In Prospect, Kentucky, a 1,750-square-foot Italianate farmhouse built in 1871 sits waiting for a buyer with vision, patience, and a willingness to move it. The Hoke House, named after its original builder Peter Fredrick Hoke, is listed at just $9,900 through the Kentucky Trust for Historic Preservation, but the purchase price is only the beginning. The house must be relocated from the working farm where it has stood for over 150 years, and the new owner will face a full renovation. Understanding the scope of such a project starts with the basics of what makes a historic house worth saving. Examining the approaches used for exterior and interior finishes for custom homes design lessons from the Kentucky Fine Homebuilding House provides useful context for what the Hoke House could become with the right restoration plan.
Understanding Italianate Architecture and Its Hallmarks
The Italianate architectural style emerged in the United States during the 1840s and remained popular through the 1880s. Inspired by the informal farmhouses of the Italian countryside, the style became a favorite for American homes of all sizes. The Hoke House follows the Italianate tradition with its side-hall plan, tall two-over-two windows, and originally featured decorative eaves brackets, though those details have been lost over time. To understand what makes this style distinctive, a study of what is Italianate architecture reveals its defining characteristics.
Key features of Italianate homes include:
- Low-pitched or flat roofs with wide, overhanging eaves supported by decorative brackets or corbels
- Tall, narrow windows with arched or angled tops, often arranged in pairs
- Elaborate window crowns and hoods that add depth to the facade
- Square or rectangular cupolas that provide natural ventilation and visual interest
- Balconies and loggias that blur the line between interior and exterior spaces
- Heavy cornices with modillions or dentils that create strong horizontal lines
Italianate architecture spread rapidly in the mid-19th century partly because pattern books made detailed plans accessible to builders across the country. The Hoke House represents a modest but refined example of the style. Unlike the grand Italianate villas found in wealthy urban neighborhoods, this farmhouse version was practical for a working farm family in the Ohio River Valley. Its two-story side-hall layout maximized space efficiency while still incorporating the tall windows and generous room proportions that define the style.
The Hoke House: History and Original Features
Peter Fredrick Hoke built the house in 1871 on a working farm in what was then a thriving rural community outside Louisville. The area’s fertile land, wooded acreage, and proximity to Harrods Creek had driven local industry for decades. The Wolf Pen Branch Mill served the town as both a gristmill and sawmill for over a century. Today, the 400-plus acres surrounding the mill are protected from development, but several historic houses in the area remain vulnerable. The Hoke House was occupied as a working farm until about eleven years ago, when a developer purchased the property. Under the current ownership, the house must be moved to a new location or face demolition.
The house retains many of its original features, making it a rare survivor of its style and size in the region. Kentucky wood floors premium hardwood flooring residential construction remains one of the most sought-after features in historic homes, and the Hoke House still has its original heart-pine floors throughout the main level. Other surviving elements include:
- Original interior window casings and substantial baseboards
- The main staircase with its original newel post featuring medallion details and chamfered edges
- Several original interior doors
- Tall two-over-two windows that bring abundant natural light into the large rooms
- Stained glass sidelights around the front entry door
Perhaps the most surprising discovery was made under the vinyl siding that was added many years ago. Preserved beneath it are the original clapboards, which appear to have years of life remaining once they are properly restored. This hidden asset significantly reduces the exterior restoration scope and cost.
What Moving a Historic House Requires
Relocating a house of this age is a specialized process that requires careful planning, heavy equipment, and experienced contractors. The Hoke House must be moved because the land it sits on has been sold for development, and the new landowner has no intention of keeping the structure. The bathroom and laundry addition visible on the right side of the house is not practical to move with the main structure, so it will need to be left behind and rebuilt at the new location.
The steps involved in moving a historic house typically include:
- Structural bracing — all walls, floors, and openings must be reinforced to prevent racking or collapse during transport
- Separation from the foundation — the building is carefully lifted using hydraulic jacks and steel beams
- Utility disconnection — all plumbing, electrical, and gas connections are severed at the property line
- Transport — the house is loaded onto a specially designed trailer and moved at slow speeds, often requiring road closure permits and utility line raises
- New foundation preparation — a new basement or crawlspace foundation must be excavated and poured at the destination site
- Setting and connection — the house is lowered onto the new foundation and reconnected to utilities
Suitable parcels are available nearby starting at around $50,000. Prospect is located in the Ohio River Valley about 12 miles from Louisville, and the area features many multimillion-dollar homes. The buyer will need to consider not just the land and moving costs, but also the complete renovation of the interior systems that will follow.
Restoration Priorities and Budget Considerations
The Kentucky Trust for Historic Preservation has confirmed that the Hoke House is structurally sound, which is excellent news for any restoration project. However, virtually every major system will need replacement once the house arrives at its new location. The restoration priorities break down across several categories:
| System | Scope of Work | Estimated Complexity |
|---|---|---|
| Plumbing | Complete new supply and waste lines, new fixtures for kitchen and bathroom | High |
| Electrical | Full rewiring, new panel, code-compliant outlets and switches throughout | High |
| HVAC | New heating and cooling system sized for the existing envelope | Medium |
| Roof | New roof deck and covering appropriate to the historic style | Medium |
| Kitchen | Complete new kitchen including cabinetry, appliances, and finishes | High |
| Bathroom | New bathroom construction in the main house (addition left behind) | Medium |
| Exterior | Vinyl siding removal, clapboard restoration, new paint | Medium |
| Interior finishes | Heart-pine floor refinishing, casing and baseboard restoration, wall repair | Medium |
One unique salvaging opportunity lies under the front stoop. An original root cellar lined with regional river limestone can be disassembled and rebuilt at the new location. This type of feature adds character and historical authenticity to any restoration. The original newel post, though painted over many years ago, can be stripped and refinished to bring its warm wood grain and carved details back to life.
A Second Century for a Kentucky Landmark
The Hoke House represents more than a real estate opportunity. It is a tangible link to Kentucky’s agricultural and architectural heritage. Built during the Reconstruction era, the house has witnessed over 150 years of change along the Ohio River Valley. Its survival through changing ownership, evolving building standards, and the pressures of suburban development is itself remarkable.
For the right buyer, the project offers a chance to create a truly distinctive home. The total investment including land purchase, house moving, and complete renovation will likely fall well short of what a new custom home of comparable quality would cost in this affluent Louisville suburb. More importantly, the result will be a home with character and history that no new construction can replicate.
What makes this project viable:
- The house is structurally sound with no major foundation or framing issues
- Original heart-pine floors, windows, and woodwork are intact and restorable
- Original clapboards are preserved under the modern siding
- Land parcels are available in the same desirable area
- The Kentucky Trust for Historic Preservation provides guidance and support
- Property acquisition cost is minimal at under $10,000
The kitchen, located at the back of the house, was added before the turn of the 20th century, not long after the original construction. This early addition has survived for more than 120 years and is integral to the home’s history. The two large bedrooms upstairs offer generous living space that reflects the original side-hall plan. With careful planning and skilled craftsmanship, the Hoke House can be ready for another century of family life.
Anyone interested in this rare opportunity should contact Eric Whisman at the Kentucky Trust for Historic Preservation. The property is located in Prospect, Kentucky, just a short drive from downtown Louisville, and offers a restoration challenge that will reward both the community and the future stewards of this historic Italianate farmhouse.