Top Land Buyers in Wooded & Timberland

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

In the current 2025 Tennessee market, selling vacant land typically takes 6 to 12 months, though this timeline accelerates significantly in high-growth metropolitan areas. In the Nashville-Davidson and Knoxville corridors, "build-ready" residential lots often go under contract in 90 to 120 days. Conversely, large rural tracts in the Cumberland Plateau or the Appalachian region can take 18 months or longer to find a buyer. Sellers should expect a standard 30-to-60-day due diligence period, as Tennessee’s complex topography often requires buyers to conduct specialized sinkhole investigations, soil "perc" tests for septic, and boundary verifications before final approval.

What are the common closing costs for land sellers in Tennessee?

Tennessee is a title and attorney-friendly state, where transactions are typically facilitated by title companies or real estate attorneys. Total closing costs for sellers in 2025 generally range from 6% to 10% of the final sale price, with the 6% real estate commission being the primary expense. A unique feature of Tennessee is that customary responsibility for certain taxes is often assigned to the buyer, though all costs remain negotiable.

Specific costs for 2025 include:

• State Transfer Tax (Recordation Tax): The rate is $0.37 per $100 ($3.70 per $1,000) of the purchase price. While by custom the buyer typically pays this tax in Tennessee, it is frequently used as a seller-paid concession in 2025 to close deals faster.
• Owner’s Title Insurance: Unlike the transfer tax, the seller customarily pays for the owner’s title policy in Tennessee, which typically costs 0.5% of the sale price.
• Title Search & Service Fees: Usually range from $400 to $800 to ensure the property is free of old agricultural liens or timber rights.
• Recording Fees: Generally range from $100 to $200 for the deed and associated affidavits at the county level.
• Attorney Fees: While optional, legal counsel for land sales typically ranges from $750 to $1,250 for deed preparation and specialized contract review.

Do I need a survey to sell my land in Tennessee?

While a survey is not strictly mandated by state law for every property transfer, Tennessee House Bill 480 (enacted in 2025) now requires that property descriptions for any land not previously described in a recorded instrument must be prepared by a registered land surveyor. Practically, most title insurers and lenders in 2025 require a Boundary Survey to remove "survey exceptions" from a policy. In Tennessee’s hilly terrain, where old "fence-line" boundaries are common, a survey is critical to verify buildable acreage. In 2025, a basic survey for a suburban lot costs $400 to $900, while large rural tracts or Industrial Infill sites can exceed $3,500.

How is the land market trending in Tennessee for the next 12 months?

The Tennessee land market is forecast for steady normalization and modest growth (2% to 3%) through late 2026. After years of rapid price surges, the market has transitioned to a balanced state, with for-sale inventory projected to recover by 8.9% year-over-year. While the "panic-buying" of 2021–2023 has ended, Tennessee remains a top-tier destination for out-of-state "equity migrants" due to its no-income-tax status and lower cost of living. Demand remains strongest in the "Suburban Ring" counties surrounding Nashville, Chattanooga, and Murfreesboro, where infrastructure expansion continues to drive the value of raw residential acreage.

Can I sell land in Tennessee if I have back taxes or title issues?

Yes, but you must act before the Tax Sale Redemption Period expires. In Tennessee, if property taxes are delinquent, the county can initiate a tax sale. Following the sale, the owner has a one-year redemption period if the delinquency was 5 years or less. This window shrinks to 180 days for 5–7 years of delinquency and 90 days for 8+ years. To redeem, the owner must pay the bid price plus a 12% annual interest penalty.

For inherited land, Tennessee probate law allows for a "Power of Sale": if the decedent’s will explicitly grants the executor the power to sell real estate, the sale can often proceed without a specific court order, potentially saving 4 to 6 months of delays. This is an essential tool for clearing titles in "Heirs Property" cases, which are common in rural Tennessee, allowing families to sell quickly to Solar or Manufacturing developers. Top regional land uses facilitating these quick transfers currently include Industrial Logistics and Residential Infill.

What is the most in-demand type of land in Tennessee right now?

The highest demand in the 2025 Tennessee market is for Industrial Logistics Infill and Utility-Scale Solar. Driven by the state's central location and massive logistics corridors (I-40, I-24, and I-75), developers are aggressively seeking parcels for "last-mile" delivery and manufacturing hubs, particularly in Memphis and Chattanooga. Additionally, Solar Development is a rising trend; Tennessee ranked 23rd in the nation for new solar additions in 2025, with developers seeking flat, rural acreage for agrivoltaics. In the residential sector, "Build-Ready" Infill lots in the Smoky Mountain region remain high-priority assets for short-term rental developers and vacation home builders.