How to Sell Land in Tennessee in 2026: A Step-by-Step Guide

Tennessee’s rolling hills, hardwood forests, and fertile valleys still draw buyers who want everything from productive farmland to a private recreational retreat. If you’re ready to sell land in the Volunteer State, the process is straightforward—but it’s different from selling a home. This guide breaks down what to expect, what to prepare, and how to choose the best selling strategy for your goals.

Tennessee’s land market is also shifting in measurable ways. The University of Tennessee Institute of Agriculture reports that the state lost about 1,000 farms between 2016 and 2021—roughly 100,000 acres of farmland—while the average farm size increased from 155 acres to 160 acres (University of Tennessee Institute of Agriculture). At the same time, the Tennessee Department of Agriculture reports agricultural land value has increased by about 3.5% per year over the past decade (Tennessee Department of Agriculture).

Understanding Tennessee’s Land Market

Land demand in Tennessee varies by region, access, and allowed uses. Rural and agricultural parcels attract buyers looking to farm, run cattle, hunt, timber, or build a homesite. Parcels near growth corridors around Nashville, Memphis, and Knoxville can also appeal to developers seeking future housing or mixed-use opportunities.

Compared to residential real estate, land pricing can swing more dramatically. A new road project, utility expansion, zoning change, or local economic shift can move values quickly—so your best first step is to ground your listing in accurate, local data.

Steps to Sell Your Land in Tennessee

1) Identify what you own—and what it can be used for

Start with the basics: parcel size, boundaries, road frontage, topography, utilities, and zoning. Buyers will evaluate your property based on what they can do with it (and how much work it takes to get there).

• Confirm zoning and any overlay districts or use restrictions.
• Check for easements, encroachments, or access limitations.
• Note value drivers such as water features, views, timber, tillable acreage, or buildable sites.

2) Determine an accurate land value

Land valuation is specialized. Use multiple inputs to price with confidence:

• Hire a land appraiser for a professional opinion of value.
• Work with a land-savvy real estate agent to pull comparable land sales and build a pricing strategy.
• Use online tools carefully for context, but don’t rely on them alone for rural acreage.

Keep macro trends in mind as you price. For example, Tennessee agricultural land values have risen about 3.5% annually over the past decade (Tennessee Department of Agriculture), and consolidation has occurred as farm counts fell by about 1,000 from 2016–2021 while average farm size grew from 155 to 160 acres (University of Tennessee Institute of Agriculture).

3) Prepare the property for showings

Vacant land doesn’t need staging, but it does need to be easy to understand and easy to walk.

• Remove debris and visible hazards.
• Order a new survey or locate existing corners and clearly mark boundaries.
• Improve access if the entrance, trail, or drive is hard to navigate.
• Highlight standout features like creeks, marketable timber, cleared fields, or mountain views.

4) Assemble your land “seller packet”

Organized documentation reduces buyer friction and speeds up closing.

• Deed and title information
• Property tax records
• Zoning and permitted-use details
• Surveys, plats, GIS maps, and access documentation
• Soil tests and perk info (if available)
• Known easements, deed restrictions, HOA details (if applicable)

5) Choose the best selling strategy

You can sell Tennessee land several ways. The right path depends on your timeline, your need for certainty, and how hands-on you want to be.

• List with a real estate agent: Professional marketing and negotiation support, with commission costs.
• Sell FSBO (for sale by owner): More control and potentially higher net proceeds, but more work and responsibility.
• Sell to a land-buying company: A faster, simpler transaction with fewer contingencies, often in exchange for a lower price than a fully marketed listing.

6) Price strategically—and stay flexible

Pricing drives everything: buyer interest, time on market, and negotiating power. Base your list price on recent comparable sales, market conditions, parcel features, and development constraints (utilities, frontage, easements, floodplain, slope, or septic limitations). If showings are slow, adjust quickly—land markets can change fast.

7) Market the land with buyer clarity in mind

Modern land buyers expect strong visuals and clear due-diligence details.

• Use high-quality photos and consider drone footage to show boundaries, terrain, and access.
• Publish detailed listing information (acreage, road frontage, utilities, zoning, coordinates, and showing instructions).
• List online broadly across major real estate sites and land-specific platforms.
• Target local networks (agents, developers, investors, farmers, and recreation buyers).
• Promote on social media where land buyers often search by region and property type.

8) Review offers and negotiate the full package

Evaluate more than just the price.

• Purchase price and earnest money
• Contingencies (financing, inspections, feasibility period)
• Closing timeline and possession terms
• Survey responsibility and title requirements

Expect negotiation—especially if your property has been listed for a while. If you’re considering a fast, cash-focused route, review how direct buyers structure offers and timelines (Land Boss).

9) Navigate due diligence confidently

After you accept an offer, buyers often perform additional checks. Typical due-diligence items include:

• Survey updates and boundary verification
• Environmental assessments (as needed)
• Soil testing or septic feasibility
• Zoning confirmation and intended-use verification

Prompt communication and easy property access keep the deal moving.

10) Close the sale

Closing usually includes title work, final document signing, and fund disbursement. Many sellers also choose to have a real estate attorney review the purchase agreement and closing documents to reduce risk and confirm terms.

Common Challenges When Selling Land

• Longer timelines: Vacant land often takes longer to sell than a home—sometimes 6 months to 2 years depending on location, parcel size, and buyer demand.
• Financing friction: Lenders can be stricter with land loans, which can reduce the buyer pool.
• Zoning and use constraints: Restrictions can limit what buyers can build or develop.
• Seasonality: Overgrown vegetation, hunting season, or muddy access can change how your property shows.
• Pricing volatility: Infrastructure, development pressure, and local economics can shift land values quickly.

Alternative Ways to Sell Tennessee Land

Sell to a land-buying company

If you want speed and simplicity, a direct land buyer may fit. These companies often:

• Close quickly (sometimes in weeks)
• Pay cash (reducing financing-related delays)
• Buy property as-is
• Simplify paperwork and logistics

The trade-off is usually price versus convenience. If you’re exploring this path, compare terms carefully and understand how the offer is structured.

Offer owner financing

Owner financing can expand your buyer pool—especially for buyers who struggle with traditional land loans. It can also create recurring income and potentially improve your overall return, but it requires strong paperwork and enforcement terms. Use an attorney to structure it properly.

Sell at auction

For unique, high-demand, or high-value parcels, an auction can create urgency, set a firm sale date, and potentially drive competitive bidding. Work with an auctioneer experienced in land transactions and local buyer demand.

Final Thoughts

Selling land in Tennessee can feel complex, but the path is clear when you match your pricing, preparation, and strategy to the right buyer type. If you inherited property and aren’t sure where to begin, start by clarifying ownership, boundaries, and your goals before choosing a sales route (Land Boss).

Market conditions matter. Tennessee has seen meaningful farmland change in recent years: about 1,000 farms lost from 2016–2021 and roughly 100,000 acres of farmland shifted out of farm use, while average farm size rose from 155 to 160 acres (University of Tennessee Institute of Agriculture). Meanwhile, agricultural land value has increased around 3.5% per year over the last decade (Tennessee Department of Agriculture). Use those trends as context—but rely on local comps and property specifics to set your plan.

If your priority is speed, direct buyers can reduce uncertainty. Land Boss notes it has completed over 100 land deals in five years (Land Boss), which may appeal to sellers who want a simpler, cash-oriented transaction.

Ultimately, the best way to sell depends on your timeline, risk tolerance, and desired outcome. Do your homework, present the property clearly, and choose the approach that aligns with your next step.

Frequently Asked Questions (FAQs)

How long does it typically take to sell land in Tennessee?

Vacant land often takes longer to sell than a home. Many parcels sell in 6 months to 2 years, depending on location, access, utilities, parcel size, and pricing. If you need a faster closing, a direct land buyer may be able to close in weeks rather than months.

Do I need to prepare my land before selling it?

You don’t need to “stage” land, but preparation helps buyers understand the property quickly. Clear debris, confirm access, mark boundaries, and gather key documents like surveys, zoning details, and any soil or septic information.

How do I determine the value of my land in Tennessee?

Use a combination of a professional appraisal, a land-experienced agent’s comparable sales analysis, and your parcel’s buildability and access profile. Broader trends—like agricultural land values rising about 3.5% annually over the past decade (Tennessee Department of Agriculture)—can provide context, but local comps drive pricing.

What are the tax implications of selling land in Tennessee?

You may owe federal capital gains tax, depending on how long you owned the property and your income. Tennessee does not levy a state income tax, but property taxes are typically prorated through the closing date. Consult a tax professional for guidance specific to your situation.

Should I sell my land myself or use a real estate agent?

If you want professional pricing guidance, marketing reach, and negotiation support, hire an agent experienced in land. If you’re comfortable handling marketing, showings, buyer screening, and contracts, FSBO can reduce commission costs. A middle option is a flat-fee MLS listing for exposure without full-service representation.