How to Buy Land In Tennessee

Why buy land in Tennessee?

Tennessee has opportunities in almost every sector imaginable. Although 40 percent of this state’s land is dedicated to agriculture, it has an impressive array of companies outside of livestock and farming. From automotive and chemical manufacturing to tourism and healthcare, Tennessee has become one of the most business-friendly Southern states.

People who own land in Tennessee get access to major tourist attractions like the Great Smoky Mountains, Nashville, and Memphis. There are also plenty of top-rated educational institutions, fertile farmland, and exceptional wilderness & wildlife opportunities throughout the Volunteer State.

Whether you’re interested in buying rural Tennessee land to farm on a ranch or want real estate closer to the state’s industrial hubs, there are plenty of options in this state.

What are the benefits of buying land in Tennessee?

The most significant benefit of buying land in Tennessee is the diversity of industries in the state. As big as Tennessee’s livestock and agricultural sectors are, they are just a sliver of this state’s strong economy. Tennessee is a central hub for food & beverage production, automobile assembly, and chemical manufacturing. Of course, Tennessee is also home to prestigious universities like Vanderbilt and many noteworthy music attractions in cities like Nashville and Memphis.

People who want a Tennessee dream house to enjoy wildlife viewing, fishing, or hiking will find plenty to do in the state. Tennessee land investors will also likely discover many ways to monetize their new property.

What are the best places to buy land in Tennessee?

Finding the ideal Tennessee land plot will depend on how you intend to use your property. Suppose you’re most interested in developing real estate for the many families, students, and employees moving to the state. In that case, it’s probably best to stick to major business centers like the Nashville area. A few great counties to consider in this zone include:

However, those more interested in investing in Tennessee’s agricultural sector need to look for rural territories. A few areas in the state best known for producing crops like soybeans, corn, and cotton include:

Tennessee’s eastern half is where you’ll find more mountains like the famed Blue Ridge Mountains, while the flattest land tends to be along the Mississippi River. Since Tennessee is so geographically and culturally diverse, it may take a few days of research to pick the perfect zone for your property. Be sure to consider why you’re investing in Tennessee land to understand which area is right for you.

How to buy land in Tennessee?

The simplest way to buy land in Tennessee is to work with a professional land broker. Only people with experience in the Tennessee land market can help you figure out the best zone for your needs and file the appropriate legal paperwork.

What to look for when buying land in Tennessee?

First, it’s best to look at the topography of the Tennessee land you’re thinking about purchasing. Contrary to popular belief, Tennessee isn’t hills, valleys, and fields of crops. While agriculture and livestock are essential in Tennessee, there are many densely-populated urban areas and extremely mountainous regions.

After studying the geography of your Tennessee land, you should look into local statistics and figure out what companies, attractions, and industries are prominent in the area. These facts will give you a better idea of what you could do with your property once you start developing.

Top 10 reasons to buy land in Tennessee

  • Tennessee is one of the largest producers of livestock and agricultural products.
  • Some of the nation’s top tourist attractions are in or near Tennessee, including the Grand Ole Opry, the Great Smoky Mountains, and Graceland.
  • Tennessee has a long history in higher education, science, and research & development.
  • Many major automobile manufacturers have plants in the state, including Nissan, Ford, and GM.
  • Tennessee has countless nature & recreational opportunities for outdoor enthusiasts.
  • Tennessee has become one of the United State’s biggest hubs for healthcare.
  • There’s no individual income tax in Tennessee.
  • Tennessee has job opportunities at many world-famous food & beverage brands, including Mountain Dew, Jack Daniel’s, and M&M’s.
  • Tennessee residents can access exceptional live music, especially in Nashville and Memphis.
  • Tennessee’s humid subtropical climate offers mild winters and hot, but not oppressive, summers.

5 Myths about buying land in Tennessee

  • Tennessee’s economy solely relies on agriculture: Although Tennessee relied heavily on agriculture in its early history, it now has an exceptionally diverse economy. Outside of livestock and agriculture, Tennessee is involved in dozens of industries like healthcare, automobiles, and chemical manufacturing.
  • Tennessee doesn’t have a sales tax: Many people confuse Tennessee’s sales tax and personal income tax policies. While this state does not tax your income, it does have a sales tax of 7%.
  • Tennessee is primarily rural and sparsely populated: As Tennessee has attracted more businesses, employees, and families, it has become one of the most populated states in the South. At roughly 7 million residents, Tennessee is the fifth-most populated Southern state behind Florida, Georgia, North Carolina, and Virginia.
  • The only music in Tennessee is country: Although Nashville is known as the center of country music, many other musical genres are celebrated throughout Tennessee. Indeed, Memphis is known as the “Birthplace of Blues.” It’s also easy to find plenty of venues and festivals in Tennessee for rock, jazz, and bluegrass.
  • Tennessee isn’t the best for fishing: Just because Tennessee isn’t by the ocean doesn’t mean you can’t fish here. There are plenty of ponds, lakes, and streams that offer great access to fish such as catfish, trout, and rock bass.

10 Things to consider before buying land in Tennessee

  • Evaluate your land’s geography to understand whether it’s rural, mountainous, residential, or urban.
  • Have a well-thought-out idea of why you want to buy Tennessee land (e.g., agriculture, retirement retreat, or property building).
  • Consider the businesses, industries, and attractions near your Tennessee land.
  • Look into the zoning laws and property taxes in your Tennessee county.
  • Plan for common weather-related issues like wildfires, tornadoes, and flooding.
  • Understand the crops and livestock that make up the bulk of Tennessee’s industry (e.g., beef, soybeans, cotton, and corn).
  • Know the local hunting and fishing laws and apply for permits from Tennessee authorities.
  • Look into the average violent and property crime rates in your Tennessee county.
  • Research the insurance plans available for your property in Tennessee.
  • Look into the quality of the soil and water on your Tennessee farm.

Is buying land in Tennessee a good investment?

Over the past few decades, buying Tennessee land has proven to be a lucrative investment. This state is a hub for agriculture, and it’s home to dozens of high-profile companies and industries. More people are attracted to Tennessee for its business opportunities, which has increased the value of local land. While past performance can’t predict the future value of Tennessee land, this state has many economic factors in its favor.

What are the risks of buying land in Tennessee?

Arguably, the top risk of buying land in Tennessee is the weather. Although Tennessee has a primarily humid subtropical climate, it has been impacted by many extreme weather events. Most notably, Tennessee frequently experiences tornadoes and thunderstorms. Flooding is also an ever-present risk for Tennessee residents. You must ensure you have an emergency plan, insurance, and the proper protections for your property.

What are the average prices for land in Tennessee?

Recent estimates suggest the average price for Tennessee acreage is around $4,000 per acre. However, these estimates can fluctuate depending on the current land market and the Tennessee county you’re investing in.

What is the climate like in Tennessee?

Tennesee Mountain Land


Aside from Tennessee’s mountainous regions, most of the state has a humid subtropical climate. Generally, summers are hot & sticky, while winters are mild and cool. Aside from mountainous regions, snow is rare in Tennessee. Please remember that Tennessee is prone to thunderstorms and tornadoes during the summer season.

What are the soil conditions like in Tennessee?

Geologists have identified multiple soil types in Tennessee, but the most influential in agriculture is Dickinson soil. This widespread soil has a loamy surface and an almost cement-like lower layer. It’s estimated that Dickinson soil is on 400,000 acres in the Volunteer state, and it has proven to be an excellent option for crops like soybeans.

However, just because Dickinson soil is the most diffuse in Tennessee doesn’t mean it’s the only soil in this state. You should always inspect your property beforehand to evaluate the soil quality in your Tennessee land.

What are the zoning regulations in Tennessee?

For the most part, Tennessee follows the standard R1 zoning requirements for residential properties. However, each county may have specific zoning restrictions you should be aware of. Be sure to work with a local land broker who can help you understand the zoning requirements for your properties before buying Tennessee land for sale.

List of Counties In Tennessee