From mountain views to lakeside attractions, Tennessee offers a range of diverse opportunities for land buyers. This Southern state is bursting with potential for recreational, residential, and investment property alike—not to mention that 41% of all acreage in Tennessee is farmland.
No matter what type of land you’re interested in, Tennessee has options for you—and the experts at Land.com will help you find it. Discover the best place to buy land in Tennessee based on your goals, thanks to our regional breakdown across the state. In this guide, we’ll go through key criteria to consider, review the strengths of each area, and more, to set land buyers up for a well-informed purchase.
Before you know it, you’ll be browsing land for sale in Tennessee with confidence. Let’s get started.
What Makes a Place “Best” for Buying Land in Tennessee?
When it comes to buying land in Tennessee, there’s no one-size-fits-all answer. The right parcel depends on your goals, so deciding where to buy land in Tennessee requires a clear plan.
First, you’ll have to choose acreage that fits your lifestyle. There are lots of land types in Tennessee, including:
- Residential
- Recreational
- Retirement
- Farming and ranching
- Hunting
- Investment
Of course, many parcels can check several boxes, such as a farm with a homestead or a seasonal lakefront rental.
Criteria to Keep in Mind
Once you know the type of property you need, you can start comparing factors of different regions. For this guide, we’ve researched key criteria like:
- Affordability – A budget must include the sticker price plus the costs of potential construction or renovation.
- Land use potential – Zoning regulations determine how land can be used, and these restrictions vary by area.
- Access to infrastructure – It’s crucial to account for everyday utilities (water, electricity, internet) and road access in order to actually use your property.
- Land availability – The market can always fluctuate, especially in urban vs. rural regions.
- Proximity to cities or nature – Many prospective buyers prioritize easy access to urban hubs or outdoor activities.
- Tourism market – Seasonal or year-round tourism trends are crucial for investment and recreational properties.
- Long-term growth potential – Investing in land now can be valuable in the event of a future resale.
Now that you know what to look for, let’s explore some of the best places to buy land in Tennessee.
East Tennessee: Scenic Views, Smoky Mountains, and Recreational Appeal
Featuring mountain views, historic small towns, river recreation, musical heritage, and more, East Tennessee is bursting with potential for prospective landowners. It’s particularly popular amongst retirees, nature lovers, and vacation rental investors, but it’s also a great place to raise a family or build your dream home.
East Tennessee is home to the majestic Great Smoky Mountains, featuring dense forests, rushing waterfalls, alpine rivers, and endless hiking trails. The Smokies also contain Tennessee’s portion of the famous Appalachian Trail, even including its highest point.
Additionally, you’ll find the Cherokee National Forest, Ocoee River, Douglas and Cherokee Lakes, and more stunning outdoor attractions in this area. That means hiking, whitewater rafting, kayaking, cave exploring, mountain biking, fishing, and more are available—you can do it all in East Tennessee.
Check out a range of quaint towns in the shadow of the Great Smoky Mountains, such as Johnson City and Greeneville. For a more bustling community that still maintains a small-town vibe and easy access to nature, look no further than Sevierville. You may have heard of this East Tennessee locale because it’s Dolly Parton’s hometown, but Sevierville is much more than a tourist attraction. With unique specialty shops, popular historic sites, and outdoor adventures, Sevierville truly has it all. A bit farther north, you’ll also find the charming small town of Bristol, a.k.a., the birthplace of country music.
Overall, East Tennessee is one of the best regions to buy land for:
- Retirement
- Seasonal cabins
- Tourist rentals
- Outdoor recreation
From Chattanooga to Kingsport, you can’t go wrong with acreage in East Tennessee.
Middle Tennessee: Balanced Growth and Access to Nashville
From the bustling capital to scenic rural valleys, middle Tennessee has a wide range of property for a variety of lifestyles. It’s one of the best areas to buy land in Tennessee, thanks to its strong resale potential. Here, you’ll find lots of acreage for residential development, agriculture, and commercial investment alike.
There are three regions to spotlight in middle Tennessee.
- Upper Middle – With close proximity to Nashville, property in the Upper Middle Region offers the best of both worlds—quiet residential life just a stone’s throw from a bustling capital and scenic outdoor spaces. You’ll find small cities like Franklin, Clarksville, and Murfreesboro, all with historic downtowns and vibrant cultural attractions. There’s a booming homegrown music and arts scene at every turn, with lots of potential for commercial opportunities and tourist rentals. Residential property development is also a worthy option, as this area attracts individuals and families looking for more affordable living, not too far from the capital. We recommend Maury County, just 45 minutes from Nashville. It offers a big foodie scene and gorgeous natural landscapes.
- South Central – The rolling hills and nutrient-rich soil of middle Tennessee are also well-suited for agricultural land, with significant potential for hobby farms. In the South Central region, not only will you find available farmland, but also a growing market in wineries and distilleries. This area is also home to five state parks, bringing sprawling natural beauty right to your own backyard. Check out Bedford and Coffee counties for available fertile land.
- Upper Cumberland – A blend of Southern hospitality and stunning landscapes, Upper Cumberland is a nature lover’s paradise. The Big South Fork National River and Recreation Area offers 125,000 acres of scenic views, sandstone bluffs, and winding rivers. This region also has no shortage of water recreation, with lots of swimming, canoeing, fishing, camping, and white water rafting. Small towns in Upper Cumberland are known for antique shops, quilt trails, and gourmet eateries, creating a growing market in commercial, residential, and tourist development.
For long-term investment potential, middle Tennessee is the region for you.
West Tennessee: Affordability, Farmland, and Untapped Potential
Of all the best places in Tennessee to buy land, West Tennessee also ranks as one of the most affordable. For rural charm, untouched nature, and outdoor recreation, this region has everything and more—including the commercial hub of the Memphis metro area. For acreage off the beaten path with untapped long-term potential, West Tennessee is the perfect place.
Check out Hardeman County, located just east of Memphis, for sprawling parcels with a variety of land uses. Hardeman is home to miles of hiking trails, bike paths, lakes, ponds, and campgrounds, ideal for a nature-loving landowner or a recreational property investor. The county is also dotted with state parks and quaint towns, an idyllic backdrop to the homestead of your dreams.
We also recommend the nearby Haywood County, a rural area with a population under 20,000. With a heritage in music and history, Haywood has a strong cultural identity while still maintaining its close-knit community and small-town charm. Crossed by the Hatchie River, there are plenty of opportunities for outdoor recreation, whether you’re looking for a year-round residence or a weekend getaway. Farmland is also a valuable investment in Haywood County, which produces the most cotton in the state. Whether you want to start an agricultural business or enjoy a hobby farm, the rich soil in West Tennessee is well-suited to agricultural land buyers.
Speaking of farming, one of the reasons why West Tennessee land is so fertile is because of the Mississippi River. It shapes Tennessee’s western border and contributes to the region’s lush floodplains, nutrient-rich soil, and diverse wetlands.
All in all, West Tennessee is ideal for:
- Agriculture
- Timber
- Water recreation
- Hunting
With the Memphis metro area as a southwest anchor of the region, it’s easy to lead a quiet lifestyle while still enjoying access to the perks of an urban hub.
Unique Buyer Considerations: What Fits Your Goals?
Now that you know some of the best places in Tennessee to buy land, it’s time to connect location with intent, aligning your region choice with your long-term goals and lifestyle. After all, a prospective buyer in the market for isolated hunting land won’t have the same priorities as a family looking to build a home, or an investor renting mountain cabins.
So, let’s recap:
- East Tennessee – A mountainous region ideal for retirees, investors, and weekenders.
- Middle Tennessee – An urban and rural mix, great for development, agriculture, and commercial investment.
- West Tennessee – A fertile area for agricultural, hunting, and recreational land.
All of these regions also make incredible lifelong homes, offering the rich culture and scenic nature that Tennessee is known for.
Choose the Right Place to Buy Land in Tennessee with Land.com
Take the next step in your journey, and browse land for sale in Tennessee on Land.com—the nation’s leading online marketplace for rural real estate.
While understanding location is key, it’s also important to consider land use regulations, local infrastructure, and community dynamics before making a purchase. This is where local land specialists step in, providing expert on-the-ground insight to ensure a confident and successful investment.
Tennessee has acreage for everyone—connect with a Land Pro and find the right fit for your goals on Land.com.
Sources:
USDA. Tennessee Cropland. https://www.nrcs.usda.gov/state-offices/tennessee/tennessee-cropland.
Sevierville Chamber of Commerce. 8 Reasons to Visit Sevierville. https://visitsevierville.com/8ReasonsToVisitSevierville.aspx.
Tennessee Department of Tourist Development. Appalachian National Scenic Trail. https://www.tnvacation.com/local/gatlinburg-appalachian-national-scenic-trail.
Tennessee Department of Tourist Development. Explore East Tennessee. https://www.tnvacation.com/east-tennessee.
Tennessee Department of Tourist Development. Upper Middle. https://www.tnvacation.com/middle-tennessee/upper-middle.
Tennessee Department of Tourist Development. How to Spend a Weekend in Maury County. https://www.tnvacation.com/articles/how-spend-weekend-maury-county.
Tennessee Department of Tourist Development. Upper Cumberland. https://www.tnvacation.com/middle-tennessee/upper-cumberland.
Tennessee Department of Tourist Development. South Central. https://www.tnvacation.com/middle-tennessee/south-central.
Hardeman County Chamber of Commerce. Outdoor Recreation. https://www.hardemancountychamber.com/visitors-guide/things-to-do/outdoors/.
Haywood County. About Haywood County. https://haywoodtn.gov/about-haywood-county/.
The Nature Conservancy. Floodplains and Farms. https://www.nature.org/en-us/about-us/where-we-work/united-states/tennessee/stories-in-tennessee/west-tennessee-agriculture-floodplains/.
