Small Farms for Sale in Tennessee
Your Guide to Finding the Perfect Homestead
This Article is Part of State-by-State Guide to Buying Your First Small Farm
Tennessee's varied landscape offers a unique opportunity for small farm enthusiasts. With its rich soil, mild climate, and scenic beauty, the state is an ideal location for those seeking a rural lifestyle or agricultural venture. The market caters to a range of potential buyers, featuring properties that are suitable for hobby farming, sustainable living, or commercial agriculture. From the rolling hills of Middle Tennessee to the mountainous areas in the east, the state boasts farmable land that can support livestock, orchards, crop farming, and more.
Small farms for sale in Tennessee come in diverse sizes and configurations, often including residential structures alongside functional barns and outbuildings. The properties might range from expansive acres of undeveloped land to established farms with upgraded facilities. As of recent, available listings span across various counties, each with its own set of attributes and advantages, appealing to different preferences and budgets. The state's farm real estate market is dynamic, reflecting the growing interest in local food production and sustainable living practices.
Understanding Small Farms in Tennessee
In Tennessee, small farms often represent a blend of lifestyle and investment opportunities, providing a distinct rural living experience with potential agricultural productivity. They are integral to the state's agrarian heritage and continue to play a crucial role in local economies and communities.
Small Farm Characteristics
Size: Typically, small farms in Tennessee range in size, though they can vary from under 10 acres to several hundred acres, fitting the definitions of small holdings like hobby farms, rural mini farms, and country farmettes. These properties are often found outside of major cities and in more rural counties.
Infrastructure: A small farm in Tennessee may come with a variety of operational infrastructures, including but not limited to:
Residential structures: Houses or cabins that can range from historic to modern constructions.
Agricultural buildings: Barns, workshops, and sheds used for different farming activities.
Land characteristics: Varied topographies from flat arable land to rolling hills, often with a mix of wooded and open areas. Water features like ponds or creeks may also be present.
Benefits of Owning a Small Farm
Lifestyle: Owning a small farm in Tennessee allows individuals to experience a rural lifestyle, often sought for its tranquility and space. It can provide a connection with nature and an opportunity for self-sufficiency through activities such as gardening, raising livestock, and enjoying outdoor recreation.
Economic Potential: While managing a small farm revolves around maintaining the property, it can also present economic opportunities through various ventures:
Agricultural production: Growing crops like soybeans (how long do soybeans last?) or raising small herds of livestock could lead to additional income streams.
Land appreciation: Real estate in rural areas can appreciate over time, making the purchase of a small farm a long-term investment.
Buying a small farm in Tennessee involves understanding these characteristics and recognizing the benefits they may offer to potential owners looking for a unique combination of lifestyle and potential economic reward.
Types of Small Farms
In Tennessee, small farms cater to a variety of agricultural interests and lifestyles. They range from plots that support recreational farming to acreage that enables self-sustaining practices.
Hobby Farms
Hobby farms are typically small-scale operations focused on food production for personal enjoyment rather than for profit. A hobby farm in Tennessee may range from a few acres to tens of acres, and they often feature a comfortable home surrounded by gardens and small livestock. They are ideal for those looking to cultivate a personal garden or to raise a handful of animals.
Rural Mini Farms
Rural mini farms usually span larger acreage than hobby farms, offering more opportunities for small-scale commercial agriculture. These farms can support diverse activities, from organic produce to specialty livestock. Owners benefit from the peace of rural life with the potential for supplemental income. Rural mini farms in Tennessee are often situated in more secluded areas, providing ample space for crops and animals.
Country Farmettes
Country farmettes are the bridge between residential living and farming life. They are typically well-manicured and smaller than rural mini farms, providing enough land to engage in small-scale farming activities. In Tennessee, a country farmette might include a small orchard or vineyard, specialty animal breeds, and a family-sized garden. They offer a taste of country living without the commitment to large-scale farming.
Analyzing the Market
The Tennessee real estate market offers a dynamic landscape for prospective buyers interested in small farms. Specific pricing trends and values per acre give clear indications for investment considerations.
Current Trends in Tennessee
In Tennessee, there is a rising interest in small-scale farms, reflecting a wider trend favoring sustainable living and local food production. Properties vary from expansive tracts of hundreds of acres to smaller, boutique farmland offering a more intimate farming experience. The market sees a steady influx of listings, with properties featuring residences and essential farm structures.
Price Analysis
Listing Price: Recent listings indicate a diverse price range depending on acreage and amenities. For example:
A farm in Morgan County with 69.4 acres was listed at $2,100,000, which breaks down to approximately $30,259 per acre.
In Williamson County, a 37-acre property commanded a listing price of $5,950,000 or roughly $160,811 per acre.
Monroe County's smaller 20 to 31-acre farms are listed between $179,000 and $239,000, concluding a lower price spectrum at about $8,950 to $7,700 per acre.
County Acreage Listing Price ($) Price per Acre ($) Morgan 69.4 2,100,000 30,259 Williamson 37 5,950,000 160,811 Monroe 20 - 31 179,000 - 239,000 7,700 - 8,950
The purchase price for small farms in Tennessee significantly depends on the location, existing structures, and land quality. Potential buyers should closely evaluate the price per acre, as it is a crucial metric indicating the value of the purchase.
Key Considerations for Buyers
When looking to purchase a small farm in Tennessee, buyers should carefully consider property specifics, the financial investment required, and legal factors that could affect the ownership status.
Property Size and Type
Buyers must evaluate the property size and type of the farm. It's not uncommon to find farms ranging from 20 to over 300 acres in regions like Wayne County, Chester County, and Monroe County. The choice should align with the intended use, whether for crop production, livestock, or a combination of both. Property types may vary from undeveloped land to those with residential infrastructure such as a 1,431 sq ft - 3 bedroom home.
Financial Aspects
The financials related to purchasing a small farm in Tennessee are critical. Current listings show properties from as low as $179,000 to $1,500,000 with the price per acre varying widely. For instance, Monroe County offers 20 acres at $179,000, equating to $8,950 per acre. In contrast, a larger 247-acre property in Chester County is listed at $1,500,000, setting the approximate value at $6,073 per acre. Buyers should also be on the lookout for farms with owner financing terms, which might allow them to start with less upfront capital.
Legal and Status Issues
The legal status of the property must be investigated to ensure a clear title. Buyers should check for any foreclosed farms, which might offer financial benefits but also come with added risk and considerations. It's important to determine if there are any restrictions or easements on the property that could limit its use or impact future operations. Buyers should conduct due diligence to avoid any post-purchase legal complications.
Livestock and Agriculture
The Tennessee small farms market provides ample opportunities for livestock and agriculture enthusiasts. With diverse land options ranging from sprawling acreage to tailored plots, individuals can efficiently raise various livestock and manage successful farming operations.
Acreage for Goats and Sheep
When it comes to rearing goats and sheep, the amount of land available is crucial. Goats require approximately 10 to 15 acres for grazing to maintain good health and avoid overgrazing. Potential buyers will find properties in Tennessee that offer suitable acreage specifically for these purposes. For example, Monroe County listings include 31-acre and 20-acre tracts, which present optimal conditions for raising sheep and goats due to their size and the quality of pasture land available.
Poultry Farming Capabilities
For those interested in poultry farming, the infrastructure of the farm is as important as the land itself. Prospective farm owners should look for properties that already have, or allow the opportunity to construct, adequate housing for birds, such as chicken coops or larger poultry houses. Some properties for sale may already include these facilities. Given the variety of land for sale in Tennessee, from smaller acreages to larger farms, buyers can find suitable parcels for establishing or expanding poultry operations. The state's agricultural landscape supports a range of poultry ventures, from small-scale, backyard operations to larger, commercial farms.
Regional Opportunities
Tennessee presents a rich tapestry of small farm offerings across its diverse counties. The range of properties caters to various agricultural pursuits and lifestyle preferences, set within a state known for its scenic landscapes and agricultural heritage.
Counties with Small Farms for Sale
The market for small farms in Tennessee spans across numerous counties, each with its unique attributes. A few notable counties where buyers can find such properties include:
Morgan County: Prospective buyers can find farms such as a featured 69.4-acre property in Deer Lodge with a spacious home.
Williamson County: Known for its affluence and rapidly growing communities, farms on sale here, like a 37-acre property in Franklin, offer proximity to Nashville.
Hardin County: With riverfront towns like Savannah, Hardin County lists farms that blend rural charm with access to local amenities, including a 13-acre and a 68-acre property.
Wayne County: This county offers a substantial 321-acre farm, emphasizing the large-scale opportunities available even in the "small farms" category.
Monroe County: For those looking at smaller acreages, Monroe County features farms around 20 to 31 acres that could appeal to hobby farmers or those looking to manage a manageable parcel of land.
While the mentioned counties provide a snapshot, Tennessee is dotted with many other regions like Williamson and Hardin counties, hosting a variety of small farms. Each county's agricultural profile is influenced by its geography, climate, and local economy, affecting the viability of different types of farming practices, from livestock to crops and beyond.
The Buying Process
When purchasing a small farm in Tennessee, the process generally involves two main stages: locating the right property and finalizing the transaction. Each step is critical and requires careful attention to detail.
Search and Selection
Prospective buyers begin by identifying available properties that match their criteria. They often consider factors such as the minimum acreage, type of real estate (such as crop land, pasture land, or a mix), and whether the property has any commercial potential. Use of online land sale platforms and working with real estate agents who specialize in farm properties can make this task easier. Here’s how individuals typically approach this phase:
Determine Needs: Buyers should list their necessary features, such as minimum acreage or land type.
Property Search: Utilize online listings such as "LandSearch" or real estate websites like "realtor.com" to find available farms.
Site Visits: Schedule visits to properties that meet the requirements. Ensure thorough inspections to confirm the property aligns with ambitions and practical needs.
Negotiating and Closing
After selecting a farm, the buyer engages in the financial and legal aspects of the purchase. The negotiation process often includes an assessment of the property value against market prices and personal budget constraints. Key steps here include:
Offer: Buyers submit a written offer, which may include contingencies for financing, inspections, or sale of another property.
Agreement: If the seller accepts, both parties sign a purchase agreement outlining the terms of sale.
Due Diligence: This phase involves conducting detailed property inspections and confirming zoning laws, which is crucial for buyers with commercial aspirations.
Closing: Upon successful negotiations and inspections, closing includes signing the final paperwork, paying any remaining fees, and officially transferring ownership.
Purchasing a small farm involves considerable planning and negotiation, but with a systematic approach, buyers can successfully navigate the process.
