5 Mistakes to Avoid When Buying a Recreational Property in Middle Tennessee

If you're dreaming of owning a slice of Tennessee countryside—whether it's for hunting, hiking, hobby farming, or simply enjoying some peace and quiet—you’re not alone. But before you jump into buying a recreational property, it's important to avoid some common mistakes that could cost you time, money, and peace of mind down the road.

Here are five key mistakes to watch out for—and how to make sure your land purchase goes smoothly from start to finish.

1. Not Verifying Access and Easements

Just because a property looks reachable on a map doesn’t mean you can legally get there. One of the most common mistakes is not confirming legal access via public roads or deeded easements. Without it, you could find yourself owning land that you can’t use—or worse, caught in a dispute with neighbors.

✅ Tip: Always check the deed and survey for clear access, and ask your agent to verify with the county.

2. Skipping the Soil Test

If you’re planning to build or want the option to install a septic system, a soil test (percolation test) is a must. Some land might look perfect but have poor drainage or rocky soil that makes development difficult or expensive.

✅ Tip: Make your offer contingent on a successful soil test, especially in more rural areas.

3. Ignoring Zoning and Land Use Restrictions

Not all land is zoned the same. You might want to build a cabin, raise livestock, or set up a weekend campsite—but local regulations may say otherwise. Zoning, conservation easements, and HOA rules (yes, even in the country) can all affect how you use your property.

✅ Tip: Research zoning laws through the local planning department and ask your real estate agent what’s allowed.

4. Underestimating Long-Term Costs

Owning land comes with ongoing expenses—property taxes, maintenance, clearing brush, keeping driveways accessible, and sometimes paying for utilities to be brought in. Many buyers focus on the purchase price but forget to factor in these future costs.

✅ Tip: Ask for an estimate of yearly costs, especially if the land is undeveloped or off-grid.

5. Not Working with a Local Expert

Recreational land is a completely different world from suburban homes. You’ll want someone who understands the terrain, local regulations, and what makes a good rural property. A local agent can steer you toward hidden gems—and away from big headaches.

✅ Tip: Choose a real estate professional who specializes in land and knows the ins and outs of rural Tennessee.

Ready to Find Your Perfect Piece of Middle Tennessee?

Buying land doesn’t have to be overwhelming. With the right information—and the right guide—you can find a property that fits your lifestyle and your long-term goals.

To get started on your journey to owning land in Middle Tennessee, email me at Mattie@MattieNicholsonRealEstate.com or visit MattieNicholsonRealEstate.com. Let’s make your dream property a reality.