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USALandGroup
Rolling unrestricted acreage in Maury County, Tennessee near the Natchez Trace Parkway

Tennessee land for sale

Buy Land in Tennessee, Direct From the Owner

USA Land Group owns every Tennessee tract on this page. Unrestricted homesites in Maury County under an hour from Nashville, and wooded mountain land in Sevier County minutes from Pigeon Forge. Prices are listed and septic sites are identified. You buy from the owner; some tracts may also have a co-list agent available to help.

See Tennessee LandCall (888) 416-8804

Land for sale in Tennessee right now

Every tract on this page is in Tennessee, owned outright by USA Land Group, and eligible as 1031 exchange replacement property. Prices and acreage are on each card, and the page updates as land is bought and sold.

Not seeing the size or county you want? Tell us what you're looking for and we'll call you when a tract comes up.

Looking for land outside Tennessee? We also have acreage and homesites available across the Southeast.

Explore All Land for SaleTalk to a Land Specialist: (888) 416-8804

How do I buy land in Tennessee without a realtor?

You buy directly from the owner and close through a Tennessee title company or real estate attorney. Tennessee does not require an agent on either side; the title company runs the title search, holds your earnest money, prepares the warranty deed and records it at the county Register of Deeds.

Contact us about the tract you want. Some Tennessee listings also have a co-list agent; we will explain who is involved before you agree terms.

  1. 01

    Pick a tract and get in touch.

    We send the survey with the perc site marked, the soil report where we have one, and the recorded access.
  2. 02

    Walk it.

    On your own or with us. We'll flag the corners and tell you honestly where a house can go.
  3. 03

    Agree terms in writing.

    Price, earnest money and a closing date that suits you, usually 30 to 45 days out.
  4. 04

    Close with a Tennessee title company.

    You wire funds, sign, and receive a recorded warranty deed.

What kind of land do we sell in Tennessee?

Unrestricted rural homesites, mostly 5 to 30 acres, zoned agricultural, with power at or near the road and a septic site already identified. No HOA, no covenants, so a home, a barn, a camper or a tiny home are all allowed subject to county permits.

Before a tract goes on this page, we have usually:

  • Confirmed direct county road access
  • Surveyed the boundary and marked the corners
  • Identified a perc site, or had a soil test passed
  • Cleared title through a Tennessee title company
  • Checked power availability at or near the road

What we don't sell: paper lots, land without legal access, or tracts we haven't walked.

Where in Tennessee is the land?

Two areas: Maury County in Middle Tennessee, and Sevier County in the Smoky Mountains. They suit different buyers, so here is each one.

Maury County, near Nashville

Our Maury County tracts sit just off Highway 7 near the Natchez Trace Parkway, in the Santa Fe school district. Columbia is about 25 minutes, Leiper's Fork 20 minutes, and Nashville under an hour. Rolling hills, agricultural zoning, no restrictions, and each tract has a perc site marked on the survey. This is land for people who work in Franklin or Nashville and want acreage without a subdivision.

Sevier County, near Pigeon Forge

Our Sevier County tracts are off Gnatty Branch Road between Pigeon Forge and Gatlinburg, less than 10 minutes from the Parkway. Wooded, rolling, with road frontage and a successful soil test. They suit a mountain home, a weekend cabin or a camper site; several adjoining tracts can be bought together.

Looking to sell?

If you own land in Tennessee and want a cash offer, see Sell Your Land.

Owner-direct

Why buy from USA Land Group instead of a listing site?

On a listing site you are looking at someone else's land through an agent. Here you buy from the owner, and the owner has already done the survey, the perc work and the title. Some Tennessee tracts may also have a co-list agent; ask us about the specific listing.

ItemListing portals and agentsUSA Land Group
Who owns the landA third partyWe do
Price shownOften “call for price”Always listed
RestrictionsBuried in covenantsNone on our Tennessee tracts
Perc site and accessBuyer finds out laterOn the survey before you visit
Commission in the price6–10%Ask about the specific tract and any co-list agent
Who answers questionsAgent, by appointmentThe owner or the tract's co-list agent

Can I use a 1031 exchange to buy land in Tennessee?

Yes. Vacant land held for investment is like-kind replacement property, and every Tennessee tract we list is marked 1031 eligible. Because we own the land with clear title, we can close inside your 45-day identification and 180-day completion windows.

Tell us you are in an exchange, and we'll work to your qualified intermediary's timeline. More on our 1031 exchange page.

What should I check before buying vacant land in Tennessee?

Five things. On our tracts we will give you the answers before your visit.

  • Legal access. A county road or a recorded easement. Ours have direct county road access.
  • Septic approval. Tennessee's Department of Environment and Conservation approves septic systems by soil type and bedroom count. We identify the perc site; final bedroom approval is part of your due diligence.
  • Water. Rural Tennessee land is normally on a private well. Budget for drilling.
  • Greenbelt status. If the land is in the Greenbelt agricultural program, ask the county assessor about rollback taxes if the use changes.
  • Slope and building site. Much of Middle and East Tennessee rolls. Walk the tract and look at the survey for the flat spot.

Questions

Frequently asked questions

Can I buy land in Tennessee without a realtor?

Yes. Tennessee does not require a real estate agent on a land sale. You agree with the owner and close through a Tennessee title company or real estate attorney, who handles the title search, earnest money, deed and recording. Some USA Land Group Tennessee tracts also have a co-list agent; ask us about the specific listing.

How much does land cost in Tennessee?

It depends mostly on distance to Nashville, Knoxville or the Smokies. Our unrestricted Maury County homesites near the Natchez Trace list at roughly $11,500 to $16,500 per acre; wooded tracts near Pigeon Forge list around $28,000 per acre. Remote land in rural counties sells for much less.

What does “unrestricted land” mean in Tennessee?

No HOA and no recorded covenants limiting what you can build or keep. County zoning and state septic rules still apply, but on agricultural land that usually allows a house, barns, livestock, a camper or a tiny home.

Do the tracts have water, power and septic?

Power is at or near the road; some tracts may require a buyer-paid extension. Water is by private well, which is standard for rural Tennessee. Each tract has a perc site identified or a passed soil test; the state's final bedroom approval for the septic permit is part of your due diligence.

How far is the land from Nashville or Pigeon Forge?

The Maury County tracts are under an hour from Nashville, about 25 minutes from Columbia and 20 from Leiper's Fork. The Sevier County tracts are less than 10 minutes from Pigeon Forge, between it and Gatlinburg.

Is this land eligible for a 1031 exchange?

Yes. Every Tennessee tract we list is held for investment and marked 1031 eligible. We own the land with clear title, so we can close inside your 45-day identification and 180-day completion windows and coordinate with your qualified intermediary.

What are the closing costs when buying land in Tennessee?

As the buyer you usually pay the title company's closing fee, title insurance if you want it, and recording fees. Tennessee's transfer tax is $0.37 per $100; your closing agreement determines who pays it. The title company gives you the exact figures before closing.

Ready to see land in Tennessee?

Pick a tract above or call and tell us what you need. We'll send the survey and perc details the same day and set up a walk when you're ready.

See Tennessee LandCall (888) 416-8804
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