The land grows the way it wants to grow, and the wildlife thrives because of it. For years we kept quarter horses here, and the pastures — including one that’s about 30 acres — still offer plenty of space and natural forage. We don’t hunt or shoot, and we don’t burn debris; instead, we leave brush piles for birds and other animals. The property is registered with both the Audubon Society and the National Wildlife
Federation, and walking in our own woods is one of life’s simple pleasures.
The house itself is contemporary, not rustic, and we’ve leaned into modern technology. Four years ago, we installed a ground mount solar array paired with multiple Tesla Power walls, so we have a secure energy source. The system has cut our electricity purchases by two thirds and powers our electric vehicles — we haven’t bought gasoline in years. We also have a private, secure water supply, a deep well that connects to an underlying crystalline rock aquifer.
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Advanced technology coexists with the wildlife at our ranch.
The closest neighbor is a half mile away.
The main house faces east. Sunrises can be spectacular.
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An explosion of crepe myrtle covers one side of our house.
Evening moonrise over the horse barn and main pasture.
Cool mornings are best to be outside.
We cut the meadows, about 50 acres, twice a year. Instead of selling the hay, we mulch it back into the soil, which has made the land fertile. Even when you let nature lead, land still requires some care, but the payoff is the kind of solitude and personal independence that’s increasingly rare.
Atlanta is 60 minutes away on the Interstate, making it easy to enjoy the cultural and shopping opportunities of a major city. Lenox Mall is reputed to be the largest retail shopping complex in the southeast. We shop there often. Atlanta has all the top sports franchises – NFL, MLB, NBA, MLS, and they say the NHL is coming. Georgia Tech and UGA (in nearby Athens) offer top tier Division I college sports. The Atlanta Symphony is one of the best in the world. Hartsfield-Jackson Int’l Airport, the busiest airport in the world, is only 90 minutes away. No doubt about it, Atlanta is a great city.
For us, the balance between rural quiet and urban access has been ideal. We both have worked full-time from the house since 1995 but can also spend weekends in the “big city” whenever the mood strikes.
Who would enjoy living here? Someone who wants space — real space — and maybe a few chickens just for fun. The barn and fencing are ready for horses. Or maybe a family who wants the kids to grow up with room to roam while having access to one of the most sought after school systems in the entire state. Morgan County’s schools are all charter schools now, and families from outside the county pay premium tuition just to get in. A new $65M Primary and Middle School campus is under construction and will open in 2029.
The land itself offers options. With a two acre pond and nearly seventy acres to work with, a future owner could choose to subdivide if they wanted something smaller or saw potential for residential development. Morgan County approves subdivisions that meet their zoning requirements, and residential demand is rising as the region continues to grow.
As for us, we’re unlikely to subdivide. The property is enrolled in the CUVA
(Conservation Use Valuation & Assessment) program, which provides a significant tax benefit in exchange for keeping our 70 acres intact. And honestly, the best use of this place — at least for now — is exactly what it has been: a spacious, private, single family retreat with secure water and energy resources and with room to think and breathe.
Longterm, a decade from now, development may be the natural next chapter. But today, Keencheefoonee Ranch remains a genuinely great place to live just as it is.
A final thought: what makes this place uniquely interesting is not just the property itself and what it encompasses. It's also the longer-term implications of what is happening in this part of Georgia. This is not just another "house with acreage.” It's a secure, private, rural place but with the most advanced 21st-century technologies close by. To see it any other way is to misunderstand the synergy and the opportunity.
Property Overview
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Total Acreage: 70 Acres
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Land Composition: 50 acres of meadow; 20 acres of mixed pine and hardwoods.
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Ownership History: Single owner-occupied full-time since 1994.
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Tax Status: Enrolled in the CUVA Program (Conservation Use Valuation & Assessment)
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2025 Taxes: $3,225.75 (Property and School).
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Transferability: Current tax status may be transferred to a new owner.
Primary Residence & Infrastructure
The Main House
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Style: Custom contemporary (Excellent condition).
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Size: 2,800 sq. ft. | 3 Bedrooms | 2 Full Bath.
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Garage: 2-car attached.
Energy & Utilities
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Energy: Solar/Battery System: Secure energy supply, 36 ground mounted Hyundai panels (12.6 kW peak hourly output) with 3 Tesla Powerwall storage batteries. Utility electric costs reduced by 2/3 over the past four years
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Water: 360’+ deep well tapping into a crystalline rock aquifer. A secure, private water supply producing 20 – 50 gpm.
Exterior Features
Equestrian Facilities: Four-stall horse barn with two attached pens and two multi-acre fenced pasture areas.
Fencing: Approximately one mile of professionally built four-board fencing.
Storage: Two outbuildings/workshops for storage and projects.
Water Feature: Two-acre pond equipped with an aeration system.
Road Frontage: 1/2 mile of frontage on Keencheefoonee Road with multiple access points.
Ecological Profile
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Conservation: Designated Wildlife Sanctuary by the Audubon Society and the National Wildlife Federation.
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Soil Quality: Organic soil; no fertilizers, pesticides, or herbicides used on the property.
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Elevation: 712 feet (217 meters)
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Climate Data:
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Average annual rainfall of 51.04 inches (1296.42 MM)
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July (warmest month) average high temperature 90°F (32.2°C)
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January (coolest month) average low temperature 34°F (1.1°C)
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Risk Profile: Per FEMA’s National Risk Index, the property has moderate to low risk for flooding, wildfires, tornadoes, and drought
Location & Connectivity
Strategic Proximity
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Stanton Springs Technology Park: 5 miles (Exit 101 on I-20).
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Meta Data Center: (Facebook) – located in Stanton Springs
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Takeda (biosciences) – located in Stanton Springs
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Rivian EV Manufacturing Site: 3 miles (Exit 104 on I-20).
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Amazon Web Services: 10 miles, 430 acre data center campus
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Madison, GA: 10 miles (Historic district, significant local culture and shopping)
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Covington, GA: 10 miles (small business and manufacturing hub)
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Atlanta, GA: ~60-minute drive to Metro Atlanta
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Hartsfield-Jackson Int’l Airport – 90 minutes (busiest airport in the world)
Regional Context
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County: Morgan County (Low population density: 21,000 residents)
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Morgan County Citizen (County newspaper published weekly since 1846)
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Madison Municipal Airport – 10 miles (private pilots, business travelers, and light commercial)
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Schools: Served by the County Charter School System K-12
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Healthcare:
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Morgan Medical Center (10 miles)
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Piedmont Healthcare Covington (10 miles)
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Emory University Hospital, Atlanta (60 miles)
Contact: 1931us@gmail.com