There’s something about looking across a swath of Tennessee dirt and knowing that you own it. Many people are attracted to the Volunteer State for its rolling hills, thick woods, quiet valleys, and wide skies. Maybe you dream of building a simple cabin, starting a small homestead, having a private place to hunt, or just getting away from the noise of city life.
Photo by Chad Pinkston
Whatever you’re trying to do, buying raw land is a completely different experience than buying a normal house in a subdivision. “You can’t just look at the price per acre and walk away. Getting a good buy, a practical budget, and a clear view of what working with raw dirt actually entails takes some real digging. So here are the main things to consider before you start shopping for your first piece of rural Tennessee land.
Decide what you want to use the land for
Before you spend hours scrolling through property listings, sit down and take some time to decide what you actually want to do out there. Land isn’t one size fits all. A quiet, heavily wooded ridge might be great for hunting, but if you try to build a house on it, it can be a total money pit.
There are many reasons why people buy land in Tennessee:
- Building a house or cabin: You’ll need level ground, easy access to power and water, and soil that will hold up for a foundation.
- Farming or homesteading: Good soil, good drainage, cleared pastures, and a good water source are must-haves.
- Hunting and outdoor fun: Look for places where wildlife actually moves through, heavy timber, and natural water features.
- Long-term or timber investment: Consider mature hardwoods or pine and land in growing areas where the value generally holds up over the long term.
The end goal you have will tell you where to look. If you want to get a feel for what’s available in the state, local experts, such as Mossy Oak Properties Tennessee, are a good way to discover which part of the state really fits the bill for what you want to build or do.
Pick the perfect Tennessee spot
Tennessee is different in different places. You have flat farmland in the west. Rolling hills in the middle. Steep mountains in the east. Think of the day-to-day living out there beyond the scenery.
- Distance to town: How far will you drive for milk, hardware supplies, or an emergency?
- Road access: Being close to a main highway makes life simple, but a gravel road tucked way back gives you so much more privacy.
- Resale value. Land near expanding towns tends to hold its value better than remote and hard-to-get-to properties.
Understand access to property
Just because you see a tire track leading up to the property line, don’t assume there’s road access.
- Confirm legal access: You must have a clear, documented legal right to access the property. Without it you may have a landlocked piece of dirt you can’t legally get to.
- Public vs. Private Roads: Local government plows and repairs county roads. Private roads mean you and your neighbors pay for gravel and grading out of your own pockets.
- Easements: Look through the property documents to see if it’s okay for neighbors to drive across your land, or if you need to cross theirs.
Check zoning and land-use regulations
It’s the freedom of the country—but the rules of the town still count. It’s always a good idea to check with the county clerk or planning office before you purchase.
- Zoning Types: Make sure the parcel is zoned for what you want it for, whether that be residential, agricultural, or recreational.
- Building restrictions: In some places you can’t live in an RV, build a tiny home, or put up a mobile home until you’ve built.
- Conservation agreements: Some properties have restrictions to protect wildlife or forest, which can limit what and where you can build.
Evaluate utilities and building viability
Hooking up basic utilities to raw land can be costly. Get a solid read on these five areas before you make an offer:
- Electricity: Locate the closest power pole. A few hundred feet of woods for power lines- that’s a lot of woods.
- Water: The county water may not be available in the area, so a well will be needed. Well depths vary widely throughout Tennessee. Ask your neighbors how deep theirs was.
- Septic approval: Most homes in rural areas use septic systems. One is that the ground has to pass a “perc test” to prove the soil drains well enough for one.
- Cell service and Internet: Signal fades quickly in hollows and dense trees. You may need satellite or fixed wireless to stay connected.
- Good building sites: Look for high ground that slopes gently, so you don’t pay extra for lots of dirt work or have drainage problems later on.
Search for the land’s natural features
Get some boots on and walk the entire property line instead of just looking at map pictures online. See where the land lies, where the woods are thick, where open pasture opens up. Creeks and ponds are nice and good for animals, but low spots can become mud pits in heavy southern downpours. Be sure a good share of the acreage is dry and usable for your real plans.
Learn the real cost of ownership
The listing price is really just the starting line. This must allow for setup costs and ongoing bills within your total budget:
- Work up front: Soil tests, boundary surveys, brush clearing, driveway grading, bringing in power or septic.
- Ongoing expenses: county property taxes, basic insurance, fence repairs, driveway gravel, general land maintenance.
Do your due diligence before making an offer
Don’t rush. Don’t sign anything until you have everything exactly right.
- Get a new survey done. Hire a local licensed surveyor to know exactly where your corners are.
- Check the title: Be sure the property has no old debt, strange tax liens, or split mineral rights.
- Review regional flood maps to see if heavy rains will cut off your driveway or flood your build site. Check flood hazards:
Consider long-term plans
Try to think a few years ahead. Will this property still work if your family expands? Will it work if you add a shop, bring in livestock, or plant an orchard? Pick a patch of earth with a bit more wiggle room, and you have space to change your mind down the line without starting from scratch.
Common mistakes first-time rural land buyers make
- Chasing low price per acre. Cheap land is usually too good to be true. There is always something wrong with the land: cliffs, bad soil, no legal road access.
- Assuming all acres are usable: Steep hills, rock ledges, and wet spots can make large areas of a property unusable.
- Riding on old fence lines. Fences do move over time. Bad neighbor disputes start from believing a survey instead of an old rusted wire fence.
- Not accounting for site prep: Clearing trees, drilling a well, and building a long driveway can easily cost as much as the land itself.
Final checklist for first-time buyers
- Pick your main goal for the land.
- See the nearest town and amenities.
- “Legal access to the road should be assured.
- Check county zoning and building laws.
- Get real quotes for well, septic, and power.
- Walk the land to see the slopes and soil.
- Budget for site prep and driveway work.
- Get a complete title search and a new survey.
Summary
Owning a piece of rural Tennessee is one of the most satisfying things you can do. If you’re looking for a quiet place to park a camper on the weekends, a place to build your dream home, or land to hunt and explore, the work you do up front makes all the difference. Take your time and check the practical details. Don’t hesitate to contact local land experts who know the terrain inside and out.