Houses for Sale in Tennessee With Land: Ten Listings and Why They Haven’t Sold

A 1910 farmhouse with a waterfall on 21 acres for $325,000. Sixteen level acres by the Tennessee River with a seller willing to finance for $350,000. A remodeled house on wooded acreage inside Kingsport for $170,000. These are real houses for sale in Tennessee with land, listed in the fall of 2026, and each one comes with a specific reason it had not sold yet.

That reason is the point of this guide. The typical Tennessee home sold for $380,000 in August 2026, according to Redfin, 1.3% more than a year earlier, and it took 67 days to find a buyer. Prices are not falling here. So when a rural listing falls behind, the cause is rarely the house. It is a lending rule, a missing data field, a price history that spooks people, or a detail in the listing that sends the ordinary buyer to the next result. Once you know which one, you know who the property is really for.

The page has two halves. The first is permanent: why houses for sale in Tennessee with land sit longer, what farmland is worth in the ten counties this batch touches, and the Tennessee rules that change what a house really costs. The second is a dated snapshot: ten listings from $64,000 to $389,000, from the Blue Ridge at Mountain City to the Mississippi River at Memphis, with days on market taken from Zillow on October 12, 2026. Read them as evidence, not inventory.

Three disclosures before you scroll. Number one is a tenant-occupied city house in north Memphis, the only property here that is neither rural nor a farmhouse. Number two is a fixer sold with no appliances. And number six’s second building lot is a possibility the listing itself says must be verified. Each is flagged again in its own section, with the reason it still earned a place.

Watch the Full Tour

All ten properties were filmed for the video version of this guide on American Home Opportunities Daily, with the photos, the listing details and the reason each one is still available. If you would rather watch than read, start here, then come back for the county numbers and the Tennessee rules behind these houses for sale in Tennessee with land.

Houses for Sale in Tennessee With Land: the numbers in short

What You’ll Find: Houses for Sale in Tennessee With Land

The permanent half comes first, because it still works after every one of these listings has sold. It explains why houses for sale in Tennessee with land stay on the market longer than the state’s typical home, what the land underneath is worth county by county, and which Tennessee rules change the real price. After that comes the dated snapshot: ten listings, the numbers behind each one and the specific reason it had not sold yet.

Why Houses for Sale in Tennessee With Land Sit Longer

When a rural Tennessee property falls behind the market, the cause usually belongs to one of four groups. Each appears at least twice in the ten listings below, and each is also an opening for the buyer who checks it.

• Lending and appraisal rules. Banks lend on comparable sales, and in the quietest rural counties there may be too few for even Zillow to estimate a value. FHA appraisers can require repairs that an as-is seller will not make. Both quietly turn a listing into one that only cash, a renovation loan or seller financing can buy.
• The search filter. Most buyers filter for three bedrooms, two bathrooms and a price per square foot that looks reasonable. A spacious two-bedroom house, a one-bath farmhouse and an old home on 21 acres all fail those filters before anyone looks at the photographs.
• The listing’s own signals. A price that changed three times in two weeks, four price cuts in four months, two exclamation points after a reduction, a building site described as possible. None of it touches the house, and all of it makes a buyer wonder what is wrong.
• Access and timing. A tenant who cannot be disturbed, a buyer whose own house did not sell, internet that only just reached the road. Some properties sit because nobody can see them properly, or because the right buyer had no reason to look until recently.

What Farmland Is Worth in These Ten Counties

The ten properties sit in ten different counties. The table ranks them by the average value of farm land and buildings per acre in the USDA’s 2022 Census of Agriculture, out of Tennessee’s 95 counties, with 1 the cheapest.

Rank of 95	County	Region	Avg $/Acre	Acres in Farms	Property here
3	Decatur	West Tennessee / Tennessee River	$2,946	85,476	#2 Bath Springs
4	McNairy	West Tennessee	$2,954	115,586	#10 Selmer
8	Perry	Middle Tennessee / Tennessee River	$3,130	52,642	#9 Linden
13	Carroll	West Tennessee	$3,459	179,424	#3 McKenzie
22	Jackson	Upper Cumberland	$4,084	77,471	#8 Whitleyville
41	Weakley	Northwest Tennessee	$4,680	291,965	#5 Sharon
45	Hawkins	East Tennessee / Tri-Cities	$5,015	119,016	#7 Mount Carmel
52	Shelby	West Tennessee / Memphis	$5,264	90,742	#1 Memphis
67	Johnson	East Tennessee / Blue Ridge	$6,031	32,922	#6 Mountain City
88	Sullivan	East Tennessee / Tri-Cities	$8,316	79,194	#4 Kingsport
—	Tennessee (state)	All 95 counties	$5,156	10,732,951	—

Source: USDA 2022 Census of Agriculture, Volume 1, Chapter 2, Table 8 for Tennessee — “Estimated market value of land and buildings, average per acre, 2022.” All 95 counties were read from the published table, and the county figures reconcile exactly to the state totals of 63,105 farms and 10,732,951 acres, with no suppressed counties. The cheapest county in the state is Chester at $2,781 an acre; the most expensive is Davidson, home of Nashville, at $12,414.

Two patterns stand out. Four of these ten properties sit in Tennessee’s 13 cheapest farmland counties, all of them in the west, along or near the Tennessee River: Decatur, McNairy, Perry and Carroll. And cheap farmland does not predict a cheap house. The most expensive county in this batch is Sullivan, 88th of 95 at $8,316 an acre, and it holds the best price per square foot among the finished houses, a remodeled home in Kingsport at about $106. The best land-to-price ratio on the list belongs to number eight in Jackson County, where the land alone at the county rate is worth about $86,900, roughly 27% of the price.

The Tennessee Rules That Decide What a House Really Costs

Three state rules come up again and again in this batch. None is exotic, but most out-of-state buyers meet them for the first time in the middle of an offer.

Lending rules add the rest. FHA appraisers check for minimum property standards and can require repairs before closing, which is why a listing aimed at first-time buyers but sold as-is is a contradiction. Most loan programs want a permanent heat source, safe water and an approved septic system. And when there are too few nearby sales for an appraiser to compare against, the loan can come in short of the price no matter how good the house is.

Tennessee also adds one advantage worth knowing: the state has no income tax on wages, and the last tax on investment income was fully repealed in 2021. For the bigger picture, our guide to buying rural property in Tennessee covers the whole state, and our guide to property taxes in Tennessee explains the bill county by county.

October 2026 Snapshot: Ten Real Listings

These ten houses for sale in Tennessee with land were listed in the summer and fall of 2026, and the days on the market come from Zillow as of October 12, 2026. They run from the Blue Ridge at Mountain City and the Tri-Cities to the Upper Cumberland, the Tennessee River valley and the farm country of the west. Here they are side by side, with the main reason each one had not sold.

#	Town	County	Price	Acres	Days listed	Why it is still available	AHO Score
10	Selmer	McNairy	$389,000	8.16	89	High-speed internet only just arrived	76/100
9	Linden	Perry	$350,000	16.2	117	No Zestimate and only two bedrooms	76/100
8	Whitleyville	Jackson	$325,000	21.29	48	The highest price per square foot on the list	75/100
7	Mount Carmel	Hawkins	$299,500	7.7	230+	A deal that died, then four price cuts	78/100
6	Mountain City	Johnson	$245,000	9.04	31	A second lot full of maybes	76/100
5	Sharon	Weakley	$199,000	4	150	A 1910 build date, and insurers notice	74/100
4	Kingsport	Sullivan	$170,000	2.8	26	A price that changed three times in two weeks	79/100
3	McKenzie	Carroll	$140,000	3.5	21	Marketed to first-time buyers, sold as-is	69/100
2	Bath Springs	Decatur	$99,000	2	84	Two exclamation points and the word fixer-upper	61/100
1	Memphis	Shelby	$64,000	0.69	149	A tenant inside, and no walkthroughs	60/100

How the AHO Score Works

Every property gets a score out of 100, built from six weighted categories: Price and Value (25), Land and Usability (20), Condition (20), Practical Location (15), Charm (10) and Future Potential (10). Scores come only from what the listing and the photographs show. Where data is missing, the property is scored mid-band and the gap is stated rather than filled in with optimism. The full rubric is on our AHO Score methodology page.

Bands run 90-100 Exceptional, 80-89 Strong AHO Pick, 70-79 Solid Rural Deal, 60-69 Niche Opportunity and below 60 High-Caution. In this batch the top score is 79, for the remodeled house in Kingsport, and the lowest is 60, for the tenant-occupied city house in Memphis, which is where a property you cannot walk through should land. It is an editorial tool for comparison — not an appraisal, an inspection, or investment advice.

Published October 2026. Some of these listings will be under contract or sold by the time you read this, and that is normal. The reasons they sat, the county figures and the checklist at the bottom stay accurate regardless. For the bigger picture, read our guide to buying rural property in Tennessee, and for the hidden reasons behind a low price anywhere in the country, our guide to why cheap rural homes don’t sell. If you want the next houses for sale in Tennessee with land before they go public, the forms on this page are how you get them.

The ten properties

Ten houses with land, most expensive to least. Every one includes the reason it is still available, the price per acre and per square foot against its county, and an honest read on who it suits.

#10 — Selmer, TN — $389,000 — 8.16 acres

A remodeled 1987 home on 8.16 acres with a stocked pond, a wraparound deck, a powered shop and blueberries everywhere

Eight acres outside Selmer with a pond stocked with catfish, bream and bass right off the house, and a wraparound deck built to look at it. The downstairs has just been refloored and repainted, and the property has a spring, a shop with power and a barbecue pit with its own water and electricity. Of all the houses for sale in Tennessee with land on this page, this is the one most ready for a family to move into this month.

Inside the Home

About 2,395 square feet on two floors, with three bedrooms and two full bathrooms, built in 1987. The recent work is on the main floor: new floor covering throughout the downstairs, and fresh paint on every downstairs wall and ceiling, plus the upstairs bath, two bedrooms and the laundry room. The living and dining rooms run together, the kitchen is eat-in with a pantry, and a separate den gives the house a second place to sit.

All three bedrooms are upstairs, including the primary with a walk-in closet, and so is the laundry room. Two separate central heating and air units mean each floor runs on its own thermostat. The attic is floored with pull-down stairs, the floors are a mix of carpet and wood laminate, and the dishwasher, microwave, range and refrigerator stay.

Land and Outdoor Potential

8.16 acres, partly wooded, with a pond on the property that is stocked with catfish, bream and bass and visible from the wraparound deck. There is a spring behind the house, blueberry bushes across the property and a chain-link fence around the back yard for a dog.

The outbuildings cover the practical side: a shop with electricity, a separate storage building, a double garage with a side entry, and a barbecue pit wired for water and power. The roof is metal, and propane access is already installed if you want a gas heater for backup heat. Spectrum cable internet was made available in the area shortly before this listing.

About Selmer, Tennessee

Selmer is the seat of McNairy County, about 4,400 people, in the farm country of southwest Tennessee, and the county where Buford Pusser of Walking Tall served as sheriff. The county’s only hospital closed in 2019, and a freestanding emergency room broke ground in Selmer in March 2026. Until it opens, Magnolia Regional Health Center in Corinth, Mississippi, is about 30 minutes south. Shiloh National Military Park is about 30 minutes east and Jackson about 50 minutes north. The honest trade-off: the nearest hospital is across the state line for now.

Why It’s Still Available

Eighty-nine days on Zillow as of October 12, 2026, past the state’s 67-day median. The likeliest reason sits in the last lines of the description: Spectrum was just made available in this area. The buyer who pays this kind of money for acreage in rural Tennessee is often someone who works from home, and until recently this address would have failed that buyer’s first test. Call the provider with the address and confirm the speed before you offer. If it holds up, you are competing mostly with local buyers, and Zillow’s own estimate of $366,300 sits about $23,000 under the price, which is room to negotiate.

AHO Score: 76/100 — Solid Rural Deal

Category	Score	Max
Price / Value	14	25
Land / Usability	17	20
Condition	17	20
Practical Location	11	15
Charm	9	10
Future Potential	8	10
Total	76	100

The math. $389,000 over 8.16 acres is about $47,672 an acre, against a McNairy County farmland benchmark of $2,954, number 4 of 95 counties from the cheapest. At that county rate the land alone would be worth about $24,100, roughly 6% of the price. The house works out to about $162 a square foot, and the remodel is what the premium over the county pays for.

Our Verdict

The most move-in-ready large house in the batch, and the one whose main obstacle may already be gone. It suits a family or a remote worker who wants a stocked pond and room to garden, and who is comfortable driving to Mississippi for a hospital until Selmer’s new emergency room opens.

👉 View listing on Zillow →

#9 — Linden, TN — $350,000 — 16.2 acres

Sixteen level acres a mile and a half from the Tennessee River, with a great room, a wet bar and a seller willing to finance

Sixteen private, level acres in Perry County, about a mile and a half from the Tennessee River and three from the Buffalo, with a 2,816-square-foot house built for company. The seller offers owner financing, which for this property matters more than anything in the photos.

Inside the Home

About 2,816 square feet on two levels, built in 1999, with two bedrooms, two full bathrooms and a half bath. The great room is the center of the house, with a wood-burning fireplace and an open floor plan, and beside it sits a bar area with a wet bar, built-ins and ceiling fans. The listing describes more than 3,000 square feet of living space; the public record shows 2,816, so measure before you price it.

The kitchen has an electric range and oven, a dishwasher, a disposal and a microwave, and there is a laundry room with hookups. Floors are laminate and tile, heat and air are central, and the house sits on a crawl space. The floor plan is flexible enough that a third bedroom is a straightforward conversion. The home is sold as-is.

Land and Outdoor Potential

16.2 acres, level and private, with a seasonal creek bed and plenty of wildlife. There is room for horses, ATVs, a large garden or a barn, plus a covered patio, partial fencing and a storage building. At 16.2 acres the parcel clears the 15-acre minimum for Tennessee’s Greenbelt agricultural or forest classification, if the land is put to that use.

The utilities are better than most rural tracts this size: spring water plus public water, propane service and a septic tank. The Tennessee River is about a mile and a half away and the Buffalo River about three miles, so a boat and a canoe both have somewhere to go.

About Linden, Tennessee

Linden is the seat of Perry County, a town of about a thousand people on the Buffalo River, one of the best-known canoeing rivers in Middle Tennessee. Perry County Community Hospital reopened in Linden in 2025 after five years closed, about 20 minutes from the property. Mousetail Landing State Park sits on the Tennessee River nearby, Parsons and the Tennessee River bridge are about 20 minutes west, and Nashville is about an hour and forty minutes east. The honest trade-off: services are thin, and most shopping means a drive.

Why It’s Still Available

One hundred seventeen days on Zillow as of October 12, 2026, and first listed in the fall of 2025 at $370,000. Two things slow it. Two bedrooms in a house this size means every family filtering for three never sees it. And Zillow shows no estimate at all, because there are too few comparable sales nearby for its model, which is the same problem a bank appraiser would face. The listing’s answer is the most useful line on this page: owner financing available. When the seller carries the note, there is no bank appraisal between you and the deed. Get the terms in writing and have a Tennessee real estate attorney draw up the note and deed of trust.

AHO Score: 76/100 — Solid Rural Deal

Category	Score	Max
Price / Value	17	25
Land / Usability	19	20
Condition	13	20
Practical Location	10	15
Charm	8	10
Future Potential	9	10
Total	76	100

The math. $350,000 over 16.2 acres is about $21,605 an acre, against a Perry County farmland benchmark of $3,130, number 8 of 95 counties from the cheapest. At that county rate the land alone would be worth about $50,700, roughly 14% of the price. At about $124 a square foot, the house itself is priced below most of the batch.

Our Verdict

The best land-and-space combination on the list, held back by a bedroom count and an appraisal problem that seller financing sidesteps. It suits a couple, a hunter or anyone who wants river access and room for horses, and who would rather negotiate terms with a seller than with a bank.

👉 View listing on Zillow →

#8 — Whitleyville, TN — $325,000 — 21.29 acres

A 1910 farmhouse with a wraparound porch on 21 wooded acres with a spring, a barn and a waterfall

A 1910 farmhouse with a wraparound porch, tucked into 21 acres of wooded Upper Cumberland hills with a spring, a barn and a waterfall on the land. More people have saved this listing than any other property in this batch.

Inside the Home

About 1,400 square feet, with three bedrooms and two full bathrooms, which is unusual for a house this old: most farmhouses of that era were built with one bathroom and got a second decades later, if at all. There is a fireplace, laundry on the main level, and vinyl and carpet floors.

Heat comes from propane and cooling from wall or window units. The upstairs offers space that can be finished into more living area without adding to the footprint. The house sits on a crawl space with wood siding and a metal roof, and the propane tank is rented, which is worth asking about at closing.

Land and Outdoor Potential

21.29 acres of wooded hillside with a spring and a waterfall, surrounded by the hills of Jackson County. A barn and a separate outbuilding cover equipment, hay or animals, and there is a detached one-car garage. The setting is genuinely private, the kind of ground that works as a hunting property, a weekend place or a full-time homestead.

Water comes from the local utility district, waste goes to a septic tank, and electricity is on circuit breakers. At 21.29 acres the property clears the 15-acre minimum for Tennessee’s Greenbelt agricultural or forest classification, which can lower the tax bill substantially if the land qualifies.

About Whitleyville, Tennessee

Whitleyville is a rural crossroads in Jackson County, in the Upper Cumberland region, where the Cumberland River winds through the hills. Gainesboro, the county seat, is about 20 minutes away, and the old mineral springs town of Red Boiling Springs about 15. Cookeville Regional Medical Center is about 45 minutes south, Cordell Hull Lake is close by for boating and bass, and Nashville is about an hour and a half west. The honest trade-off: groceries, work and the hospital all mean a drive.

Why It’s Still Available

Forty-eight days on Zillow as of October 12, 2026, inside the state’s 67-day median, with more than 11,400 views and 1,275 saves. What keeps all that attention from turning into an offer is one figure: $232 a square foot, the highest on this list. Buyers who shop by price per foot see that and move on. But the price is not paying for the house. It works out to about $15,300 an acre for 21 acres with a spring and a waterfall, with the farmhouse included. Zillow’s estimate of $303,400 sits about $21,600 under the price, which gives a prepared buyer a number to open with.

AHO Score: 75/100 — Solid Rural Deal

Category	Score	Max
Price / Value	15	25
Land / Usability	19	20
Condition	13	20
Practical Location	9	15
Charm	10	10
Future Potential	9	10
Total	75	100

The math. $325,000 over 21.29 acres is about $15,265 an acre, against a Jackson County farmland benchmark of $4,084, number 22 of 95 counties from the cheapest. At that county rate the land alone would be worth about $86,900, roughly 27% of the price. Divided by the house alone, the price is about $232 a square foot, the highest in the batch, which is exactly why this one reads as expensive when it is really a land purchase.

Our Verdict

The most romantic property on the page and a real land deal underneath an expensive-looking price per foot. It suits a buyer who wants acreage, privacy and an old farmhouse to grow into, and who does not mind 45 minutes to a hospital.

👉 View listing on Zillow →

#7 — Mount Carmel, TN — $299,500 — 7.7 acres

A restored 1940 one-level farmhouse on 7.7 acres of pasture with a barn, a pond and mountain views

A restored one-level farmhouse from 1940, set back off the road on 7.7 acres of pasture with a barn, a pond and views across the ridges of Hawkins County, fifteen minutes from Kingsport. One buyer already agreed to buy it this year, and the deal fell apart for reasons that had nothing to do with the house.

Inside the Home

About 1,651 square feet of living space on one level, with two bedrooms and one bath, in a house the listing rates above average and describes as restored. The best room is a newer addition: a bright eat-in kitchen with great natural light. The living room and dining room are both generous, and a wood-burning stove sits in the living room.

The primary bedroom is on the lower level and large, with the laundry inside it. A mudroom works as an office, a hobby room or storage. Floors mix hardwood, carpet and laminate, windows are double-pane, doors have storm doors, and a heat pump handles heating and cooling. Below, an unfinished walk-out basement brings the total structure to 2,083 square feet.

Land and Outdoor Potential

7.7 acres of pasture with a farm pond, tucked off the road for privacy and open to mountain views. The outbuildings are complete for a small farm: a barn, a two-car detached carport, a detached garage for one car or more with a shed attached, and a large deck overlooking the acreage.

Water comes from a well and waste goes to a septic tank. The horses in the photos belong to the neighbor, and the listing asks visitors not to touch them. The parcel is zoned R-1 residential, so check what the county allows before planning livestock beyond the personal scale.

About Mount Carmel, Tennessee

Mount Carmel is a town of about 5,500 in Hawkins County, sitting against the Kingsport city line on the Holston River in the Tri-Cities region of northeast Tennessee. Downtown Kingsport and Ballad Health’s Holston Valley Medical Center are both about 15 minutes away, Tri-Cities Airport is about half an hour, and Knoxville is about an hour and a half southwest. The honest trade-off: this is suburban-edge country, so the property feels rural without being remote, and the price reflects it.

Why It’s Still Available

More than seven months on Zillow as of October 12, 2026, far past the 67-day median. It went under contract in May, and the first line of the listing explains what happened: the buyer’s own home did not close, so the sale collapsed and the house came back in June. Since then the seller has cut the price four times, from $364,000 to $299,500. Each cut makes the next buyer wonder what is wrong, even though nothing in the record points to the house. Read it the other way: the price now sits about at Zillow’s estimate of $296,600, and a seller who has cut four times is ready to talk.

AHO Score: 78/100 — Solid Rural Deal

Category	Score	Max
Price / Value	15	25
Land / Usability	17	20
Condition	16	20
Practical Location	14	15
Charm	9	10
Future Potential	7	10
Total	78	100

The math. $299,500 over 7.7 acres is about $38,896 an acre, against a Hawkins County farmland benchmark of $5,015, number 45 of 95 counties from the cheapest. At that county rate the land alone would be worth about $38,600, roughly 13% of the price. The house works out to about $181 a square foot of living space. Note that the annual tax on the listing, $1,872, is the highest in the batch.

Our Verdict

A well-kept small farm fifteen minutes from a city with a major hospital, priced down to its estimate by a deal that died for outside reasons. It suits a couple or a retiree who wants pasture, a barn and a pond without giving up city services, and who can live with one bathroom or plans to add a second.

👉 View listing on Zillow →

#6 — Mountain City, TN — $245,000 — 9.04 acres

A custom 1998 log home on two wooded mountain lots totaling 9.04 acres, behind a gated drive with ridgetop views

A custom log home in a private, wooded mountain setting at the end of a gated driveway, on two lots that sell together for 9.04 acres in the northeast corner of Tennessee. The covered porch wraps around to ridgetop views, and the second lot may be a building site of its own.

Inside the Home

About 1,120 square feet of finished living space, with two bedrooms and one bath, built in 1998 and described as built with a lot of love. The plan is open, so the kitchen, the dining area and the great room share one space between log walls, with a gas log fireplace in the great room. The washer, dryer, dishwasher, disposal, microwave, range and refrigerator all stay.

Below is a full basement of another 1,120 square feet, unfinished, which brings the total structure to 2,240 square feet. The extras include a lift chair and a small exterior dumbwaiter. Heat is electric, propane and the fireplace, cooling is window units and ceiling fans, floors are carpet and tile, and there is a security system.

Land and Outdoor Potential

Two parcels, Lots 16 and 13, that convey together and cannot be split for this sale, about 9.04 acres in all. The ground is mountainous, wooded and in places steep, which is what buys the privacy and the ridgetop views. A covered front porch wraps around the house, a small fenced run keeps a dog close, and the driveway is gated.

The cabin sits on Lot 16 with a private well and a septic tank. The listing says Lot 13 offers the potential for a separate building site and may be able to share the well, subject to verification. That is the most valuable and the least certain thing on the property, and it is the reason to ask the county about a perc test and to put any well-sharing agreement in writing.

About Mountain City, Tennessee

Mountain City is the seat of Johnson County, about 2,400 people in the most northeastern county in Tennessee. Ballad Health’s Johnson County Community Hospital is in town, about 15 minutes away. Watauga Lake is about half an hour, the Virginia Creeper Trail starts in Damascus, Virginia, about 30 minutes north, and Boone, North Carolina, home of Appalachian State, is about 40 minutes over the state line. Johnson City is a little over an hour. The honest trade-off: mountain roads, mountain winters and a steep lot.

Why It’s Still Available

Thirty-one days on Zillow as of October 12, 2026, under the state’s 67-day median, with about 9,800 views and more than 1,100 saves. What slows the crowd is the conditional tense: the second lot may be a building site, may share the well, subject to verification. A bank lends on what is, not on what may be, so that second lot adds little to an appraisal until someone proves it can hold a house. A buyer who gets a perc test and a written well agreement is buying a log home with a second homesite, which most of the people saving this listing will never confirm.

AHO Score: 76/100 — Solid Rural Deal

Category	Score	Max
Price / Value	15	25
Land / Usability	13	20
Condition	17	20
Practical Location	12	15
Charm	10	10
Future Potential	9	10
Total	76	100

The math. $245,000 over 9.04 acres is about $27,102 an acre, against a Johnson County farmland benchmark of $6,031, number 67 of 95 counties from the cheapest. At that county rate the land alone would be worth about $54,500, roughly 22% of the price. The finished house works out to about $219 a square foot, or about $109 counting the full unfinished basement.

Our Verdict

The most charming small house on the list, with upside the listing cannot promise. It suits a couple or a part-time mountain buyer who loves log homes and long views, and who will do the county homework on the second lot before counting on it.

👉 View listing on Zillow →

#5 — Sharon, TN — $199,000 — 4 acres

A 1910 house on four acres with a roof less than a year old, ductless mini splits and hardwood floors

Three bedrooms, two baths and four acres of open West Tennessee farm country outside Sharon, in a house that dates to 1910 and has already had the big jobs done: a metal roof less than a year old, ductless mini splits and new tilt-out windows.

Inside the Home

About 1,518 square feet, with three bedrooms and two full bathrooms. The rooms are large: the primary bedroom on the main floor is 15 by 15, both upstairs bedrooms are also 15 by 15, and the kitchen is 14 by 16, with a dishwasher and refrigerator that stay.

Floors are hardwood and ceramic tile, and heating and cooling run through a heat pump with ductless mini splits, an efficient way to condition an old house room by room. The windows are tilt-out vinyl, and the description mentions many more updates without listing them, so ask for the full list and the dates.

Land and Outdoor Potential

4 acres of open ground around the house, with room for a garden, a few animals or a future shop, and open parking for four vehicles. There is no homeowners association.

The exterior is brick and vinyl siding under a metal roof less than a year old. Water comes from a well and waste goes to a septic tank, and there is no basement. The property tax on the listing is $381 a year, among the lowest in the batch.

About Sharon, Tennessee

Sharon is a small town of about 900 in Weakley County, in the farm country of northwest Tennessee. Martin, home of the University of Tennessee at Martin, is about 15 minutes north, with a 24-hour emergency room at West Tennessee Healthcare Volunteer Hospital. Dresden, the county seat, is about 15 minutes east, and Jackson about an hour south. The honest trade-off: this is quiet country, and most jobs and shopping are in Martin or farther.

Why It’s Still Available

One hundred fifty days on Zillow as of October 12, 2026, more than twice the state’s 67-day median. The likeliest reason is the year in the header: 1910. Houses past their hundredth year draw hard questions from insurers about wiring, plumbing and the roof, and without a policy there is no mortgage. Many buyers see the date and assume the worst. But the roof is new, the heating and cooling is updated and so are the windows. Get an insurance quote first, with the roof’s age in hand. The seller has already cut the price four times, $40,000 since May, and Zillow’s estimate of $192,800 is close to the asking price.

AHO Score: 74/100 — Solid Rural Deal

Category	Score	Max
Price / Value	17	25
Land / Usability	14	20
Condition	16	20
Practical Location	13	15
Charm	7	10
Future Potential	7	10
Total	74	100

The math. $199,000 over 4 acres is about $49,750 an acre, against a Weakley County farmland benchmark of $4,680, number 41 of 95 counties from the cheapest. At that county rate the land alone would be worth about $18,700, roughly 9% of the price. The house works out to about $131 a square foot.

Our Verdict

An old house with the expensive work already done, held back mainly by its birth year. It suits a family that wants three real bedrooms and a few acres near a university town, and that will get the insurance quote before the offer.

👉 View listing on Zillow →

#4 — Kingsport, TN — $170,000 — 2.8 acres

A remodeled 1933 home on 2.8 private wooded acres inside Kingsport, with a new kitchen, new systems and a four-car carport

A move-in-ready 1933 house at the end of a quiet court, on 2.8 private wooded acres inside the city of Kingsport, with a brand-new kitchen, a 2025 heating and cooling system and a carport for four. It is about ten minutes from the farmhouse at number seven, for a little more than half the price.

Inside the Home

About 1,602 square feet, with three bedrooms, one full bathroom and a half bath. The eat-in kitchen has been completely redone, with brand-new cabinets, new countertops, stainless steel appliances and luxury vinyl plank flooring, and a door straight onto the private back deck. The full bathroom has a new vanity, toilet and plumbing, and the light fixtures are new throughout.

The primary bedroom is on the main level, and the third bedroom is upstairs, currently styled as a den. Off the utility room, a large storage room with direct access to the carport could become a fourth bedroom. The heat pump system was installed in 2025, the washer and dryer convey, and a professional termite treatment was completed in May 2026.

Land and Outdoor Potential

2.8 acres, partly level, partly wooded and partly steep, at the end of a court, which gives the house more privacy than its city address suggests. There is a covered rocking-chair front porch, a side porch painted two months before the listing, and a private back deck off the kitchen.

For vehicles and hobbies there is an 18-by-30 carport with room for four, plus storage. New gutters and drainage were completed in June 2025, and the metal portions of the roof are about eight months old. Because this is inside Kingsport, the house is on public water and public sewer: no well and no septic to inspect.

About Kingsport, Tennessee

Kingsport is a city of about 55,000 on the Holston River in the Tri-Cities of northeast Tennessee, home of Eastman Chemical and of Bays Mountain Park, the largest city-owned park in Tennessee. Ballad Health’s Holston Valley Medical Center is about ten minutes away, Tri-Cities Airport about 20 minutes, Bristol about half an hour and Johnson City about 35 minutes. The honest trade-off: city life, city taxes and only 2.8 acres, part of it steep.

Why It’s Still Available

Twenty-six days on Zillow as of October 12, 2026, well inside the median, with more than 5,500 views and Zillow flagging it as likely to sell faster than most nearby homes. What makes buyers hesitate is the price history. Listed around $190,000 this summer, it was pulled at the end of August, returned on September 15 at $214,900, dropped to $199,900 nine days later and to $170,000 six days after that. A zigzag like that reads as a seller who does not know what the house is worth. Read it instead as a seller who now wants it sold, at about $20,000 under the summer price, with the renovation already finished.

AHO Score: 79/100 — Solid Rural Deal

Category	Score	Max
Price / Value	21	25
Land / Usability	11	20
Condition	18	20
Practical Location	15	15
Charm	7	10
Future Potential	7	10
Total	79	100

The math. $170,000 over 2.8 acres is about $60,714 an acre, against a Sullivan County farmland benchmark of $8,316, number 88 of 95 counties from the cheapest. At that county rate the land alone would be worth about $23,300, roughly 14% of the price. The house works out to about $106 a square foot, tied for the lowest per-foot price among the eight properties above $100,000, inside a county where farmland costs more than almost anywhere else in Tennessee.

Our Verdict

The best value per square foot among the finished houses on the list, and the safest purchase for a buyer who wants city services with trees around them. It suits a first-time buyer, a small family or a remote worker who wants move-in condition near a major hospital, and who does not need farm acreage.

👉 View listing on Zillow →

#3 — McKenzie, TN — $140,000 — 3.5 acres

A 1962 brick ranch on 3.5 acres outside McKenzie with a detached 30-by-30 garage and shop

A one-level brick ranch from 1962 on 3.5 acres just outside McKenzie, with a detached 30-by-30 garage and shop that could hold trucks, tools or a small business. It needs some updating, and the seller has already cut the price once in its first three weeks.

Inside the Home

About 1,323 square feet on one level, with three bedrooms and one bathroom. The living room is 19 by 13 and the primary bedroom 19 by 12, the second and third bedrooms are 10 by 11 and 15 by 13, and the kitchen is 12 by 9, with an electric range and a dishwasher.

There is a dedicated 8-by-10 laundry room and a small office. Floors are carpet and laminate. The listing says the home could use a little updating and is sold as-is, but not so much that it keeps a buyer from moving in. Heating and cooling are not described, so ask what heats the house and how old the system is.

Land and Outdoor Potential

3.5 acres off Highway 190 outside McKenzie, with tall hardwoods around an open yard. The headline is the detached 30-by-30 garage and workshop, 900 square feet of covered space, plus a carport and room to park five vehicles.

The house is brick and vinyl, with a private well and a septic tank. The property sits outside the city limits, so only county property taxes apply, about $471 a year on the listing.

About McKenzie, Tennessee

McKenzie is a town of about 5,500 where Carroll, Henry and Weakley counties meet, and the home of Bethel University. Baptist Memorial Hospital-Carroll County in Huntingdon, a 70-bed hospital with a 24-hour emergency department, is about 20 minutes away. Jackson is about 50 minutes south and Nashville about two hours east. The honest trade-off: a quiet small-town economy, and a house that will need money in the next few years.

Why It’s Still Available

Twenty-one days on Zillow as of October 12, 2026, and the seller cut $20,000 on October 10. What slows it is the pairing in the description: a great opportunity for a first-time home buyer, sold as-is. Most first-time buyers use FHA loans, and an FHA appraiser can require repairs before closing. As-is means the seller will not make them. The way through is cash, a conventional loan or a renovation loan that rolls the work into the mortgage. Do that, and you are buying below Zillow’s own estimate of $154,600.

AHO Score: 69/100 — Niche Opportunity

Category	Score	Max
Price / Value	18	25
Land / Usability	13	20
Condition	12	20
Practical Location	13	15
Charm	5	10
Future Potential	8	10
Total	69	100

The math. $140,000 over 3.5 acres is about $40,000 an acre, against a Carroll County farmland benchmark of $3,459, number 13 of 95 counties from the cheapest. At that county rate the land alone would be worth about $12,100, roughly 9% of the price. The house works out to about $106 a square foot, tied with Kingsport for the lowest among the eight properties above $100,000.

Our Verdict

A practical buy for someone who needs the shop more than the kitchen. It suits a tradesperson, a hobby mechanic or a first-time buyer with a renovation loan lined up, who wants space and low taxes near a college town.

👉 View listing on Zillow →

#2 — Bath Springs, TN — $99,000 — 2 acres

A 1973 brick ranch fixer on two cleared, level acres with an old barn and a storage shed

A solid brick ranch from 1973 with three bedrooms and two full baths, on two cleared and level acres in southern Decatur County, with an old barn and a storage shed. It is a fixer, and the county’s own records value it well above the asking price.

Inside the Home

About 1,392 square feet on one level, with three bedrooms and two full bathrooms, all on the main floor. Floors are wood and tile, and the layout needs no reworking.

This is a fixer-upper, and the details say so plainly: cooling is wall or window units, heating is listed only as other, and no appliances are included, so a buyer brings the stove and the refrigerator. The bones are the point: brick walls, two full baths and a one-story plan on a crawl space.

Land and Outdoor Potential

2 acres, cleared and level, in a quiet country setting, with an old barn, a storage shed and open space for a shop, a garage, an addition or a large garden. The house has a covered porch and an attached one-car garage.

Water is public and waste goes to a septic tank. The roof is asphalt shingle. The listing positions it for investors, DIY buyers and anyone ready to customize, and the open ground gives all three room to work.

About Bath Springs, Tennessee

Bath Springs is a small community in southern Decatur County, west of the Tennessee River, about 15 minutes from Decaturville, the county seat. The county hospital in Parsons closed several years ago and a new one is under construction. For now the nearest emergency rooms are in Lexington and in Savannah, each about 40 minutes away, and Jackson is about an hour. The honest trade-off: the hospital gap is real, and a fixer here needs a buyer who is handy or has a contractor nearby.

Why It’s Still Available

Eighty-four days on Zillow as of October 12, 2026, past the state’s 67-day median. Look at the top of the description: Reduced to 99,000, with two exclamation points, followed by the word fixer-upper. Financed buyers tend to skip anything labeled fixer-upper, and the exclamation points read like a seller in a hurry. They are one: $26,000 came off in a single cut on October 8. Now look at the county’s figure. The tax record shows an appraised value of $162,100. A buyer with cash and a contractor is paying about 61 cents on the county’s dollar for brick, two baths and two acres.

AHO Score: 61/100 — Niche Opportunity

Category	Score	Max
Price / Value	20	25
Land / Usability	11	20
Condition	9	20
Practical Location	8	15
Charm	5	10
Future Potential	8	10
Total	61	100

The math. $99,000 over 2 acres is about $49,500 an acre, against a Decatur County farmland benchmark of $2,946, number 3 of 95 counties from the cheapest. At that county rate the land alone would be worth about $5,900, roughly 6% of the price. The house works out to about $71 a square foot, the lowest of any property on the list outside Memphis.

Our Verdict

The best value-to-assessment gap in the batch, for a buyer who can finish the work. It suits a DIY buyer, a contractor or a retiree with cash who wants a one-story brick house near the Tennessee River and can live with a long drive to a hospital.

👉 View listing on Zillow →

#1 — Memphis, TN — $64,000 — 0.69 acres

A 1925 house with two full baths on more than two thirds of an acre in north Memphis, sold with a tenant in place

This is the one property on the page that is neither rural nor a farmhouse, and it is here because of the numbers. A 1925 house with two bedrooms and two full baths on 0.69 acres in Frayser, north Memphis, sold as-is with a tenant in place, for less than most used pickups.

Inside the Home

About 1,574 square feet on one floor, with two bedrooms and two full bathrooms, all on the main level. There is a living room of 12 by 13, a den of 12 by 21 with a hearth, a dining room of 8 by 13, and a kitchen with a pantry. Floors are tile and wood laminate, and heat and air are central.

The listing notes that the large living room could be converted into a third bedroom. Because the house is occupied, the photographs and the description are all a buyer gets before an offer, and the interior condition has to be verified before closing.

Land and Outdoor Potential

0.69 acres, level, with no neighbor on one side, which is a lot of yard for a city house. Outside are durable vinyl siding, an architectural shingle roof, a one-car attached carport, a driveway for off-street parking and a sidewalk.

Water is public, and the property is on a septic tank, which is unusual inside Memphis and worth having inspected. There is no basement; the house sits on a crawl space.

About Memphis, Tennessee

Frayser is a neighborhood in north Memphis, about 15 minutes from downtown, in a city of more than 600,000. Methodist North Hospital is about five minutes away, Regional One Health, the city’s trauma center, about 20, and Memphis International Airport about 25. Violent crime in Frayser fell about 14% in 2025 by the city’s own count, from more than 3,400 offenses in 2023 to about 2,500, and it remains a neighborhood to see in person, at different hours, before deciding anything. The honest trade-off: this is an investment in a city neighborhood, not a country home.

Why It’s Still Available

One hundred forty-nine days on Zillow as of October 12, 2026, more than twice the 67-day median. The reason is in the last line of the description: currently tenant-occupied, please do not approach or disturb the residents. Without a walkthrough, most buyers will not write an offer, and a contract in August already fell through. The seller has since cut the price twice, from $79,900 to $64,000. The investor’s case is the tenant: Zillow’s rent estimate is about $1,278 a month, which at this price would gross the purchase price back in a little over four years, before taxes, insurance and repairs. Ask for the lease and the payment history.

AHO Score: 60/100 — Niche Opportunity

Category	Score	Max
Price / Value	19	25
Land / Usability	7	20
Condition	10	20
Practical Location	13	15
Charm	3	10
Future Potential	8	10
Total	60	100

The math. $64,000 over 0.69 acres is about $92,754 an acre, against a Shelby County farmland benchmark of $5,264, number 52 of 95 counties from the cheapest. At that county rate the land alone would be worth about $3,600, roughly 6% of the price. The house works out to about $41 a square foot, the lowest on the list by a wide margin.

Our Verdict

Not a homestead, and the listing does not pretend otherwise. It suits an experienced investor who knows north Memphis, reads leases for a living and can inspect after an accepted offer, and it does not suit a first-time buyer looking for a quiet place to live.

👉 View listing on Zillow →

Final Thoughts on Houses for Sale in Tennessee With Land

Three things came out of this batch that were not obvious before the numbers were on the table. The first is that almost nothing here is sitting because of the house. Internet that arrived late, a blank estimate, a price per foot, a deal that died for outside reasons, a conditional second lot, a birth year, a zigzag price, an as-is clause, two exclamation points and a tenant behind a closed door: that is the full list, and not one of them is a failing roof. When houses for sale in Tennessee with land sit, the reason is usually on paper.

The second is that the land is the cheap part. At county farmland rates the ground under these ten averages about 13% of the asking price, from roughly 6% in Selmer, Bath Springs and Memphis to 27% in Whitleyville. Price per acre and price per square foot tell opposite stories here: Whitleyville looks like the most expensive house per foot and is one of the best land buys, while Kingsport sits in one of the priciest farmland counties in the state and is the best value per foot among the finished houses.

The third is that the best value is not the cheapest property. The strongest scores went to a remodeled city-edge house in Kingsport and a small farm in Mount Carmel, both near a major hospital, while the two cheapest listings need a contractor or a landlord’s patience. If one of these fits, do the homework the listing skipped, make the phone call, and go stand on it before you decide.

A Checklist for Houses for Sale in Tennessee With Land

Before you make an offer on any of the houses for sale in Tennessee with land on this page, or on any other, work through this list with the county, the insurer and the lender, not with the listing.

1. Read the price history first. Relists, cuts and deals that fell through are all on the listing page. Ask the agent why each one happened before you decide what to offer.
2. Know whether you are getting a disclosure or a disclaimer. Under Tennessee’s disclosure law, an as-is sale can come with a disclaimer instead of a condition report. Either way, order your own inspection.
3. Do your own tax math. Take the county’s appraised value, apply the 25% residential assessment ratio and the local rate from the county trustee. The tax on the listing reflects the current owner, not you.
4. Check Greenbelt status on larger parcels. On 15 acres or more, ask whether the land is enrolled, what the new owner must file, and whether a change of use would trigger rollback taxes.
5. Get the septic and well records. Septic systems in Tennessee are permitted through the state’s environmental agency or the county. Ask for the permit and pumping records, test the well water, and for a new building site, get a soil test before you count on it.
6. Confirm internet by address. If you work from home, call the provider with the exact address. A listing line saying service is available is a starting point, not a speed test.
7. Find the nearest emergency room. Several rural Tennessee counties have lost their hospitals since 2019. Confirm what is open today and how long the drive is.
8. Know how you will pay. For anything sold as-is or under about $100,000, line up cash, a renovation loan or seller financing before you fall in love. If the seller carries the note, have a Tennessee real estate attorney draw up the documents.

Common Questions About Houses for Sale in Tennessee With Land

You Might Also Like

• Buying Rural Property in Tennessee — our complete Tennessee guide, from county land prices to the rules that change the bill.
• Homes for Sale in Tennessee With Acreage — ten more Tennessee listings, followed by the water.
• Best Counties in Tennessee for Homesteading — the county data and the rules for raising your own food.
• Property Taxes in Tennessee — how assessment and county rates turn into the bill you pay.
• Why Cheap Rural Homes Don’t Sell — the hidden reasons a low price sits on the market, and how to buy anyway.
• Log Home Insurance — what insurers ask before they cover a log home like the one at number six.
• How the AHO Score Works — the full rubric behind every score on this page.
• The Rural Property Buyer’s Field Guide — the free checklist for every walkthrough.