5 Min Read
9 Questions to Ask Before Buying Land in Knoxville, TN
If you’re looking to buy land in the East Tennessee region, choosing the right lot starts with asking the right questions. As people discover the magic of our area, finding and buying land becomes increasingly difficult as the best lots get snatched up. This land buying guide includes 9 essential questions to ask when buying land, designed to help you avoid common mistakes and make an informed decision.
Here's what you can expect to see:
How to Buy Land in Tennessee
Buying land in Tennessee can be a smart investment, especially since land remains more affordable than in many other parts of the country. Whether you're planning to build a custom home, homestead, or invest in vacant land in Tennessee, your success depends on knowing what to ask before making a purchase.
1. How much does this property cost?
So, how much does an acre of land cost in Tennessee? Prices vary by region. The average cost per acre isn't too helpful, since it can range from $5,000 in remote rural areas to more than $100,000 per acre in high-demand areas like Tennessee National Real Estate communities.
While our area is less expensive than other parts of the country, it's growing rapidly, and land is in high demand and sometimes hard to find. If you’re looking for cheap land in East Tennessee, be sure to account for utility extensions and road access in your budget. Our cost guide resource can help you determine what it will cost to build a custom home on your land.
2. When can this land be inspected?
Before committing to a property, schedule a land inspection. Ask about soil type, drainage, slope, erosion, and environmental concerns. In hilly regions, a property that appears ideal can quickly reveal unexpected site development costs. Confirm the land is usable for your intended purpose before you buy.
Sometimes, a piece of less expensive land is that way because the additional costs are overwhelming. Never shy away from inspections. They can help prepare and educate you.
3. What Legal and Zoning Issues Must Be Considered?
Let's talk about legal and zoning issues. Zoning can impact everything from home size to whether you can keep livestock. Some Knoxville, TN, land buying zones are restricted to single-family residential use, while others allow for mixed use or agricultural buildings.
You don't want to buy your dream piece of land that isn't set up for what you envision. Check for Tennessee land restrictions, local setbacks, road easements, and whether the parcel is in a floodplain or conservation overlay.
4. What about Topography, Accessibility, and Utilities?
How should the land's topography, accessibility, and utilities impact your buying decision? The slope of the land, existing road access, and availability of utilities can all affect building feasibility and cost. Ask whether the land is accessible year-round, whether electric and water hookups are nearby, and whether the soil supports a septic system.
These are critical factors when evaluating land in East TN, where terrain and infrastructure vary widely. However, these tips would work when you're buying land everywhere. Keep communication open and keep asking questions.
5. What is the Long-Term Investment Potential?
Think about the long-term investment potential of the land in question. Our area continues to attract buyers from across the country thanks to low property taxes, natural beauty, and a strong housing market. Ask about planned development in the area, school districts, and road improvements. There are so many reasons to build a home in Knoxville, and investment opportunities are just one of them.
Even if you’re buying land to build a house, it’s worth evaluating how the land will perform over time as an investment. Buying land is an excellent investment, but it's a long-term one. Don't purchase land if you're hoping for quick growth. Buy land in East Tennessee because you want to own land here for decades.
6. Should You Use a Realtor to Buy Land?
Is a realtor really worth it? Yes, it is a great idea to use a realtor if your builder doesn't offer land-buying services. A realtor can help with negotiation and paperwork, but a builder like Debuty Builders, Inc. understands how zoning, terrain, and utility access affect your construction plans. We can help you find the right piece of land or connect with a realtor if you'd rather go that direction.
In our area, the hills are legendary, but they can make it difficult to build. If you have a specific home idea in mind, make sure you also bring your builder in early to assess feasibility. Land is in too high of demand for you to go into the process of buying it without a trained advocate on your side.
7. Will This Suit Your Needs?
One of the most important questions to ask when purchasing land is whether it aligns with your long-term goals. Are you planning to live here full-time? Do you need room for future additions, barns, or workshops? Think beyond price and location to ensure the lot fits your vision for now and in the future.
Plan out commutes to work or school. Are you okay with rural life or need to be closer to amenities? The only people who can answer these questions are you and your family. The best builders will help you think through this process and build a home that matches your needs. But first, you need the right piece of land.
8. What is the Average cost of Land in Tennessee Overall?
Back to money, the thing that runs the world. The average cost of land in Tennessee ranges widely based on county, zoning, and buildability. For example, buying land in Knoxville, TN, may cost more per acre for lots near downtown or planned developments. Meanwhile, buying a lot of land further out may offer savings but add challenges with grading, driveways, or power lines. Always compare similar lots in the area before making an offer.
Buying land in East Tennessee is more popular than ever, so buying land now helps you lock into a great location. If you're hoping to live in the area long term, now is the time to start finding land.
9. What is the community like?
Let's face it: the community and local lifestyle matter when you're buying a home. Research neighborhood characteristics such as HOA regulations, homeowner responsibilities, community events, and social atmosphere. The timeline of a new construction project isn't a short one, but you want to know what you're getting into before you start to build.
Some areas may feature active neighborhood gatherings and structured guidelines, while others offer more private, independent living. Identifying whether a community prioritizes interaction or solitude ensures your investment aligns with your lifestyle preferences and long-term expectations, ultimately enhancing your satisfaction with your new property.
What to Avoid When Buying Land
We referenced this earlier, but this is too important a topic not to have its own section. Too often, buyers rush into land purchases without fully understanding the risks.
Here are some of the most common mistakes:
-
Buying without a full land inspection
-
Not confirming zoning or legal restrictions
-
Underestimating the cost to add utilities or access roads
-
Assuming all land is suitable for building
Delays and Issues
Each of these issues can increase your costs or delay your project significantly. For example, buying land without confirmed utility access may require thousands of dollars in trenching or line extensions. In Knoxville, TN, zoning and environmental setbacks can limit what you can build, even on "ready to build" lots.
By avoiding these mistakes, you will make a smarter purchase, protect your investment, and move into the building process more smoothly. Bringing in an experienced builder early on helps identify red flags and reduce risk.
Your Trusted East Tennessee Experts
At Debuty Builders, Inc., we help clients in Knoxville, Maryville, and across East Tennessee find and build on the right piece of land. We are more than just home builders; we offer a full-service experience that starts with site selection and continues through move-in day.
Our process is structured, transparent, and efficient. Our team keeps every detail of your custom home project organized and accessible in real time. From permitting to punch list, you’ll know what’s happening every step of the way. Our portfolio includes high-end custom homes, full-scale renovations, and complex hillside builds, all completed with the craftsmanship and professionalism we’re known for.
We offer a range of services, including:
-
Custom home construction
-
Kitchen and bath remodeling
-
Roofing
-
Project feasibility consulting
-
Assistance with land acquisition and evaluation
Whether you’re in the early planning stages or already own a piece of land, our team is ready to help you build confidently.
Contact Debuty Builders, Inc.
If you're ready to buy land, build a custom home, or remodel the home you do have, we're ready to hear from you.
Contact us today to learn more.
