The Tennessee Land Buyer’s Checklist: Soil, Septic, Slope, Water, Access and Wildlife
Buying land in Tennessee offers privacy, space, and long-term value. But raw land is not one-size-fits-all. Every property has characteristics that affect where you can build, how you access utilities, and what the land can support. A beautiful property can still be costly or difficult to develop if these details are not understood early.
This checklist outlines the most important factors to evaluate when considering acreage in Middle Tennessee or West Tennessee.
These are the same checks I walk through with buyers in the field.
1. Soil Quality and Septic Suitability
Most rural Tennessee homes use septic systems. To install one, the soil must be suitable for absorption and drainage. A soil test (often called a perc test) will identify where a septic field can go and how many bedrooms the property can support.
What to look for:
Confirm a recent soil evaluation is on record
Ask how many bedrooms the soil was approved for
Identify the reserved septic area on the survey
Check that the proposed house site and septic field work together
If no soil test has been completed, build time into the due diligence period. Soil results determine the entire layout of the property.
2. Slope, Elevation, and Build Site Positioning
Acreage often comes with varied terrain. While slope can add privacy and views, it also affects construction cost, driveway layout, and drainage.
Walk the land and note:
The flattest buildable area
How stormwater naturally flows downhill
Whether grading or retaining walls would be needed
Sun exposure and wind direction for the homesite
Gentle slopes are ideal. Steep properties can still work, but require planning and equipment.
3. Water Source and Utility Access
Raw land may or may not have service available at the road.
Confirm:
Electric provider and distance to nearest pole
Water source (municipal vs well)
Internet options (important for remote work and streaming)
If a well is needed, costs vary depending on depth and geology in your county. Some wells are straightforward. Others require multiple test points.
Budget for this before committing to build timelines.
4. Road Access and Driveway Feasibility
A property can look perfect until you attempt to reach the homesite. Driveway length, terrain, creek crossings, and tree clearing all play into cost.
Ask:
Is access from a county road, private road, or easement?
Does the easement allow full residential use?
Is the driveway route direct or winding?
A clear, buildable driveway route is one of the strongest indicators of a practical parcel.
5. Timber, Pasture, and Clearing Strategy
Many buyers want privacy. Clearing selectively instead of aggressively maintains beauty and character.
Decide early:
What should remain wooded
What needs to be cleared for the homesite
How views can be opened without removing natural screening
A thoughtful clearing plan saves money and preserves the land’s identity.
6. Wildlife and Land Use Potential
Middle and West Tennessee support deer, turkey, small game, and diverse bird habitat. For many buyers, this is part of the appeal.
If hunting or habitat stewardship is part of your plan:
Note water sources
Identify bedding and feeding areas
Look for trails and natural funnels
Understand property lines clearly
Wildlife presence is a sign of healthy land. It also indicates how the property interacts with neighboring tracts.
7. Property Taxes and Greenbelt Eligibility
Tennessee’s Greenbelt Program allows qualifying agricultural, forest, and open-space land to be taxed on use value rather than market value.
Before closing:
Confirm whether the property is currently in Greenbelt
Ask if rollback taxes will apply if use changes
Evaluate whether your intended land use meets eligibility
This can meaningfully impact long-term carrying cost.
A Good Land Purchase Starts With Clarity
The right piece of land should support your goals without constant compromise. When evaluating acreage, the most valuable step is slowing down enough to understand how the land truly works.
If you’re searching for acreage or a country estate in Middle Tennessee or West Tennessee, I help buyers evaluate soil, slopes, access, improving cost, and long-term feasibility so you can purchase with confidence.