I REALLY dont like West TN. Cumberland Plateau and East TN. You can find good farm land reasonally priced. Hunting, fishing and beautiful country.

 

I prefer East TN.

 

Hey I'm in ky about 15 minutes from the state line. I know you only tn guys help. I'm in tn alot for work and my girlfriend lives there for now. It's not a bad place. Plenty of land there the prices seem a little higher than in ky. Hope this helps some. Let me know if you need anymore help.

 

Hey I'm in ky about 15 minutes from the state line. I know you only tn guys help.

That's not what I meant.

I did this at another site and had people telling me why Texas, Idaho, Wyoming, Florida, Iowa, and others are better places.

I'm just getting info on Tennessee for now.:thumb:

 

Oh ok no problem. A friend I have down there just bought land about 30 minutes from Nashville. It was 5 ac and was going for 20k an ac. I thought that was crazy high for land. It half open and half wooded. Land like that here is around 8 to 10k in ky.

 

Yeah, that part gets me too.

I can get land in MI for $2K and up an acre. The high price for, what looks like a very sandy soil seems strange.:xeye:

 

I don't think the soil is too much different from my place to where I'm talking about in tn. We have a lot of red clay here. Topsoil depths vary from place to place. There are more rural places where you can get land cheaper. I know here you can still get it for about 1750 and up an ac. It's a county or two over and hilly and rocky but still decent stuff. Real good for hunting.

 

There's a lot of variation in land prices in TN. I've seen it for $10k+ /acre. I've seen it for under $1k/ acre.

I have to wonder what the land is actually SELLING for, though. Anyone can ask anything they want, doesn't mean they'll get it.

The closer you are to a town where there's work, the higher the prices are likely to be.

FWIW, I'm kinda looking in the upper and central Cumberland Plateau areas, too. The area around Jamestown is beautiful. Not much there (which may be a desirable thing). I also like the area around Spencer.

We have a number of friends around Crossville and a church we frequent there. We like that it's kind of a "melting pot" area with lots of people from all over, not just right there. It helps us to fit in a little better. Property prices are a little more pricey in close to Crossville, though, so it's kind of a trade-off.

We looked for a while over in the Pulaski and Ethridge areas thinking we may like the area around the Amish. We were kinda disappointed in the Amish culture there as we were more accustomed to the southeastern Pennsylvania Amish. There is some decent country over that way. It's a little less mountainous. But it's also closer to Memphis, which is not a city or region I wanted to be too close to, for a number of reasons. Huntsville, AL is also not too far from that general area... long commute but possible.

Jamestown isn't all that far south of the KY border. And there is some nice rural country along the border spanning quite a distance. I've seen some decent prices around some of the little towns of Red Boiling Springs, Whitleyville and Celina to name a few. Not much up there, though, if you're thinking of any kind of job. The first two are down off of the western side of the Plateau, I believe, not sure of Celina... if being on the plateau is important to you. That general area does make for fairly easy trips into either Nashville or Knoxville but are still at a bit of a distance.

You're right, in that there are a lot of places for sale that are part of a subdivision and have restrictions resembling HOAs, not my favorite setup for sure. But not all. I think there are just a fair number of people who don't quite want to start from scratch drilling a well, putting in a septic system, all that happy horse hockey. And the subdivisions make it "easy".

I haven't had a lot of luck trying to look from a distance. I need to get with some realtors up close and personal. They don't tend to do real well at answering emails and such, at least not the ones I've tried to contact. Don't know if that's cultural or whether we're just wanting to spend small enough amounts that they'd rather chase bigger commissions. (?)

Not sure if any of that helped or not. Best of luck.


Brian

P.S. We're in Campbellsville, KY right now and have done some poking around over around Liberty, KY as well. That's some pretty country over there, too. KY isn't quite as easy to get along with as TN when it comes to taxes but that can vary according to person, circumstances and the region. I've seen a few places here in KY that make me think that if a nice place presented itself, I'd have to think hard about it.

 

I'm just south of bowling green and love it here. Don't plan on going anywhere. Plenty of good ground here to farm and raise stuff.

 

I'm in Florida, but don't hold that against me. I'm Tennessee born and bred and sure enough wish I could be there now, but you know about wishing and spitting.

One thing that I've noticed in buying land in Tennessee if you are looking in the country is that a lot of the time the "good" pieces of land at "good" prices aren't run through MLS unless it is land being sold by out-of-area heirs. That makes it harder to find if you are out of the area and it's not like you can drive into the town and ask someone to be your friend and look for you a local seller. Maybe a small-town type realtor would be willing to be your legs if you paid a commission out of your pocket. It's not an ideal situation but it's cheaper than traveling a bunch.

That may be no help at all, but I've run into it while looking for a piece of property to have for someday. I'll spare you the spiel on how great Florida is because, really, unless you live in the part of Florida that should really belong to Alabama, it ain't much.

Good luck.

 

Prefer the other side of the TN river myself, or NE TN.

If you buy Cumberland or points east of the river, assure you have mineral rights. There are folks getting the shaft, almost literally as the coal around here is high in BTU count, but just over the limit for Fed regulations on sulfur.
Many of the richer veins are being sold to foreign interest who have no such Fed restrictions.

 

I've done quite a bit of investigating and travel around the area for the same purpose. In fact I've probably visited more towns and cities in TN than most Tennesseans, with the idea of moving there and why.

I'm stuck on Eastern TN for a variety of things including climate, political and social stability, economic stability, and resources. Overall, I prefer southeastern TN from an aesthetic vantage, but I am concerned about it's proximity to Atalanta and the potential for economic and social problems bleeding into that area. A visit over the border to Rossville GA will tell you just exactly why. I do like the Ocoee area as it isn't too far outside Chattanooga and is aesthetically gorgeous. But in the event of civil unrest, it is a primary corridor out of the area for people that can't or wouldn't head to Knoxville.

Look at Johnson City. It's not as pretty of an area, but that means that it won't soon become a haven for liberal nouveau riche who have screwed up their own hometown and now want to escape to start that all over again.

Geographically though, it is just barely outside the Cherokee National Forest which means that it has the benefits of such without being subject to the same DC jurisdiction that you'd find inside the National Forest. There are lots of natural resources, fishing, and game in the area. It's not on the way to go anywhere which means that most people more or less leave it alone. It's got some elevation at about 1600 ft, so there are seasonal changes and you'll avoid the really cold winters and the really hot summers.

It's 1.5 hrs away from Knoxville and Asheville if you want something a bit more... far enough to not be overtaken by anyone on foot, but easy to get to if you want a day trip. There is an interstate there, but it's a small one that is remarkably untraveled and not an escape route for anyone.

Land in the area is pretty cheap, the cost of living is low, and the local economy is about as independent as you can get. No single industry or company runs this town, so economic diversity is pretty decent. What's more, should something go really wrong in TN, you are about 30 minutes at most from both NC and VA and 60 minutes from KY.

It's also potentially worth noting that Johnson City is HQ for the Johnson City Bank, one of the largest completely independent banks in the SE. When other banks were shuttering, they were still doing business as usual.

 

Will I'n in the Knoxville area in East TN. The valley here is very well protected from the worst weather. A couple of years ago we did get some snow but most years we get snow sticking on the ground for at most one or two days in the winter. Temperatures generally bottom out in the high twenties and almost never get into the teens. In the summer it usually tops out in the high nineties.

This area is between several good locations. A few hours north of Chatanooga and a few hours east of Nashville. About an hour to the Smoky Mountain National Park. There are several camping sites closer than that and several tournament quality bass fishing lakes and trout streams. There's a lot of boating opportunities as well including a major canoe trail. There are also bicycle trails all over.

Gun laws are very liberal almost on par with say Texas or Utah. Pretty much a libertarian culture. No income tax, good job opportunities, housing costs are reasonable.

Btw my good friends are selling a house in Norris with a clear spring water source on the premises and within walking distance of a trout stream.

 

Mels thinkingitover,

That's what I've think also. The property listed at RE websites seem to high to be real. I'm going to be coming to Tennessee in the Fall and look around.

I might go with hiring an RE agent.

cwi555,

Thanks for the tip!:thumb:

papadoc1000,

The information was very helpful! :

SharpDog.

Thanks!

 

I live in Clarksville(originally from Texas). I have lived here for 26 yrs and love it. Clarksville is considered Middle Tennessee, there is Austin Peay State University here, we border Ft.Campbell Ky, have a nice bit of Industry here, agriculture, the Cumberland River, Red River, and Land between the Lakes is 25 minutes away. Hunting and fishing, hiking and camping, shooting,stockcar racing, greenways and blueways, and a new marina on the river. All in a town with 110,00 people(approx). Move on down here, we would love to have you!

 

I live in Murfreesboro. Dead center of TN. You were talking about land between Nashville and Memphis. Don't forget Jackson is there. It's plenty big enough to have anything you need. Southern middle TN is nice. Lincoln co. Lawrence co. East TN is where all the hills and mountains are. That makes it tough to buy enough flat land to be useful, and makes flat land more expensive. Since northern Alabama is a stones throw from here, that area looks pretty nice as well.

 

I have a son who lives near Columbia. Have been to Uncle Dave Macon Days in M-Boro for the past two years.

 

East Tn is a great place. Moved here 42 yrs ago and have never looked back. Appalachian Trail and a couple of National Forests nearby. Trout streams. I live a few hundred feet from a river known for smallmouth bass.

Good folks here who mind their own business.

The absolute center of the universe (along with East Kentucky, SW Virginia and Western NC) for old time fiddle music.

 

My dad's from East Tennessee, up in the mountains for sure. The houses built on the sides of the mountains, and steeeeeeep driveways. All I can say is that it's beautiful, springs flowing from inside the mountains with pipes for people to fill up water jugs (it's been a few years since I was back there). What I can remember of where my grandparents lived, I can't imagine any people wandering up there who shouldn't be around - it's far from the small town which is far from the larger town, etc.

But you'd have to be independently wealthy or be able to work from home or have a REALLY portable job. And where they were, weather was a factor in terms of getting iced in for a few days in the winter. Just beautiful though, and low population density, lots of game in the woods, decent gardening weather if you had a flat patch, and water available.

 

Where should I stay away from?

http://www.survivalistboards.com/album.php?albumid=1846&pictureid=22676
Depicting the even outward distribution to a density of 1 person per 5 acres of the population from every metropolitan and micropolitan statistical area greater than 50k.

 

i too live in clarksville and like it quite abit. i was a military transplant that stuck around as many seem to do. that must say something for the area. i will be looking out towards the ****son or erin areas if i want to find land but knowing some down there, i can say that it is proably more along the "good 'ol boy" system because when i was down there hunting with a buddy, he spoke more of family farms than any other landmark.

 

It's 18 degrees right now in Bristol TN (about as EAST Tn as you can get,since VA is 2 miles from here in this bordertown). A bit chilly,but we love it here,personally. If you move out this way,lemme know,I'll pour you a glass of sweet tea,my friend

 

I live about 10 miles south of Crossville and have been here since 1989 after moving here from Hawaii. Its not too bad jobs are hit and miss but Crossville is mostly a retirement community thus the higher prices for property.

I live on 2.5 acres with a 1200 sq ft home that I built 10yrs ago for 69k and my property taxes were 308$ last year. I am 1 hr from Knoxville and 2 hrs from Nashville and Chattanooga so not too bad.

Good hunting and fishing, Catoosa Wildlife Area, Watts Bar, Center Hill and Dale Hollow Lakes are all within 45 mins. Weather is hot and muggy during summer and we only experienced our 3rd snow this winter that didnt amount to more than 1 inch.

Other than that I like it here

 

north middle tn is awesome cheap land and a low cost of living.I live in macon county about 15 mins from ky.

 

Tennessee is full. Don't go there....


Just kidding. Tennessee is a fantastic place to live, specifically east TN. The furthest west I would go would be Jamestown or somewhere else on the Cumberland plateau. Some key things worth mentioning is the low cost of living, friendly people, great weather, and beautiful scenery.

I could list a 1000 reasons why I can't wait to move back but I'll let the pictures do the talking.

Big South Fork near Jamestown TN.

Virgin Falls.

Fall Creek Falls

Chimney Tops in the Smokey Mountains.

Fall is beautiful in East TN.

Beautiful Norris Lake.

Lookout Mountain in Chattanooga.

 

Tennessee is full. Don't go there....


Just kidding. Tennessee is a fantastic place to live, specifically east TN. The furthest west I would go would be Jamestown or somewhere else on the Cumberland plateau. Some key things worth mentioning is the low cost of living, friendly people, great weather, and beautiful scenery.

I could list a 1000 reasons why I can't wait to move back but I'll let the pictures do the talking....

Some truly gorgeous reasons :thumb: Been TOO long since we've visited some of those very spots,need to rectify that...

 

Here at the Foothills of the Smokies we do get a little bit of real winter but it doesn't last long. It snowed a little yesterday and got down in the 20s. But it will be close to 70 degrees in a few days.

I love East Tennessee but if you're prone to allergies you might want to stock up on the antihistamines. We are the allergen Capitol of the world with pollen, mold spores and all sorts of furry critters.

 

Another Ky. boy offering his view on the subject. I live about 40 min. of so from the Tn. line and have family down there. My sis-in-law lived in Nashville for several years. She complained the taxes were higher on the western side of Tn. and I honestly didn't care much for the area. Yet eastern Tn. is a whole different story. My aunt and uncle live in Kingston (just west of Knoxville) and it's a nice place. Taxes are much lower than here in my beloved Ky. and the scenery every bit as beautiful. I like the Knoxville area and would certainly recommend it.

 

Dang Gobigorange,

Stop! You win, I'll move!: