Oak Grove Village

Recent comparable sales data for commercial land and improved properties along the Fort Campbell Boulevard corridor in Oak Grove and Hopkinsville, Kentucky. All data sourced from CoStar Group (exported March 2026) and Esri Business Analyst, covering transactions from April 2024 through February 2026.

Transactions within Oak Grove city limits, ranked by price per acre. These represent the most directly comparable data for the subject property.

Key Takeaways

• Pad sites under 1 AC: $640K - $7.1M per acre, with the 15108 FCB restaurant pad representing the high watermark at $7.1M/AC (under contract).
• Mid-size retail (1-3 AC): $300K - $445K per acre, with KY Hwy 911 under contract at $445K/AC for a mixed-use commercial site.
• Larger improved parcels (3+ AC): $300K - $328K per acre, reflecting JW Dickson Dr ($328K/AC for 10.68 AC) and 14629 FCB ($300K/AC for 3.0 AC).

Closed transactions on Claire Avenue and Tuckaway Lane in Oak Grove, verified through Christian County PVA (Beacon / qPublic.net). These parcels are directly adjacent to the Oak Grove Village project footprint and represent the strongest corridor-specific comparables.

Sale Chain — Starbucks (150 Tuckaway Ln)

Claire Ave Key Takeaways

• Improved NNN pads (Starbucks, Freddy's): Trade at $2.44M - $2.48M/acre, confirming institutional investor demand. Agree Realty (NYSE: ADC) and Flawless Realty (NY) are national NNN buyers — validates corridor quality for institutional capital.
• Taco Bell (213 Claire Ave): $1.82M/acre (Jun 2023) — premium QSR land value on Claire Ave. Building: 2,208 SF, solid masonry, built 2022.
• Hotel site (Lot 6 — vacant land): $292K/acre for 1.70 acres of unimproved commercial land. Buyer: Legacy Hospitality LLC / Dilip Shah (Clarksville, TN). Seller: RCL Trust (Partial Sale). PVA zoning shows "Residential" — rezoning for hotel use likely required. No utilities connected per PVA.
• Starbucks value chain: Raw land went from $100K (2021) → $750K (2024) → $2.8M (2025 with building) — a 2,704% value creation in 4 years, demonstrating the corridor's development velocity.
• Building data: Freddy's: 2,046 SF stucco/slab (2020). Taco Bell: 2,208 SF solid masonry/slab (2022). Starbucks: 2,648 SF (2025). All single-story QSR with drive-thru.

The broader Fort Campbell Blvd corridor from Hopkinsville to Oak Grove demonstrates strong retail demand with consistent transactions at premium price points.

Corridor Insights

• The 3000 Fort Campbell Blvd fast-food pad sale at $4.34M/AC (Dec 2025) is the strongest recent corridor comp, confirming institutional buyer appetite for QSR-ready sites.
• 2516 Fort Campbell Blvd traded at $2.65M/AC (May 2025) for a 0.53 AC improved auto repair site, demonstrating that even secondary retail uses command premium land values on the corridor.
• Large-format retail centers (2-3 AC) trade between $448K - $723K per acre, supporting value estimates for the subject property's mid-tier commercial lots.

Esri Business Analyst data for a 15-minute drive radius around the subject site (encompassing the Buc-ee's / Oak Grove corridor) demonstrates robust and growing consumer demand.

Market Demand Drivers

• Up and Coming Families (45.3%) -- young families with growing incomes, prime targets for retail, dining, and family entertainment.
• Military Proximity (11.8%) -- Fort Campbell economic engine with over 30,000 soldiers plus dependents generating stable, year-round demand.
• Oak Grove Racing & Gaming -- $200M Churchill Downs / Keeneland investment has validated the corridor and is driving ancillary commercial demand.
• Buc-ee's development (adjacent to subject site) will further anchor the I-24 interchange and draw regional traffic.

Christian County retail submarket performance metrics provide context for stabilized property expectations.

Recommended pricing framework for the 110-acre Oak Grove Village site based on the comparable sales presented above.

Pricing Notes

• Conservative ($14M): Assumes bulk-sale discount, raw land values for back acreage, and lower range for all commercial lots.
• Aggressive ($32M): Assumes pad-by-pad sell-off at market rates, infrastructure in place, and active TIF incentives.
• Most likely range: $18M - $24M reflecting phased development with TIF reactivation and the school-site infrastructure strategy to unlock back acreage residential value.

• CoStar Group 65 commercial property transactions in Christian County, Kentucky (April 2024 -- February 2026). Includes closed sales, portfolio transactions, and properties currently under contract.
• CoStar Analytics Submarket reports for Oak Grove / Christian County retail sector including vacancy, rent, cap rate, and absorption data.
• Esri Business Analyst Retail Demand Outlook for 15-minute drive radius around Oak Grove / Buc-ee's corridor, including demographic projections, tapestry segmentation, and consumer spending forecasts (2025-2030).
• Christian County PVA Parcel records, sale history, assessed values, and land data for Claire Ave and Tuckaway Lane properties via Beacon / qPublic.net. Parcels 145-00-00-011.00, 014.15, 014.16, 014.17. Last data upload: 2/26/2026.
• OGV Report (2014) 1,101-page confidential package including TIF documentation (HB 310), engineering reports, environmental assessments, appraisals, and entitlements.