How Much is an Acre of Land in Tennessee?

If you have searched “how much is an acre in Tennessee,” you already know the answers vary wildly. Tennessee is essentially three different land markets rolled into one: East Tennessee’s mountain terrain, Middle Tennessee’s booming suburban corridor, and West Tennessee’s flat agricultural river bottoms. Land prices reflect every bit of that diversity.

The short answer: an acre of land in Tennessee costs anywhere from $8,000 to $400,000, depending on which region and county you are in. The statewide median for vacant rural land sits around $12,000 to $15,000 per acre, but the Nashville suburbs heavily skew that number. This guide breaks down current per-acre land values across the state so you can get a real answer for your specific situation.

What Drives Land Prices in Tennessee?

Several key variables cause Tennessee land values to swing dramatically. The same 10-acre parcel can be worth five times more in one location than it is 60 miles away. Here is what actually moves the needle:

• Proximity to Nashville: The Nashville metro has been one of the fastest-growing regions in the country for over a decade. Williamson, Rutherford, Wilson, Cheatham, and Davidson counties all carry significant premiums because demand for buildable land around the city continues to outpace supply. Williamson County alone has small-lot land trading at up to $400,000 per acre.
• The Smoky Mountain effect: Sevier County benefits from a tourism-driven short-term rental economy that pushes land values well above surrounding counties. Knox County follows a similar urban growth pattern on a smaller scale.
• Road access: A landlocked parcel with no deeded road access can be worth 40% to 50% less than an identical parcel with highway frontage. This is a frequently overlooked variable when estimating land value.
• Parcel size: Per-acre prices drop as acreage increases. A 1-acre lot in a growing county might sell for $60,000 per acre, while a 100-acre farm in the same county might trade at $18,000 per acre. Buyers discount larger parcels to account for development complexity, carrying costs, and a smaller buyer pool.
• Land use and condition: Cleared pasture ready for building commands the highest price. Managed timber or hunting land sits in the middle. Dense uncleared woodland with no utilities access brings the lowest price, as buyers factor in the cost and effort of clearing and development.

According to USDA NASS 2024 data, Tennessee farm real estate values grew 10.7% year-over-year, marking the highest appreciation rate of any state in the nation. If you own vacant land in Tennessee right now, it is likely worth more today than it was 12 months ago.

Tennessee Land Prices by Region

Tennessee naturally divides into three regions: East, Middle, and West. Each possesses its own land market character.

East Tennessee Land Prices

East Tennessee ranges from some of the most affordable land in the state to some of the priciest, depending entirely on proximity to Knoxville or the Smoky Mountains. Knox County runs $56,000 to $84,000 per acre, and Sevier County ranges from $56,000 to $84,000 per acre on typical parcels, with premium view lots going considerably higher. Blount County ($37,000 to $56,000) and Hamilton County in Chattanooga ($45,000 to $66,000) also sit at the high end.

Rural East Tennessee offers excellent affordability. Hancock County, the most isolated county in the state, sits at just $8,000 to $10,000 per acre. Scott, Bledsoe, and Campbell counties all trade in the $10,000 to $17,000 range. For buyers wanting maximum acreage at minimum cost, rural East Tennessee is a prime target.

Middle Tennessee Land Prices

Middle Tennessee contains both the highest and lowest land values in the state. The Nashville suburban corridor drives the top end of the market. Williamson County is the peak at $94,000 to $175,000 per acre for typical rural parcels, while Davidson County runs $84,000 to $150,000 per acre.

Prices moderate outside the immediate Nashville metro. Perry County ($9,000 to $11,000), Wayne County ($9,000 to $11,000), Houston County ($10,000 to $13,000), and Decatur County ($10,000 to $13,000) represent the affordable floor of Middle Tennessee land. These sparsely populated counties offer excellent value for hunting land, off-grid use, or long-term holds.

West Tennessee Land Prices

West Tennessee is primarily flat, agricultural row-crop country stretching from the Tennessee River to the Mississippi. Shelby County tops the region at $45,000 to $75,000 per acre. Madison County runs $19,000 to $28,000, while Tipton and Fayette counties sit at $17,000 to $28,000 as Memphis suburban spillover pushes values northward and eastward.

The most affordable West Tennessee counties are concentrated in the northwest corner and along the Mississippi River floodplain. Lake County ($9,000 to $11,000), Lauderdale ($9,000 to $12,000), Crockett ($11,000 to $15,000), and Weakley ($10,000 to $13,000) offer low per-acre entry points, though flood zone and access considerations are important factors in these markets.

How Parcel Size Affects Price Per Acre in Tennessee

Per-acre price consistently decreases as lot size increases across every county in the state. A 1-acre residential lot in Maury County might sell for $45,000 to $60,000 per acre. A 100-acre farm in the same county might trade at $18,000 to $25,000 per acre. Buyers pay a premium for small lots because they are easy to develop, finance, and resell. Large tracts get discounted because the buyer pool shrinks significantly; you are selling to farmers and investors who negotiate harder on price.

As a rough guide: parcels under 2 acres typically sell for 10% to 15% above the county baseline per acre. Parcels between 2 to 25 acres trade near baseline. At 25 to 100 acres, expect a 5% to 15% discount. At 100 to 250 acres, the discount grows to 15% to 20%. Anything over 250 acres is priced for institutional buyers and often sits at 20% to 25% below baseline per-acre values.

Is Tennessee Land a Good Investment Right Now?

By most measures, yes. This is particularly true in the path of growth surrounding Nashville and Knoxville. Tennessee’s population has grown consistently for over a decade, and the state’s lack of income tax continues to attract both residents and businesses relocating from higher-tax states. That sustained in-migration keeps pressure on land values, especially in the 12 to 18 counties surrounding the Nashville metro.

Rural land further from growth corridors has appreciated more slowly but has still benefited from increased demand for recreational land, hunting tracts, and off-grid properties. According to the Tennessee Department of Agriculture, agricultural land values have risen steadily alongside the broader rural land market.

The primary risk for Tennessee land investors is overpaying in fringe suburban markets that have not yet seen development pressure. Land values in transitional counties can stagnate for years before a wave of development finally arrives, or not arrive at all if growth shifts direction.

Ready to Sell Your Tennessee Land?

Selling vacant acreage does not have to involve long timelines, expensive commissions, or complicated market analysis. At Bubba Land Company, our expertise is in simplified land divestment. We buy vacant rural acreage, hunting land, timberland, and inherited properties across all 95 Tennessee counties.

We provide landowners with a hassle-free, “as-is” cash sale. You skip the fees, avoid the agent listings, and pass the complexities of valuation and market preparation entirely over to us. Get your free, no-obligation cash offer for your Tennessee land today.