10 Rural Homes in Tennessee With Land — From $296K to $39K!
Tennessee has two expensive real estate markets — Nashville and Memphis — and a wide stretch between them where the prices tell a completely different story. Rural homes in Tennessee with land are still available at price points that have largely disappeared in other parts of the country. Gibson County, McNairy County, Lauderdale County, and Henry County are all represented here, alongside one property on the Cumberland Plateau in Putnam County.
We went through current active listings and pulled 10 rural homes in Tennessee with land that stand out — for acreage, price per square foot, infrastructure already in place, or simply the gap between what a property is worth and what it’s listed for. The range runs from $296,500 for a 10-acre retreat with a workshop to $39,900 for a two-lot entry point near Kentucky Lake.
A recurring theme across these rural homes in Tennessee with land: the further you get from the Nashville and Memphis metro corridors, the more land you get per dollar — and in several cases, barns, fencing, outbuildings, and utilities are already on site. These aren’t raw lots. Most have livable structures, real infrastructure, and immediate utility.
Read on for all 10, with Zillow links for each property.
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What You’ll Find: Rural Homes in Tennessee With Land
These 10 rural homes in Tennessee with land cover West Tennessee counties primarily, with one property in Putnam County in the Upper Cumberland region. Types include renovated brick farmhouses, mid-century homes on working acreage, a 1925 Mission Revival in-town home, an absolute auction on 3 acres, and a two-lot cash-sale entry point. Acreage ranges from 0.71 acres to 10 acres.
#1 — Milan, TN — $296,500 — 10.04 acres
10 usable acres, pool, workshop, and a tax bill that barely registers.
This is one of the stronger rural homes in Tennessee with land currently listed under $300,000: 10 acres of rolling, workable Gibson County farmland with a screened-in porch, an above-ground pool with expanded decking and a gazebo area, a storage and workshop building, and a recently updated house. The land is functional, not decorative — workable terrain with room for animals, equipment, or both.
Inside the Home
4-bedroom, 2-bath, 1,894 sq ft built in 1978. Two stories. HVAC replaced in 2024. Flooring updated throughout, crown molding in every room. Kitchen at 12×17 with natural-light dining area. Primary bedroom at 11×16 on the upper level. Main-level bathroom at 8×6 — functional but compact, worth noting before you visit. Three additional bedrooms on the upper level.
Land and Outdoor Potential
Ten point zero four usable acres — rolling, workable land, not rough terrain. Multiple covered parking areas, a dedicated workshop and storage building. Room for animals, equipment, or simply space. Public water, septic, no city taxes.
About Milan
Milan is a Gibson County town of about 7,000 people, roughly 80 miles northeast of Memphis and 100 from Nashville. Jackson — 20 miles southeast — has a regional medical center, full grocery and commercial options, and the infrastructure of a city of 70,000. Milan itself has schools, a local clinic, and the Milan Army Ammunition Plant as a major employer. Annual property taxes: $540.
Why This Property Stands Out
Among rural homes in Tennessee with land at this price, the combination of 10 usable acres, recent updates, outdoor amenities, and a $45 annual tax bill is genuinely hard to find. The compact main-level bathroom is the one trade-off. Annual taxes: $45.
#2 — Trenton, TN — $257,000 — 3.1 acres
Mid-renovation homestead with a solar barn, stone fireplaces, and livestock infrastructure already in place.
Three point one acres outside Trenton with the expensive homestead infrastructure already built — solar barn with livestock stalls, livestock fencing, a solar-powered cellar, and a detached garage with roughed-in living quarters above. For buyers searching for rural homes in Tennessee with land who want to skip the infrastructure build-out phase, this is worth a close look.
Inside the Home
4-bedroom, 3-bath, 2,175 sq ft built in 1940. Mid-renovation: fresh paint, new laminate flooring, new windows, new stainless appliances. Two stone fireplaces anchor the living areas. Vaulted ceiling great room. Primary bedroom at 20×15 with walk-in closet. Soaking tub in one bathroom. Dedicated laundry room. The renovation is real and ongoing — not finished, which is priced accordingly.
Land and Outdoor Potential
Solar barn with working livestock stalls. Detached 2-car garage with workshop below and potential living space above — in-law suite, guest house, or rental income potential. Vinyl and wire fencing throughout. Large deck with new decking. Solar cellar doubles as storm shelter. 329×492 ft lot. Public water, septic.
About Trenton
Trenton is the Gibson County seat — about 4,500 people, 75 miles northeast of Memphis. County seat infrastructure: banks, medical clinics, grocery, county services. Jackson is 28 miles southeast for the regional hospital and full commercial options. The Memphis commute corridor is established — rural living without complete service isolation.
Why This Property Stands Out
The infrastructure investment already made — solar barn, fencing, garage, cellar — is what separates this from other rural homes in Tennessee with land at this price. The interior renovation is the remaining work. Annual taxes: $1,070.
#3 — Ramer, TN — $229,000 — 7.4 acres
Actively farmed mini farm: hay fields, two creeks, barns, and a renovated brick home.
Seven point four acres between Selmer and Corinth — hay fields, two creek runs, barns, storage sheds, a storm shelter, and an above-ground pool. This is a working mini farm that has been used as one. Among rural homes in Tennessee with land under $250,000, finding nearly 8 acres with existing farm infrastructure is genuinely uncommon.
Inside the Home
2-bedroom, 2-bath brick veneer, 1,305 sq ft, built in 1961. Renovated: hardwood floors in both bedrooms, tile in kitchen and bath areas, wood laminate elsewhere. Country kitchen at 10×15 with breakfast bar. Den at 20×15 serves as the main living area. Two full bathrooms for two bedrooms — the right ratio for small-family or couple use.
Land and Outdoor Potential
Hay fields, two creeks, barns, storage sheds, storm shelter, above-ground pool — all on 7.4 acres. Public water, septic. No city taxes in McNairy County at this location.
About Ramer
In McNairy County, positioned between two towns for daily needs. Selmer — the county seat — is about 9 miles away: McNairy County General Hospital, grocery, hardware, basic commercial. Corinth, Mississippi is 18 miles south and provides a second full-service option. Memphis is about 85 miles northwest.
Why This Property Stands Out
Nearly 8 acres of actively farmed land with outbuildings already in place makes this one of the better per-acre values among rural homes in Tennessee with land on this list. Annual taxes: $491.
#4 — Baxter, TN — $175,000 (Auction) — 3 acres
No-reserve online auction on 3 acres in Putnam County — bidding closes June 16.
This is an online-only absolute auction — no reserve price, no minimum bid — open June 2 through June 16 at noon. The $175,000 figure is the county assessed value, not a floor. For a prepared buyer, absolute auctions on rural homes in Tennessee with land can produce results below assessed value.
Inside the Home
3 acres in Baxter, Putnam County. Approximately 1,800 sq ft, 2 bedrooms, 2 full baths. Open-concept kitchen and living room with a fireplace. Attached garage. Square footage is an estimate from the listing — not confirmed in county records. Year built is also unlisted. Verify both independently before bidding.
Land and Outdoor Potential
Three acres with attached garage plus two separate storage buildings. The Upper Cumberland region offers rolling terrain and access to Center Hill Lake about 20 miles south — one of Tennessee’s cleanest recreational lakes.
About Baxter
Baxter is 15 miles from Cookeville — population about 35,000, with Cookeville Regional Medical Center, Tennessee Technological University, and a full commercial base. About 80 miles east of Nashville along a growth corridor where Nashville’s expansion has been pushing outward. Manufacturing and healthcare are the primary employment sectors.
Why This Property Stands Out
The absolute auction structure is the opportunity — no reserve means the final price is determined by competitive bidding, not an asking price. The incomplete data (unconfirmed sqft, year built) is the risk. Set your ceiling before June 2. Annual taxes: $921.
#5 — Milledgeville, TN — $165,000 — 8.1 acres
8 acres, a working pond, fenced pasture, and a 1938 farmhouse in Chester County.
Eight point one acres of gently rolling land in Chester County — working pond, fenced pasture, established garden, hardwood timber, storm shelter with storage above, and a farmhouse built in 1938. No neighbors visible from the property. For buyers specifically looking for rural homes in Tennessee with land that is already set up for livestock and outdoor use, this is one of the stronger options under $170,000.
Inside the Home
2-bedroom, 1-bath, 1,140 sq ft. Hardwood floors in both bedrooms. Masonry fireplace in the living room. Kitchen at 10×20, eat-in layout. The house is a fixer-upper — priced and described accordingly. One bathroom for two people sharing a morning schedule is a real daily constraint worth naming.
Land and Outdoor Potential
Eight acres with working pond, fenced pasture ready for horses or cattle, established garden, hardwood timber, and a storm shelter with large storage above. Well water, septic. Natural gas wall furnace for heat, window units for cooling.
About Milledgeville
Chester County sits between Jackson and Corinth. Henderson — the county seat — is about 15 miles away with basic services. Jackson is 30 miles west: Jackson-Madison County General Hospital and full commercial infrastructure. The White Oak Wildlife Management Area borders this region, providing thousands of acres of public hunting land adjacent to private farms.
Why This Property Stands Out
8 acres with a pond and fenced pasture at $165,000 is a strong per-acre value among rural homes in Tennessee with land. The house needs work; the land is move-in ready. Annual taxes: $354.
#6 — Jackson, TN — $144,000 — 2 acres
3-bedroom fixer on 2 acres at the edge of West Tennessee’s largest city outside Memphis.
Two acres just outside Jackson — the listing is upfront about the renovation need, which lets you focus on what’s actually there: a 3-bedroom, 2-bath single-story with a 30×16 family room, fireplace, vaulted ceilings, and a new HVAC from 2024. Among rural homes in Tennessee with land near a major employer base, 2 acres at the edge of a city of 70,000 for $144,000 is an unusual combination.
Inside the Home
1,682 sq ft, one level, open floor plan. Family room at 480 sq ft with vaulted ceilings and gas log fireplace. Primary bedroom 14×12, two more at 13×12 and 11×10. Two full baths. Carpet, laminate, and linoleum floors — none recently updated. New HVAC. Metal roof.
Land and Outdoor Potential
Two acres, rolling wooded terrain, 150×315 ft irregular. Two parking spaces, no garage. Propane supplement, electric appliances. Public water, septic. The metal roof removes one major expense from the renovation list.
About Jackson
Jackson is the largest city in West Tennessee outside Memphis — population around 70,000. Jackson-Madison County General Hospital, Union University, Lane College, full retail and industrial employment. The property sits at the metro’s edge: rural two-acre lot with city services minutes away. For a rental property, traveling medical professionals and university staff are the primary tenant pool.
Why This Property Stands Out
Solid bones, new HVAC, 2 acres, and Jackson proximity make this one of the more practical rural homes in Tennessee with land for a buyer with renovation capacity. Annual taxes: $674.
#7 — Milan, TN — $125,000 — 0.71 acres
A 1925 Mission Revival home: hardwood floors, working transoms, 2,044 sq ft for $61/sqft.
The architectural outlier among rural homes in Tennessee with land on this list. A 1925 Mission Revival in-town home in Milan — 2,044 sq ft, 3 bedrooms, 2 baths — with hardwood floors, original glass-paneled doors, antique crystal door knobs, working transom windows, a built-in mail slot, and historic millwork throughout. At $61 per square foot, the price-per-square-foot argument is strong even before the architectural details factor in.
Inside the Home
Single story. Three bedrooms at 13×13, 14×14, and 13×13 — larger than most rooms in newer construction at this price. Dining room at 15×13, breakfast nook, kitchen at 11×11. Tall ceilings throughout — a Mission Revival hallmark that creates generous proportions modern floor plans rarely achieve. Hardwood floors, working transom windows, original hardware and millwork still in place.
Land and Outdoor Potential
Point seven one acres, 138×191 ft irregular, in-town Milan. One-car garage, covered front porch. Public water and public sewer. Zoning is Residential/Professional — opens permitted uses beyond single-family residential.
About Milan (In-Town)
Unlike the rural farmhouse at #1, this is an in-town Milan property — walkable to Milan’s commercial strip, near schools, within range of the local clinic. Jackson is 20 miles southeast for the regional hospital and full services. The Residential/Professional zoning creates flexibility for a home office, small practice, or other permitted professional use.
Why This Property Stands Out
Architectural character at this price is unusual even among rural homes in Tennessee with land. The bones — hardwood floors, tall ceilings, working transoms, original hardware — don’t exist in new construction. The renovation work is real and priced in. Annual taxes: $986.
#8 — Millington, TN — $85,000 — 2.22 acres
Over 2 acres with Conservation Agriculture zoning in Shelby County — 20 miles from Memphis.
Two point two two acres in Millington — Conservation Agriculture zoning, Shelby County, 20 miles north of Memphis. At $85,000, this is entry-level land in Tennessee’s most populated county. Rural homes in Tennessee with land at this acreage in Shelby County at this price are genuinely uncommon.
Inside the Home
869 sq ft, 2 bedrooms, 1 bath, built in 1955. Vinyl and metal exterior, forced air heating, simple one-story layout. Room dimensions not listed — typical for this condition category. The house is the project; the land and location are the asset.
Land and Outdoor Potential
Two point two two acres with Conservation Agriculture zoning — permits gardens, animals, and light agricultural use beyond standard residential. The zoning is part of what makes this property different from a typical small suburban lot.
About Millington
Millington is 20 miles north of Memphis in northern Shelby County. Naval Support Activity Mid-South has operated here since World War Two and is one of the county’s larger employers. Memphis metro employment is a 30-minute commute. The town has its own schools, grocery stores, and basic services. Shelby County property taxes apply.
Why This Property Stands Out
The argument is location and zoning: over 2 acres of Conservation Agriculture land in Shelby County for $85,000. Among rural homes in Tennessee with land, Shelby County at this price is rare. Annual taxes: $631.
#9 — Ripley, TN — $75,900 — 1 acre
1,840 sq ft brick home with pasture view and pond — as-is in Lauderdale County.
A brick home from 1950 on 1 acre in Ripley — 1,840 sq ft, 2 bedrooms, 1 bath, separate den, fireplace, and a view of a neighboring pasture out front with a pond in the back. Sold as-is. For buyers looking at rural homes in Tennessee with land under $80,000 who want a solid brick structure rather than a wood-frame fixer, the construction here is the argument.
Inside the Home
1,840 sq ft: living room at 14×25, den at 14×16, dining room, kitchen at 12×13, 2 bedrooms, 1 bath. Fireplace included. Carpet, laminate, and tile. One bathroom for a floor plan this size is the practical limitation — worth naming plainly. Sold as-is; condition reflects the price. Brick construction endures; the interior is the work.
Land and Outdoor Potential
One acre, 107×224 ft irregular. Porch and patio. Pasture view from the front, pond visible from the back. Public water. Sewer is not confirmed in the listing — verify independently before closing.
About Ripley
Ripley is the Lauderdale County seat — about 8,000 people, 50 miles north of Memphis. Lauderdale Community Hospital is in Ripley. Grocery, hardware, and basic county-seat services are present. Memphis is about an hour south for larger hospital care and full commercial options. Dyersburg, 30 miles north, provides a secondary service center.
Why This Property Stands Out
1,840 sq ft of brick construction with a pasture and pond view at $75,900 is a strong square-footage-to-price ratio for rural homes in Tennessee with land, as-is condition included. Annual taxes: $578.
#10 — Puryear, TN — $39,900 — 1.21 acres (2 lots)
Two adjacent lots with a well and septic already in place — cash sale, salvage condition.
Thirty-nine thousand nine hundred dollars for two adjacent lots totaling 1.21 acres in Puryear, Henry County. The house is in salvage condition — significant work required before it’s livable, and the price reflects that. What’s included: a working well, an installed septic system, and a second buildable lot. The utilities are the value; the house is the bonus.
Inside the Home
1,104 sq ft, 2 bedrooms, 1 bath, built in 1983. Wood siding, crawl space foundation, window-unit cooling, electric heat. All interior furnishings included. Cash only, sold as-is.
Land and Outdoor Potential
Two parcels totaling 1.21 acres — the house lot and a second adjacent buildable lot. Well and septic already in place. Drilling a well and installing septic can cost $10,000–$25,000 depending on conditions; both are done. Wood fencing, gravel parking, front porch. The second lot is the flexibility: build a second structure, sell it separately, or hold it as a buffer.
About Puryear
Puryear is 7 miles from Paris — Henry County seat, about 10,000 people, with Henry County Medical Center, grocery stores, and everyday services within 10 minutes. Kentucky Lake, one of the largest man-made reservoirs in the US, is about 12 miles east and drives a significant recreational economy in Henry County.
Why This Property Stands Out
The cheapest entry point among rural homes in Tennessee with land on this list — possibly in the state at current inventory. The house needs real work. The installed utilities and the second buildable lot are what make the math potentially work for a prepared cash buyer. Annual taxes: $253.
Final Thoughts on Rural Homes in Tennessee With Land
Tennessee’s rural property market continues to reward buyers who look past the Nashville and Memphis corridors. The rural homes in Tennessee with land listed here represent a real cross-section of what’s available right now — pulled from active listings, not curated for aesthetics.
A few patterns worth noting across these rural homes in Tennessee with land: property taxes in West Tennessee are strikingly low — $45 per year on 10 acres in one case, $354 on 8 acres with a pond in another. Infrastructure is already in place on several properties (solar barn, livestock fencing, storm shelter, workshop) — that infrastructure takes years and real money to build. And the price range runs from $296,500 all the way to $39,900, which means there’s an entry point here for almost every budget and use case.
If you’re seriously considering any of these, click through to the Zillow listing, verify current status, and visit in person before committing. The YouTube video for this article walks through each property in detail with photos and a breakdown of each listing’s strongest points and trade-offs.
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Before You Buy — Important Disclaimer
American Home Opportunities is not a real estate brokerage, real estate agent, lender, financial advisor, or legal advisor. All properties featured in this article are sourced from publicly available real estate listings and are shared for informational and educational purposes only. We do not represent the sellers, buyers, listing agents, brokerages, or any transaction connected to these properties.
Property prices, availability, listing details, taxes, acreage, square footage, utilities, zoning, restrictions, and condition may change at any time. Some properties may already be under contract, sold, withdrawn, or updated by the time you view them.
Before making any decision, always visit the official listing page for the most current information, contact the listing agent or a licensed real estate professional, verify property condition, boundaries, utilities, zoning, access, and legal details, visit the property in person whenever possible, and consult qualified professionals before making a purchase decision.
Rural properties can involve additional considerations such as wells, septic systems, road access, surveys, easements, repairs, insurance, and financing limitations. Always do your own due diligence before buying any property.
