Rural Land in Middle/South Tennessee

[TNDadx4]

I am starting to look for some land in the Middle TN to South TN area for a weekend getaway spot. I was hoping that someone might be able to point me in the right direction.

I'm looking for >= 5ac tract of land with no homeowner's association, etc.

I plan on putting a trailer on it temporarily and eventually build a cabin. I have a home, so it won't be my primary residence.

I'm looking to dig a well and go solar, eventually, so utilities really aren't an issue. Electric would be nice until the solar is installed, but not a big deal.

I've owned houses, but never just land, so any other advice about land buying is welcome.

Thanks. I appreciate it!

[knight88]

Dad, We recently bought property near Clifton, Currently reside in AZ, moving soon. from my view point property is not cheap, BUT smaller pieces are reasonable, few homeowner assns etc. Pick an area or county and look online at various realtors. There are a number of small, 5-10 acre parcels available. Good luck Andy

[Smoky]

If you get a perc test before you buy, that'd be good. Closer to town= more $ per acre also.

[MYellowRose]

Have a friend with 20 acres right outside Dixon Springs which is northeast of Nashville. He's got a seasonal spring that runs in front of the property and it's a georgous area. You might want to see if you can find anything out about it. Good luck.
Son lives in souther TN in Winchester but I don't really know much about the area.

[PrepLady]

I used to live in Chattanooga. Rural land in that area is being snapped up quickly by developers. Hamilton County requires too many permits, anyway, but neighboring Sequatchie and Rhea counties are headed down that same path. If you're going to buy, do it soon! I'm not sure how things are further north, say the Johnson City-Bristol area. The Knoxville and Gatlinburg/Pigeon Forge areas have long been touristy (read: big bucks for land).

[junkyardblacksmith]

Sequatchie still has a lot of good land in the valley and on the plateau. So do the neighboring counties. I woundn't advise building in Hamilton. It's expensive, most of the police are bastards, and it's fully saturated with rich new-england yankee immigrants that will cause you no end of hell with their property bureaucracies.

Somthing like 50% of everyone that lives in Hamilton is someone who moved here from up north.

[shadowwalker]

Try the real estate on ebay. Also try the free papers around whatever area your looking at. American classifieds and trader.com are around here. Lebanon,TN

[CarolAnn]

When you look at land, look AT the land. Search out near by road cuts so you can see how close the bedrock is to the surface, and what the soil is like.

Look at what kind of trees are growing there. If they're scrubby (like red cedar) the land won't be worth much for growing. Big hardwoods have deep root systems & a good soil base. Willows thrive where there is plenty of surface water. Reeds and cattails clue you to wetlands, even if its dry when you're looking.

The best time to look at land is after the leaves are down. Check out the direction of the pitch - if you're going solar, you want to face south, south-east if you're on a hill side.

Look for evidence of dry branch creeks - those wet-weather streams that can be wonderful in the right place and a nightmare in the wrong one. If you have a stream on the property, is there anyone uphill from you that is likely dumping sewage, laundry water or used oil into it?

It's also good if you can look up the property on Google Earth so you can get a good feel for the surrounding terrain, nearby roads and developments, future dams, freeways and electric transmission lines!

Finally, before you buy in the country, see if you can talk with any neighbors. Are they friendly? TOO friendly? Do they seem like the types that might cook methamphetamine? (Those are notoriously the WORST neighbors you could imagine!) Do they throw their trash in the side yard, or have 15 dogs slinking around the place?

This might seem like a lot to keep in mind, but it can have a huge impact not only on your joy in being on the land, but in your ability to sell it again if you ever want to.

[junkyardblacksmith]

When you look at land, look AT the land. Search out near by road cuts so you can see how close the bedrock is to the surface, and what the soil is like.

Look at what kind of trees are growing there. If they're scrubby (like red cedar) the land won't be worth much for growing. Big hardwoods have deep root systems & a good soil base. Willows thrive where there is plenty of surface water. Reeds and cattails clue you to wetlands, even if its dry when you're looking.


Unless it was used as a chemical dumping ground, 99% of land in south-east Tennessee is going to provide good soil for most crops.

[TNDadx4]

Thanks everyone. I appreciate all of your input! I'll keep you posted when I find something.

[Suzy]

Make sure you check for land use restrictions, zoning, "planning," etc. Check out the local weekly newspapers and talk to someone in the county commissioners office. If you buy land you want to do what you want to do on it and now have restrictions. Best wishes!