Real Estate Listing Description: 160–272 W. West Hill Rd, Barkhamsted, CT 06063
66 Acres of Raw, Forested Land – The Last Address in Barkhamsted
“The Edge of Everything Wild” – 66 Acres of Untouched Northwest Hills Forest
Welcome to 160–272 W. West Hill Rd, Barkhamsted, CT – the last address in one of Connecticut’s most peaceful, rural towns, directly bordering New Hartford and forming the Barkhamsted half of a 95-acre bi-town legacy (with 29 acres at 18 Niles Rd in New Hartford). This 66-acre raw, forested parcel is currently taxed under forest classification—enjoying an incredibly low $600 annual tax bill—and offers unparalleled privacy, conservation potential, and development flexibility.
With rolling topography (800–1,100 ft elevation), scattered wetlands (purple-shaded on the New Hartford GIS map, with 100-foot buffers per Barkhamsted and CT DEEP standards), and extensive buildable uplands, this land is a blank canvas for:
- A secluded private estate with sweeping valley views
- A multi-generational family compound surrounded by mature hardwoods
- Or a 100% affordable housing conservation subdivision (200–400 sq ft modular micro-units) using Incentive Housing (IH) overlay, 8-30g appeals, and cluster zoning to preserve 90%+ as open space
GIS Highlights (from 10/28/2025 Print – Adjacent New Hartford Side):
- Topography: Contours show gentle slopes ideal for clustered builds
- Water Features: Little Brook and wetland pockets along the eastern edge
- Access: Direct from W. West Hill Rd, Mailett Ln, and Niles Rd
- Buildable Area: ~8–10 acres of uplands (outside 100-ft buffers)
More surveys, soil tests, and conceptual renderings coming soon.
Why Barkhamsted? A Town That Feels Like Home
Population (2025 est.): ~3,701 Median Age: 45.5 Median Household Income: ~$126,000 Households: 83% family, 96% US-born, low poverty (<4%) Education: Top-rated Barkhamsted Elementary (A-rated), 95%+ graduation rate Workforce: 30-min commute to Hartford; strong insurance, healthcare, and remote-work base
Barkhamsted is Litchfield County’s quiet masterpiece—a town of seven historic villages (Riverton, Pleasant Valley, Hitchcock Hill) where rural charm meets modern stewardship. Incorporated in 1779, it’s a place where neighbors know your name, volunteer fire departments are community hubs, and conservation is a way of life (over 60% forested).
Parks & Recreation – Nature Is Your Backyard
| Destination | Distance | Highlights |
|---|---|---|
| People’s State Forest | Adjacent | 3,000+ acres of hiking, fishing, CCC shelters, trout streams |
| American Legion State Forest | Bordering | Camping, hunting, kayaking on Little Brook |
| Lake McDonough | <5 miles | MDC beach, boating, fishing, wheelchair-accessible |
| Farmington River Trail | ~6 miles | 24-mile paved path for biking, walking, birding |
| Tunxis Trail System | On-site access | 70+ miles of Blue-Blazed hiking through Northwest Hills |
Your 66 acres directly connect to this state forest network, offering private trails that link to regional recreation.
The Barkhamsted Lifestyle – Benefits of Living Here
- Ultra-Low Taxes: $200/year under forest status – one of CT’s best deals
- Safety: Crime rate 60% below state average
- Health & Wellness: Clean air, local farms (e.g., Riverton General Store), yoga at community centers
- Community: Historical Society, annual Riverton Fair, holiday tree lighting
- Affordable Housing Opportunity: Town at ~1.5% affordable – perfect for 8-30g & IH projects
- Sustainability: Aligns with 2017–2027 POCD – protect rural character, cluster housing, preserve wetlands
*** Check town hall to verify,
this is our first pass interpretation ***
Possible Uses for 66-Acre Raw Land at 160–272 W. West Hill Rd, Barkhamsted, CT
Based on an examination of Barkhamsted’s Zoning Regulations (Chapter 193 of the Town Code, last amended 2024, available via eCode360 and town documents), the property at 160–272 W. West Hill Rd falls within the R-2 Rural Residential District (confirmed via town zoning map on Barkhamsted’s MapGeo GIS tool and cross-referenced with West Hill Road’s rural location). This district emphasizes low-density residential development, agricultural preservation, and rural character, aligning with the town’s 2017–2027 Plan of Conservation and Development (POCD) goals for open space (50–70% in subdivisions) and minimal environmental impact.
Key regulations influencing uses:
- Permitted Uses (§193-21 Districts Enumerated, §193-33 Definitions): By-right activities in R-2 include single-family homes, farming, and forestry. Lot size minimum: 2 acres (or 1 acre with public water/sewer, but unlikely here).
- Special Permit Uses (§193-41 Schedule of Uses): Require Planning & Zoning Commission (P&Z) approval after public hearing; focus on compatibility with rural setting.
- Overlays & Incentives: Proposed Incentive Housing (IH) District (§193-67.2) allows density bonuses for ≥20% affordable units (≤80% AMI) as an overlay in eligible rural areas like R-2. Conservation subdivisions (§193-50) permit clustering on smaller footprints with open space set-asides. Wetlands regs (Ch. 133) mandate 100-ft buffers from watercourses like Little Brook.
- General Constraints: Raw, forested land (PA-490 tax classification) limits high-impact uses; subdivisions need Inland Wetlands Commission (IWC) approval. No industrial/commercial in R-2.
Below is a categorized list of feasible uses, prioritized by regulatory ease (permitted first, then special permit, then conditional). All require zoning compliance certificate or building permit; affordable housing options leverage 8-30g appeals due to Barkhamsted’s ~1.5% affordable stock.
1. Permitted Uses (By-Right, No Special Permit Needed)
These are straightforward for raw land, subject to site plan review and wetlands delineation.
- Single-Family Residential: Build one primary dwelling per 2-acre lot (up to ~33 lots on 66 acres, but clustering encouraged). Ideal for private estates or family homes (min. 800 sq ft floor area).
- Forestry & Timber Harvesting: Continued use as managed forest; selective logging allowed with forestry plan (maintains PA-490 low taxes at ~$200/year).
- Agricultural Activities: Farming, orchards, or livestock on open/cleared areas (no structures >500 sq ft without review). Includes community gardens or agritourism like pick-your-own.
- Accessory Structures: Barns, sheds, or garages (<1,000 sq ft) supporting residential/ag use; home-based woodworking or small-scale crafts.
2. Special Permit Uses (P&Z Approval Required)
These need a public hearing and demonstration of no adverse impact on rural character or wetlands (100-ft buffer from Little Brook/Morgan Brook).
- Conservation Subdivision: Cluster 20–40 single-family homes on ~10–15 acres, preserving 50–70% (~33–46 acres) as open space/trails. Density bonus up to 1.5x via POCD alignment; ideal for family compounds.
- Incentive Housing (IH) Overlay Development: Mixed residential (townhouses, duplexes, or multifamily up to 4 stories) with ≥20% affordable units (e.g., 50–100 micro-units, 200–400 sq ft). Allows higher density (15–22 units/acre) on 8–10 acres if deed-restricted for 30 years; ties to proposed IH regs for state grants (CGS §8-13m–x).
- Accessory Apartments: Up to 2 per primary dwelling (e.g., in-law suites, 500 sq ft max); promotes affordable options without subdivision.
- Home Businesses: Low-impact operations like artist studios or consulting offices (no >25% of home floor area; <2 employees).
- Recreational Uses: Private trails, picnic areas, or equestrian facilities; public access if tied to conservation easement.
3. Conditional/Overlay Uses (With Approvals & Incentives)
These require special permits plus IWC/DEEP review; leverage IH or 8-30g for affordability.
- Affordable Housing Cluster: 100% deed-restricted multifamily/tiny homes (e.g., 100–150 units total via IH overlay), with net-zero modular builds. Appeals mandatory approval under 8-30g; aligns with Mallory Brook model (20 units on conserved farm).
- Eco-Tourism or Retreat Center: Small-scale artist colony or wellness retreat (up to 10 units + clubhouse), if <5,000 sq ft footprint and 90% open space. Special permit for “cultural/recreational” use.
- Renewable Energy Facilities: Solar arrays (<5 acres) or small wind turbines, if accessory to residential; qualifies for state incentives but needs visual screening.
- Conservation Easement with Limited Development: Dedicate 80%+ to land trust (e.g., Barkhamsted Land Trust) for tax credits; build 5–10 homes on remainder.
Key Considerations for All Uses
- Wetlands/Environmental: 100-ft setbacks from brooks (per Ch. 133); no discharge. GIS shows ~20–30% wetlands, limiting buildable area to ~40–50 acres.
- Subdivision: Requires P&Z approval (Ch. 170); conservation design preferred.
- Taxes/Incentives: Maintain forest classification for low taxes; IH/I-3 overlays (industrial, unlikely here) offer bonuses.
- Process: Start with zoning verification from Building Official (Debbie Brydon, 860-379-5410); pre-app meeting recommended.
This list is based on current regs (as of October 28, 2025); consult P&Z for site-specific advice. For your BIOS Homes vision, the IH overlay + conservation sub offers the highest potential for affordable, sustainable units while preserving rural essence. If needed, I can draft a zoning compliance inquiry letter!
Powered by BIOS Homes – Build the Future
We don’t just sell land – we build sustainable legacies. Through BIOS Homes, connect with:
- Access to modular factories for $50K micro-units
- BIOS Ministries International Inc. – funding down-payment grants for affordable housing
Possibilities:
- Tiny Haven Village: 100–120 micro-units, 100% affordable, 90% open space
- Private Sanctuary: One estate + guest cottages
- Conservation Legacy: Easements + public art trails
Contact Today for Private Tour Steve Schappert | (203) 994-3950 | [email protected]
BIOS Homes – Making Sustainable Housing Accessible to All
More details, wetland delineations, and modular concepts coming soon. Don’t miss the last great parcel in Barkhamsted.
