ennessee is one of the most scenic and affordable states in the U.S. for buying land. Whether you’re searching for a quiet retreat in the Smoky Mountains, an investment property near Nashville, or a large rural lot for farming, Tennessee land for sale offers endless possibilities. From lush forests to fertile farmland, the Volunteer State has something for every type of buyer — and at prices that are often far lower than neighboring states.
In this guide, we’ll explore why Tennessee is a great place to buy land, where to find cheap lots and properties, and what to consider before making your purchase.
Why Buy Land in Tennessee?
1. Affordable Land Prices
Compared to states like North Carolina, Florida, or California, Tennessee offers remarkably low land prices. Depending on location, you can find rural land starting from as little as $1,500 to $3,000 per acre. This affordability makes Tennessee an attractive option for investors, retirees, and first-time buyers who want to own property without breaking the bank.
2. No State Income Tax
One of the biggest financial benefits of owning land or property in Tennessee is that it’s one of the few states with no state income tax. This means you keep more of your earnings, making Tennessee especially appealing for those planning to build a home or move there permanently.
3. Growing Real Estate Market
Tennessee’s economy is thriving, driven by industries like manufacturing, healthcare, tourism, and logistics. Cities like Nashville, Knoxville, and Chattanooga have seen steady population growth, pushing up property values and creating opportunities for investors to benefit from long-term appreciation.
4. Natural Beauty and Lifestyle
From the Great Smoky Mountains National Park to the Mississippi River plains, Tennessee offers a diverse landscape filled with rolling hills, lakes, and forests. Many buyers choose Tennessee land not only for its value but also for the quality of life it offers — clean air, mild weather, and endless outdoor recreation.
Best Places to Find Land for Sale in Tennessee
1. East Tennessee
If you love mountains, rivers, and breathtaking scenery, East Tennessee is your dream location. Areas like Sevier County, Cocke County, and Monroe County feature affordable lots near the Smoky Mountains, ideal for building cabins, vacation rentals, or small farms. Land here is perfect for those seeking peace, privacy, and natural beauty.
2. Middle Tennessee
Home to Nashville and its surrounding counties, Middle Tennessee blends city convenience with rural charm. While land close to Nashville can be pricey, nearby counties like Dickson, Maury, and Hickman offer cheap properties with easy access to the city. This region is ideal for commuters, investors, or anyone wanting proximity to Tennessee’s capital without paying high prices.
3. West Tennessee
If you’re looking for large tracts of land at the lowest prices, head west. Areas near Jackson, Bolivar, and Savannah offer cheap farmland and wooded acreage, often for under $2,000 per acre. The land here is ideal for agriculture, hunting, and recreational use.
Types of Land for Sale in Tennessee
Tennessee’s land market is incredibly diverse. Depending on your goals, you can find:
- Residential Lots – Ideal for building your dream home, whether in a subdivision or rural setting.
- Agricultural Land – Fertile soil and moderate rainfall make Tennessee perfect for farming and livestock.
- Wooded Acreage – Great for hunting, camping, or off-grid living.
- Commercial Land – Especially around cities like Nashville and Knoxville, ideal for business development.
- Investment Properties – Buy and hold undeveloped land to benefit from future appreciation.
No matter your purpose, Tennessee’s mix of rural and urban areas offers something for everyone.
How to Find Cheap Land and Properties in TN
1. Browse Land Listing Websites
Start your search online with reliable websites such as CommonLots.net, LandWatch, Zillow, or Lands of America. These platforms let you filter listings by price, size, and county to find properties that fit your budget.
2. Look for Owner-Financed Land
Many sellers in Tennessee offer owner financing, allowing buyers to purchase land without dealing with banks. This is especially helpful for buyers with limited credit history. It also makes buying land more flexible and affordable with monthly payment options.
3. Explore Tax Sale or Foreclosure Properties
You can often find discounted land at county auctions or through foreclosure listings. These properties might need some cleanup or surveying work, but they offer huge savings compared to traditional listings.
4. Connect with Local Real Estate Agents
A local land specialist knows the area, zoning rules, and property values better than anyone. They can help you find hidden deals and navigate Tennessee’s real estate market smoothly.
What to Consider Before Buying Land in Tennessee
Before closing a deal, make sure to:
- Check zoning laws and land use restrictions to ensure your intended use is permitted.
- Verify access to utilities like electricity, water, and road connections.
- Review the property deed and survey for clear boundaries and ownership history.
- Inspect the land in person if possible — terrain and accessibility can significantly affect property value.
- Estimate property taxes and maintenance costs so you know your long-term expenses.
Doing your homework upfront helps you avoid surprises later.
Final Thoughts
Buying land for sale in Tennessee is more than just a financial investment — it’s an opportunity to own a piece of one of America’s most beautiful and affordable states. Whether you’re looking for cheap lots to build a home, investment properties, or recreational land to enjoy the great outdoors, Tennessee offers incredible value and variety.
With its strong economy, natural beauty, and low cost of living, now is the perfect time to explore cheap land and properties in TN. Start your search today and turn your dream of owning land in Tennessee into reality.
