For many people looking to buy an undeveloped lot, Tennessee has become a popular destination. With a strong economy, job opportunities, and diverse terrain, the Volunteer State attracts people from many different lifestyles.
If you’re considering starting a farm or building a vacation home, there’s no shortage of land for sale in Tennessee to explore. Read on to learn more about what you need to know to purchase the land you’ve been dreaming about.
Why Tennessee? The Draw of the Volunteer State
Tennessee is a destination to watch, offering a range of benefits—from natural beauty to economic opportunities.
If you’re thinking about buying property in the Volunteer State, keep these factors in mind:
- Proximity to city life – Many counties allow you to live outside the city but within an hour or so of more populated areas with attractions, shopping, and nightlife.
- Natural beauty – Whether you want to explore the Great Smoky Mountains or lounge by the river, there are plenty of natural wonders in Tennessee.
- No state income tax – Aside from an affordable cost of living, you also won’t have to worry about paying state income tax.
Diverse Terrain
Buyers can also find a wide range of land choices across the state. Each region offers a unique set of benefits that may appeal to your interests, including:
- West – West Tennessee borders the Mississippi River, making it an ideal spot for those who enjoy fishing and boating.
- East – In the east, you’ll find the Appalachian and Great Smoky Mountains, along with the charm of the nearby towns. Knoxville and Chattanooga are also within driving distance.
- Middle – Mid-Tennessee offers farmland and woodsy hills for fans of the outdoors. Plus, the proximity to Nashville provides easy access to attractions and job opportunities.
Whether you want to live near one of the big cities, at the foot of a mountain, or in the middle of nowhere, Tennessee offers plenty of options. If you’re wondering about the best places to buy land in Tennessee, it all depends on your lifestyle goals—whether that means riverside retreats, farmland, or wooded acreage.
What to Know About Buying Land in TN
Before purchasing acreage, it’s crucial to do your research. That means learning about zoning regulations, utilities, and easements, among other essentials. Here are some considerations to keep in mind as you explore this stunning state:
- Zoning – In Tennessee, zoning rules often vary by county. Ensure your plot is zoned for your desired use, whether that’s to build a home or run a farm.
- Utilities – Determine which utilities are currently available and identify the ones you’ll need to add. For example, you may need to have a septic system test, add a well, or use municipal water. Understanding these needs ahead of time can ensure you create an accurate budget.
- Boundaries and easements – Have a professional conduct a land survey to ensure you know exactly where your property lines are. You should also determine if there are any easements, which would permit utility companies or the township to use the land without permission.
While these are the primary considerations to keep in mind, there are others. This is why it can be extremely helpful to work with a land professional, like the ones at Land.com.
How Much Does Land in Tennessee Cost?
As with any state, land prices vary by location and property size. With that in mind, there has been a recent increase in agricultural land values, with an average of $5,710 per acre in 2024. While this means a higher investment cost, it also means an increase in the plot’s overall value.
Here are some examples of general prices by region:
- Rutherford County – Land prices are more affordable and still within driving distance of Nashville.
- Williamson County – A good economy and proximity to Nashville mean prices are a little higher.
- Wilson County – Featuring top schools and a strong job market, this county is quickly becoming a hotspot, which also means prices are rising.
- Sevier County – Tourism, the Great Smoky Mountains, and no county property taxes make Sevier County a viable option for many.
Depending on what you’re looking for as far as terrain type, location, and proximity to other activities, you can find a wide variety of options in Tennessee.
How to Buy Land in Tennessee
Buying land can be a complex process, but with the right resources and expert advice, you can step confidently in the right direction.
- Do your research – Understand the location, land use regulations, land boundaries, soil type, and other relevant factors.
- Sort your finances – Determine how much you’re willing to spend on a plot and how you intend to pay for it. In Tennessee, you may qualify for raw or unimproved land, improved, home, or construction loans.
- Consult a local professional – Find a local land broker to help you navigate the buying process.
Finding the right plot for your budget and goals takes time, but when you end up with your dream property, it’s time well spent.
Common Mistakes to Avoid When Buying Land in Tennessee
Being prepared is the best way to avoid common pitfalls when buying land. Here’s what you need to prioritize:
- Zoning regulations – Be aware of specific zoning requirements to ensure you’re considering a plot that meets your needs.
- Inspections – Hire professionals to conduct property or home inspections before making a purchase decision.
- Access rights and potential hazards – Understand who has access to your land, including any easements and water rights. You should also determine if the plot is located in a flood zone or if there are any other concerns.
If you work with a land professional, they can help you keep track of these fine details, allowing you to get the best deal on the right property.
Start Your Search With Confidence With Land.com
Ready to invest in Tennessee property? Whether you’re looking for a ranch, a vacation getaway, or a new home to raise your family, preparation, understanding, and support are key to ensuring an efficient process.
At Land.com, we make it easy for you to find the best way to buy land in Tennessee—our helpful search features allow you to filter by plot type, price, size, and more. Plus, our land pros are available to provide expert insight every step of the way.
Get started by browsing Tennessee property listings or reaching out to a land expert today!
Sources:
AARP. Tennessee State Taxes: What You’ll Pay in 2025. https://states.aarp.org/tennessee/state-taxes-guide
Tennessee Municipal League. Tennessee sees some of nation’s highest spikes in farmland real estate prices. https://ttc.tml1.org/2024/08/06/tennessee-sees-some-nations-highest-spikes-farmland-real-estate-prices
SouthEast Bank. How to Buy Land in Tennessee with a Land Loan. https://www.southeastbank.com/blog/how-to-buy-land-in-tennessee-with-a-land-loan/
