Thinking about planting roots in Tennessee? You’re not the only one. With its mountain views, mild seasons, and budget-friendly lifestyle, Tennessee’s quickly becoming one of the most sought-after states for land buyers. But there’s one question almost every buyer asks before taking the leap: how much is an acre of land in Tennessee?
Let’s break it down with a little extra insight to help you make the right move.
The True Cost of an Acre in Tennessee
Short answer: It depends.
Long answer? Tennessee is diverse, not just in its geography, but in its pricing. What you’ll pay for an acre in the Smokies won’t be the same as a rural lot near the Mississippi River. But here’s a real-world breakdown based on 2024-2025 listings and market trends:
Remote, wooded, or farmland (rural counties like Perry, Benton, or Wayne):
$4,000 – $8,000 per acre
Suburban residential land near growing cities (Murfreesboro, Clarksville):
$15,000 – $40,000 per acre
Prime acreage near Knoxville, Chattanooga, or just outside Nashville:
$50,000 – $100,000+ per acre
Across the board, the average cost of one acre in Tennessee hovers around $14,000 – $18,000, with some incredible deals still popping up in lesser-known counties. The good news? These prices still compare favorably to most states in the South and way lower than land in coastal states like California or New York.
Looking to go off-grid or start a homestead? Rural Tennessee gives you plenty of bang for your buck.
What Affects the Price of Land in Tennessee?
It’s not just about how much land you’re getting, it’s about what comes with it:
- Location: Obviously. Land within 30–60 minutes of a major city will cost more than remote acreage. But even a little distance from town can significantly reduce cost without sacrificing convenience.
- Utilities & Road Access: Want water, electric, and a paved road? You’ll pay more, but it might be worth it if you’re planning to build soon. Raw land with no access or utilities is cheaper but may require upfront investment.
- Zoning & Usage: Tennessee’s rural areas are incredibly flexible. You’ll find counties that allow RV living, tiny homes, even full off-grid setups. If you’ve got an unconventional vision, this is the state for it.
- Topography & Soil: Flat, buildable land usually goes for more. Sloped or heavily wooded lots may cost less but could require clearing and leveling before building.
- County taxes and long-term development plans: Some areas are seeing a surge in demand due to improved infrastructure or highway expansions. Buying before those changes hit can be a smart move.
Where to Look for the Best Deals?
At CommonLots, we spend a lot of time scouring counties where the pricing’s still reasonable, and the potential is huge. Here are some places that are consistently delivering great value:
- Fentress County: Ideal for off-grid or cabin living. Think quiet, forested lots with plenty of privacy.
- Hardin County: Great for farmland with low property taxes and a welcoming rural community.
- Hancock County: Scenic, peaceful, and still flying under the radar. Perfect for slow-paced living.
- Overton County: Balanced between rural quiet and access to Cookeville or I-40, excellent for future growth.
- McNairy and Wayne Counties: Affordable and full of potential, these counties are great for first-time land buyers.
Many of our listings in these areas feature owner financing, minimal restrictions, and clear paths to ownership.
Why Tennessee Might Be a Good Choice Right Now
- No state income tax = more money in your pocket year-round.
- Low property taxes = easier to hold long term, even if you’re not building right away.
- Four mild seasons = enjoy your land whether you’re planting, hiking, or just relaxing on the porch.
- High demand = land bought today may be worth a lot more tomorrow. Especially in counties near cities or with tourism potential.
- Friendly zoning = great for creative builds, mobile homes, or part-time retreats.
Tennessee continues to attract everyone from retirees to young families, remote workers, and DIY dreamers. Buying land here means buying into growth, nature, and freedom. All at a reasonable cost.
Final Thoughts: So, How Much is an Acre of Land in Tennessee?
The honest answer? Anywhere between $4,000 and $100,000+, depending on what you want, where you’re looking, and what you’re willing to invest in. But here’s the good news; Tennessee still has some of the most affordable land in the country that doesn’t require giving up comfort, beauty, or opportunity.
Whether you’re looking to build, camp, homestead, or just invest in a quiet corner of the world, Tennessee’s land market still welcomes dreamers.
At CommonLots, we’ll help you find that perfect acre at a price that feels just right. Let’s make it happen. Check out our latest Tennessee land listings and start your journey today.
