Purchasing land in Eastern Tennessee, particularly around Knoxville, offers exciting possibilities for building your dream home, developing investment property, or simply owning a piece of this beautiful region. However, buying land can be more challenging than purchasing a home, with unique factors and potential pitfalls to consider. Here’s what you need to know before starting your search.
Why Searching for Land Can Be Tricky
Buying land comes with distinct challenges compared to purchasing a home. Unlike a residential property with an established structure, land requires evaluation from multiple perspectives, including zoning, infrastructure, and accessibility. Additionally, land listings often contain less information than home listings, requiring more in-depth research to ensure the property meets your needs.
Key Things to Look For When Buying Land
- Zoning & Land Use Regulations – Confirm that the property is zoned for your intended use, whether residential, agricultural, or commercial.
- Utilities & Infrastructure – Determine the availability of essential utilities such as water, sewer, electricity, and internet. If they are not in place, factor in the cost of bringing them to the property.
- Access & Easements – Ensure the property has legal and practical access. Some parcels may be landlocked or have shared driveway agreements.
- Soil & Topography – Conduct a soil test if you plan to build, ensuring the land can support a foundation and septic system if needed. Also, evaluate slopes, flood zones, and drainage.
- Environmental Considerations – Check for wetlands, protected land designations, or potential environmental hazards that could limit development.
- Property Boundaries & Surveys – Obtain a recent survey to confirm property lines and avoid disputes with neighbors.
Common Risks & Pitfalls
- Hidden Costs – Land purchases can have unexpected costs, such as clearing, grading, and installing utilities.
- Title & Legal Issues – Ensure a clean title with no liens or disputes over boundary lines.
- Land Use Restrictions – HOAs, conservation easements, or deed restrictions may limit what you can do with the property.
- Resale Challenges – Some parcels of land may have limited market appeal, making future resale more difficult.
Tips for Viewing & Walking Properties
- Make an Appointment – Always schedule a visit in advance, especially for rural properties where landowners may not expect drop-ins.
- Visit at Different Times – See the land at different times of day and after rain to assess drainage and overall conditions.
- Bring Proper Gear – Wear boots and long pants to navigate rough terrain safely.
- Wear Bright Colors – If there is any chance you are near hunting grounds, wearing orange or other bright colors can enhance safety.
- Use a GPS or Land App – Apps like OnX or LandGlide can help confirm property lines and features.
- Look for Signs of Drainage Issues – Standing water or erosion may indicate poor soil drainage.
- Take Notes & Photos – Document key features, potential concerns, and how the land compares to others you’ve seen.
How an Experienced Buyer’s Agent Can Help
Navigating the complexities of buying land requires expertise. A knowledgeable real estate agent can:
- Identify off-market land opportunities that fit your criteria.
- Provide insights into zoning, regulations, and future development potential.
- Connect you with surveyors, engineers, and contractors for due diligence.
- Negotiate the best terms and guide you through legal paperwork.
- Help you avoid costly mistakes and ensure a smooth transaction.
Buying land in Eastern Tennessee can be an excellent investment with the right approach. By understanding the challenges, knowing what to look for, and partnering with an experienced buyer’s agent, you can confidently find the perfect property for your needs.
