Every month I hear from people in Ohio, Indiana, Michigan, Florida, and Lexington who want land, quiet, and a house that does not cost what it would back home. Some of them are a great fit for Clay County. Some are not. This page is meant to help you figure out which you are before you drive down.
Why people move here
- Housing is a fraction of the cost in most metro areas, and acreage is common.
- Remote work is possible on the right road. Fiber and cable reach Manchester and parts of the county; elsewhere it is fixed wireless or satellite.
- The Daniel Boone National Forest and Redbird WMA are right here for hunting, hiking, fishing, and riding.
- Neighbors still know each other, and church and school events are the center of community life.
Cost of living
Housing is the big difference. Property taxes are low. Utilities depend on the house: an older home with electric heat on a hollow road will cost more to run in January than a newer brick ranch in town. Groceries run about what they do in the rest of rural Kentucky, with Food City, Save-A-Lot, and Walgreens in Manchester and the Walmart Supercenter in London. The blog has detailed articles on heating costs, property taxes, insurance, and internet.
Schools
Clay County Schools runs Clay County High School, the middle school, and elementary schools in Manchester, Goose Rock, Burning Springs, Oneida, Hacker, Paces Creek, and Big Creek. Oneida Baptist Institute is a private Christian school with boarding students. The nearest community colleges are in Hazard and Cumberland, and Eastern Kentucky University is about an hour and a half away.
Healthcare
AdventHealth Manchester is the local hospital, with clinics and pharmacies in town. Bigger hospitals are in London and Lexington. If you have a specialist you see regularly, check the drive before you move.
Getting around
You will drive. US-421 runs through Manchester toward London and I-75 to the west. KY-80 (the Hal Rogers Parkway) and KY-11 cover the rest. Lexington is about an hour and a half to two hours; Knoxville is about two. Winter ice on hollow roads and spring flooding on creek bottoms are the two things newcomers underestimate.
Where to live
In-town Manchester is closest to everything. Oneida, Goose Rock, Burning Springs, Red Bird, and Horse Creek each have a different feel. Read my notes on each community before you decide.
When you are ready to buy
The buyer's guide covers the process and the rural property checks that matter here. If you cannot be in town for every showing, I will video walk houses for you and line up the ones worth seeing into a single trip.
Planning a visit or want a second opinion on a listing?
Talk to Deborah