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Developer Opportunity • Christian County, Kentucky
Buc-ee's Oak Grove Adjacent
I-24 Exit 89 | 110.44 Acres | Subdividable
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Pre-Anchored Development
Buc-ee's Construction Begins 2026
36-Acre Flagship Location • 3,300-5,000 Daily Visitors • $100-150M Adjacent Development Catalyst
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State Infrastructure Investment
$68.2 Million
KYTC Committed • I-24, KY-911, I-169 Corridor Improvements • Contracts Awarded
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Watch Property Video Tour
Click to view on YouTube →
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Investment Opportunity
$200,000 / Acre
110.44 Acres | $22,088,000 Total
Available for bulk acquisition or subdivision
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Anchor Comparable
Buc-ee's Transaction: $175,000/acre
Buc-ee's acquired 36 acres for their flagship location at $175,000/acre. Our $200,000/acre pricing represents a 14% premium for directly adjacent, development-ready acreage with immediate access to anchor traffic.
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Deed Restrictions & Permitted Uses
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As a condition of the Buc-ee's transaction, restrictive covenants protect the anchor tenant's competitive position. These restrictions enhance property value by ensuring complementary development rather than direct competition.
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Prohibited Uses
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✗ Convenience Stores
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No business operating as a convenience store
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✗ Fuel Sales
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No gasoline, petroleum, ethanol, or motor vehicle fuels
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✗ BBQ / Smokehouse
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No BBQ restaurants or "Barbecue/Smoke" branding
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✗ Car Wash
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No car wash facilities of any type
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✗ Tobacco (Limited)
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No sales exceeding 15% of gross revenue
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Permitted High-Value Uses
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Premium QSR
Chick-fil-A, Raising Cane's, Chipotle, Culver's
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Hotels
Hampton, Fairfield, Home2, Holiday Inn Express
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Grocery
Kroger, Publix (without fuel stations)
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Sit-Down Dining
Cracker Barrel, Texas Roadhouse, Chili's
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Auto Services
Discount Tire, Valvoline, O'Reilly Auto
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Medical / Professional
Urgent care, dental, banks, professional office
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Subdivision Flexibility
| Option |
Acres |
Price |
| Full Property (Bulk Sale) |
110.44 acres |
$22,088,000 |
| Commercial Campus |
10 |
$2,700,000 |
| Retail Development |
5 |
$1,350,000 |
| Hotel / QSR Pad Site |
3 |
$810,000 |
| Premium QSR Outparcel |
1.5 |
$405,000 |
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Strategic Advantage: Buy entire 110.44 acres at $200k/acre ($22.1M), subdivide and sell premium pads at $270k/acre, recoup 40-60% of land cost while retaining Buc-ee's-adjacent acreage for long-term ground lease or build-to-suit development.
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Need Just a Few Acres? Contact us to discuss your specific requirements. We can work with buyers seeking individual pad sites or custom configurations to put together an offer that meets your development needs.
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KYTC Infrastructure Investment Breakdown
| I-24 Corridor Contract |
$30,300,000 |
AWARDED 9/8/25 |
| KY-911 Widening Project |
$17,600,000 |
AWARDED 4/16/24 |
| I-169 Designation |
$13,900,000 |
COMPLETED 12/24 |
| Exit 89 Roundabouts & Ramps |
$6,400,000 |
IN PROGRESS |
State investment de-risks development, reduces infrastructure burden, validates corridor significance
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The Buc-ee's Effect
Buc-ee's locations consistently generate $100-150M in adjacent commercial development within 3-5 years of opening. The Oak Grove location represents a rare opportunity—most Buc-ee's sites have limited developable adjacent acreage.
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36
Buc-ee's Acres
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5,000
Daily Visitors
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2026
Construction Begins
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Target Development Categories
Tier I — Platinum Targets
Chick-fil-A • Raising Cane's • Select-Service Hotels (Hampton, Fairfield, Home2) • Cracker Barrel • Texas Roadhouse
Tier II — Gold Targets
Starbucks • Culver's • Discount Tire • Valvoline • Dollar General • O'Reilly Auto • Multi-Tenant Retail
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Market Fundamentals
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Demographics (5-Mile)
| Population |
28,500 |
| Median HH Income |
$58,400 |
| 10-Mile Population |
89,200 |
| Fort Campbell |
52,000 military |
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Location
| Interstate |
I-24 Exit 89 |
| Daily Traffic |
33,338 ADT (KYTC) |
| Fort Campbell |
2.5 miles |
| Clarksville, TN |
15 minutes |
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Competitive Advantages
| ✓ Pre-Anchored — Buc-ee's committed, eliminates anchor risk |
| ✓ $68.2M State Investment — Infrastructure costs de-risked |
| ✓ Military Market — 52,000 Fort Campbell workforce, 2.5 mi |
| ✓ Deed Restrictions — Protects premium tenant mix, eliminates competing uses |
| ✓ I-169 Corridor — New interstate connects I-24 to I-69 |
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Ready to Explore This Development Opportunity?
CCIM Site To Do Business Interactive Storymap
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Interactive Virtual Property Tour
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CCIM Due Diligence Analysis Complete
Professional commercial investment analysis following CCIM Institute standards
James Church
Realtor® | Commercial Agent
NMLSR#678483 | TN#367269 | KY#292357
KW Commercial & KW Land
2271 Wilma Rudolph Blvd., Clarksville, TN 37040
C: 707.592.2777 | O: 931.648.8500
james.church@kw.com
View Google Business Profile →
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Kentucky CCIM Chapter | Middle Tennessee CCIM Chapter
Programs Subcommittee Member — Middle Tennessee
James Church is a candidate pursuing the CCIM Designation. The CCIM Designation has not yet been conferred.
250 Carneal Lane, Oak Grove, KY 42262 | Christian County
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