Top Tennessee Counties to Buy Land in 2026

Tennessee continues to attract land buyers who want space, privacy, and long-term upside—whether that means building a homestead, starting a small farm, or securing acreage near fast-growing cities. With 95 counties to choose from, the smartest move is to narrow your search to areas that match your budget, lifestyle, and development goals.

Today’s land market also comes with clearer price signals than ever. In agriculture-driven areas, values have climbed meaningfully: Tennessee farm real estate reached $5,710 per acre in 2024, a 10.7% increase from 2023, according to the USDA Land Values 2024 Summary. Cropland values hit $5,610 per acre in 2024, up 10.9% year over year—and that growth rate led the nation, per the same USDA Land Values 2024 Summary. Pastureland averaged $5,360 per acre in 2024, also reported in the USDA Land Values 2024 Summary.

For buyers focused on residential, recreational, or mixed-use land, pricing varies widely by proximity to job hubs and amenities. In 2025, land in Tennessee typically ranges from $5,000 per acre on the low end to $20,000–$30,000 per acre in more desirable areas, according to The Land and Legacy Group. Looking at current listings, median list prices for land statewide are roughly $13,000–$15,000 per acre in 2026, per The Land and Legacy Group.

What to Consider Before Buying Land in Tennessee

Use these factors to evaluate counties and individual parcels—especially if you plan to build or hold the land as an investment:

1. Budget and pricing comps: Compare recent sales, current listings, and the land’s intended use (farm vs. residential vs. recreational).
2. Access to jobs and growth centers: Land near expanding metros often appreciates faster, but it usually costs more.
3. Topography and usability: Walk the property and confirm it fits your plans (homesite locations, slopes, drainage, soils).
4. Zoning, restrictions, and HOA rules: Verify what you can build, subdivide, or rent (including short-term rentals).
5. Utilities and infrastructure: Confirm road access, power, water source, septic feasibility, and internet availability.
6. Flood, wildfire, and environmental constraints: Review FEMA flood maps, wetlands, and any conservation easements.
7. Exit strategy: Decide whether you’re buying to build, hold long-term, or resell—and price accordingly.

Williamson County: Where Country Living Meets Nashville Access

Williamson County remains one of Tennessee’s most in-demand markets thanks to its proximity to Nashville, highly rated schools, and a strong local economy. It’s a premium county, but it continues to reward buyers who value stability and convenience.

Why buyers target Williamson County

• Strong appreciation signals: Franklin saw a 7.2% increase in property values in 2024, according to AHLEND.
• Close to Nashville: Ideal for commuters who want acreage without giving up major-city employment and entertainment.
• High demand for buildable lots: Limited supply and ongoing in-migration keep competition elevated.

Watch-outs

• Higher entry prices: Expect some of the most expensive land in the state, especially near Franklin and Brentwood.
• Development pressure: Rapid growth can change the rural character in certain corridors.

Rutherford County: High-Growth Momentum (Murfreesboro)

Rutherford County has become a go-to for buyers who want Middle Tennessee access with comparatively more land options. Murfreesboro’s growth continues to signal housing demand and development activity.

Why Rutherford County stands out

• Residential expansion: Murfreesboro issued over 2,000 residential building permits in 2024, according to AHLEND.
• Varied terrain and parcel sizes: You can find everything from buildable small-acre lots to larger tracts outside the urban core.
• Convenient access to Nashville: Many buyers accept a longer commute to gain more acreage per dollar.

Watch-outs

• Traffic and road capacity: Growth can outpace infrastructure in certain areas.
• Due diligence matters: Check drainage patterns and flood risk before you buy.

Sevier County: Smoky Mountain Views and Tourism-Driven Demand

Sevier County offers a unique mix of mountain land, cabin-country economics, and year-round visitor traffic. Buyers often look here for second homes, short-term rental potential, or scenic retreats near Gatlinburg and Pigeon Forge.

Why Sevier County is a land-buying favorite

• Tourism supports multiple strategies: Vacation rentals, family compounds, and long-term holds all have a place here.
• Immediate access to iconic scenery: The Great Smoky Mountains region adds enduring lifestyle and resale appeal.
• Four-season usability: Seasonal variety helps support year-round interest from both residents and visitors.

Watch-outs

• Premium pricing near hotspots: The best views and best access usually cost more.
• Rental and development rules vary: Verify short-term rental restrictions and permitting requirements before you plan a build.

Maury County: More Breathing Room South of Nashville

Maury County has strengthened its reputation as an “up-and-comer” for buyers who want proximity to Nashville without paying Williamson-level prices. Columbia’s revitalization and new development continue to pull demand south.

Why Maury County works for many buyers

• Relative value: You can often find larger tracts or more build-friendly parcels compared to closer-in counties.
• Balanced character: Historic communities, farmland, and newer subdivisions coexist across the county.
• Flexible use cases: Buyers use land here for homesites, small farms, and future development plays.

Watch-outs

• Uneven amenities: Rural areas may require more planning for utilities and services.
• Changing corridors: Industrial and commercial growth can shift the feel of certain areas over time.

Wilson County: Commute-Friendly Acreage and Lake Lifestyle

Wilson County appeals to buyers who want access to Nashville while maintaining a more relaxed pace—plus opportunities near Percy Priest Lake.

Why Wilson County deserves a spot on your shortlist

• Location leverage: Many buyers prioritize Wilson for its commuter access and strong local demand.
• Recreation and water access: Lake-adjacent land can carry long-term premium value.
• Family-friendly fundamentals: Strong schools and community stability often support resale strength.

Watch-outs

• Rising prices: Increased demand has pushed land values higher.
• Peak-time congestion: Some commute routes slow significantly during rush hours.

Sumner County: Suburban Convenience with Rural and Lakefront Options

Northeast of Nashville, Sumner County offers a wide range of land types—from suburban-adjacent parcels near Hendersonville to more rural acreage farther out, including areas influenced by Old Hickory Lake.

Why buyers consider Sumner County

• Lake lifestyle opportunities: Waterfront and water-access parcels remain consistently attractive.
• Multiple community hubs: Gallatin and Hendersonville anchor jobs, retail, and services.
• Varied landscapes: Rolling hills and open farmland make it suitable for many land uses.

Watch-outs

• Flood risk in certain zones: Especially near water, confirm elevation, flood maps, and drainage.
• Infrastructure strain: Growth can create bottlenecks for roads and utilities.

Blount County: East Tennessee Access Near the Smokies (Knoxville Influence)

Blount County offers a strong quality-of-life profile with mountain proximity and access to the Knoxville job market. It’s a practical option for buyers who want East Tennessee scenery without being too remote.

Why Blount County is compelling right now

• Knoxville-area tailwinds: Knoxville shows a projected housing growth rate of 5% by September 2026, according to Norada Real Estate. Nearby counties like Blount can benefit from that regional demand.
• Outdoor value: Proximity to the Great Smoky Mountains supports recreation and long-term desirability.
• Diverse local economy: Tourism, manufacturing, and agriculture all contribute to stability.

Watch-outs

• Price premiums for views: Mountain-view tracts and prime locations can command top dollar.
• Environmental and development constraints: Some areas face tighter rules due to terrain and conservation concerns.

Montgomery County: Affordable Runway and Steady Demand (Clarksville/Fort Campbell)

Montgomery County has gained attention for its relative affordability and steady demand tied to Fort Campbell and the broader Clarksville area. Buyers often explore it for residential builds, small farms, and longer-hold investments.

Why Montgomery County belongs on the map

• Military-driven stability: Fort Campbell supports consistent housing demand and a built-in rental market.
• More budget flexibility: Compared to Nashville-adjacent counties, many parcels remain more attainable.
• River and farmland potential: The Cumberland River corridor offers a mix of productive land and scenic tracts.

Watch-outs

• Amenities vary by location: Some rural pockets require more planning for utilities and services.
• Population turnover: A military presence can create a more transient tenant base in certain submarkets.

Additional East Tennessee Signal: Greeneville’s Growth Outlook

If you’re open to smaller-city markets with measurable momentum, Greeneville is also worth tracking. Greeneville shows a projected housing growth rate of 4.6% by September 2026, according to Norada Real Estate. That projection can matter for buyers who want land near expanding housing demand without paying big-metro pricing.

Final Thoughts

Tennessee offers land-buying opportunities across multiple lifestyles and strategies—from premium, commute-friendly acreage in Williamson and Wilson to tourism-driven mountain parcels in Sevier and value-oriented growth in Montgomery and Maury.

As you compare counties, ground your decision in pricing realities and intended use. Agricultural benchmarks show how quickly values can move: farm real estate hit $5,710 per acre in 2024 (up 10.7%), cropland reached $5,610 per acre (up 10.9%, leading the nation in growth rate), and pastureland averaged $5,360 per acre, all according to the USDA Land Values 2024 Summary. Meanwhile, broader market guidance suggests Tennessee land commonly ranges from $5,000 per acre on the low end to $20,000–$30,000 per acre in more desirable areas in 2025, per The Land and Legacy Group, with median list prices around $13,000–$15,000 per acre in 2026, per The Land and Legacy Group.

Do thorough due diligence on zoning, surveys, access, utilities, and future development plans, and consider working with local land-focused professionals who understand the county-level nuances. Land can take longer to resell than a home, so align the property with your timeline, cash needs, and long-term plan.

Frequently Asked Questions (FAQs)

What’s the average price per acre of land in Tennessee?

It depends on land type and location. For agricultural benchmarks, Tennessee farm real estate reached $5,710 per acre in 2024 (up 10.7%), cropland reached $5,610 per acre (up 10.9% and leading the nation in growth rate), and pastureland averaged $5,360 per acre, according to the USDA Land Values 2024 Summary. For broader market shopping, land commonly ranges from $5,000 per acre to $20,000–$30,000 per acre in more desirable areas in 2025, per The Land and Legacy Group, and median list prices are roughly $13,000–$15,000 per acre in 2026, per The Land and Legacy Group.

Do I need a special license or permit to buy land in Tennessee?

No special license is required to purchase land. However, development may require permits (septic, driveway, well, building) and compliance with county zoning and any deed restrictions.

How long does it typically take to close on a land purchase in Tennessee?

Many land closings take about 30 to 45 days, depending on financing, title work, surveys, and inspections. Cash deals can close faster if title and access are clean.

Are there any restrictions on foreign buyers purchasing land in Tennessee?

Tennessee generally allows foreign buyers to purchase and own real estate, but buyers should confirm federal reporting and tax considerations with a qualified attorney or tax professional.