What to Know Before Buying Land in Middle Tennessee

If you're dreaming of owning a piece of Middle Tennessee—whether it's for hunting, farming, hiking, or just to escape the hustle and bustle—you're not alone. With its rolling hills, scenic rivers, and peaceful small towns, Middle Tennessee has become a hotspot for those seeking a slower pace of life. But before you sign on the dotted line and buy that perfect piece of land, there are a few important things you need to know. Let’s walk through the key considerations to help you make a confident, informed purchase.

1. Understand Zoning and Land Use

The first thing you’ll want to check when buying land in Middle Tennessee is the zoning and land use regulations. Zoning can affect what you’re allowed to build, what activities you can do on the land, and even how the property can be subdivided in the future.

Many rural properties in Tennessee are zoned for agricultural use, which is great for hobby farmers, gardeners, or those looking to start a homestead. However, if you’re planning to build a house or start a business, it’s important to make sure the zoning allows for that. Each county has its own rules, so do your research or talk to a local expert to understand what’s permitted.

2. Accessibility Is Key

You might find the perfect piece of land with breathtaking views, but don’t forget to consider how you’ll access it. Many rural properties in Middle Tennessee have long, unpaved driveways or gravel roads leading to the land, so it’s crucial to assess road access before buying. Make sure the property is accessible year-round, especially if it’s far from the main roads.

Check if the property has legal access through easements or rights of way. Without proper access, you may face costly legal battles in the future.

3. Know the Property’s Topography and Soil Quality

The land’s topography—its elevation and natural features—can make a huge difference in how you use it. Are you looking for flat, arable land for farming or gardening? Or perhaps you want a piece of land with hills for hunting or hiking? Middle Tennessee’s terrain is varied, with areas of flat farmland as well as hilly, wooded spots perfect for recreation.

Another thing to consider is soil quality, especially if you're planning to plant crops, raise animals, or start a garden. Soil tests can tell you about the fertility, drainage, and pH levels of the soil—important details if you're planning to grow on the land.

4. Water Availability and Drainage

Having access to a water source is essential for anyone looking to build or farm on land. Look for properties that have a well, creek, or river running through them, especially if you plan to farm or raise livestock. If the land doesn’t have a natural water source, you’ll need to plan for drilling a well, which can be expensive.

Equally important is drainage. Make sure the land doesn’t have any history of flooding, especially near rivers or streams. Poor drainage can lead to standing water, which could limit how you use the land, particularly for farming or building.

5. Do a Thorough Survey of the Land

Before finalizing your purchase, make sure to have the land professionally surveyed. A survey will mark the exact boundaries of the property, which is crucial to avoid disputes with neighbors down the road. It will also help you understand the lay of the land and confirm the size of the property.

In some rural areas, the boundaries may not be well-marked, so a survey ensures you know exactly what you’re buying.

6. Assess Property Taxes and Other Costs

Property taxes vary by county and can make a significant difference in your yearly expenses. Be sure to ask about the property’s tax history and what you can expect in terms of taxes once you own it.

In addition to taxes, there may be other costs associated with rural property ownership. For instance, you may need to budget for upkeep, like road maintenance for unpaved drives or repairs to fencing for livestock. Utilities like electricity and water may not be readily available, so you’ll need to consider the cost of getting those services connected if needed.

7. Understand the Local Community and Lifestyle

One of the biggest draws of Middle Tennessee is the sense of community. If you’re moving from a larger city, you’ll find that small towns like Columbia, Spring Hill, and Lawrenceburg offer a welcoming, slower-paced lifestyle. It’s important to visit the area and get a feel for the local culture before making a decision.

Check out nearby attractions, local events, and small businesses to get a sense of what life will be like. You’ll want to know if there’s good access to healthcare, schools, and community resources. Local events, like Columbia’s First Fridays or the annual Mule Day festivities, can help you connect with your new neighbors.

Let’s Find Your Piece of Middle Tennessee

Buying land is a big decision, but it’s also the first step toward a lifestyle filled with fresh air, wide-open spaces, and a true connection to the land. If you're ready to explore the possibilities Middle Tennessee has to offer, I’d love to help.

To buy or sell recreational property in Middle Tennessee, email me at Mattie@MattieNicholsonRealEstate.com or visit MattieNicholsonRealEstate.com. Let’s make your dream of owning land in Tennessee a reality.