Tennessee
Sell your land in Anderson County for cash
Parcel Buyers buys vacant lots and land for cash in Anderson County, including rural land outside an available sewer main that needs a state septic permit. You get a written, no-obligation cash offer within 24 hours, and closings run through an independent, licensed title company, typically about 10 days after the purchase agreement is signed, with no fees or commissions.
By Parcel Buyers · · Lot figures from the 2026 Tennessee parcel and assessment data · How we made this page
Quick answers
- Who buys land for cash in Anderson County?
- Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in Anderson County, Tennessee, usually within 24 hours. Sales close through an independent title company, typically in about 10 days, with no fees or commissions to the seller.
- What did vacant lots in Anderson County sell for in 2025?
- In 2025, vacant lots in Anderson County sold for a median of $55,500 across 89 arm's-length sales; the middle half sold for $30,000 to $118,800.
- How many vacant lots are in Anderson County?
- The 2026 Tennessee parcel and assessment data lists 3,440 vacant residential lots in Anderson County; 14% are mini-estate (2-3 acres)s, and the median lot is 0.90 acre.
- How is a cash offer for land in Anderson County set?
- We start from recent sales of similar lots nearby, like the 2025 prices on this page, then adjust for water and sewer, road access, flood zone, lot size and any title issues, and for the time and cost of reselling. You get one written number, not a range.
- How do I know a land buyer in Anderson County is legitimate?
- A real buyer closes through an independent, licensed title company and never asks you to pay anything up front. We never charge sellers a fee, deposit or closing-cost advance, and the title company pays you by check or wire at closing.
- Who is buying lots in Anderson County?
- In 2025, companies bought 13% of the vacant lots that sold in Anderson County, including 3% bought by homebuilders. Individuals bought the rest.
- What was the median recorded 2025 sale price by lot size in Anderson County?
- The median recorded 2025 sale price for a mini-estate (2-3 acres) in Anderson County was $70,000 across 13 sales.
Local data
What is land in Anderson County worth?
In 2025, vacant lots in Anderson County sold for a median of $55,500 across 89 arm's-length sales; the middle half sold for $30,000 to $118,800. [1]
These are open-market sale prices. A direct cash offer is usually lower, because a cash buyer closes in days and takes on the time and cost of reselling the lot.
Recorded 2025 sale prices by lot size in Anderson County
| Lot-size class | 2025 sales | 2025 median lot sale |
|---|---|---|
| Mini-estate (2-3 acres)70,000–139,999 sq ft | 13 | $70,000 |
| 5-acre ranchette210,000–279,999 sq ft | 11 | $159,000 |
| Half-acre lot19,000–23,999 sq ft | 10 | $49,000 |
These are open-market sale prices. A direct cash offer is usually lower, because a cash buyer closes in days and takes on the time and cost of reselling the lot.
| Vacant residential lots | 3,440 parcels classified vacant residential on the 2026 Tennessee parcel and assessment data [1] |
|---|---|
| Most common lot size | Mini-estate (2-3 acres) (70,000–140,000 sq ft): 14% of vacant lots; next, half-acre lot at 9%. Median lot: 0.90 acre (39,120 sq ft). [1] |
| Typical appraised value | $41,300 median appraised value for a vacant lot; the middle half fall between $24,100 and $70,000 [1] |
| Recent lot sale prices | $55,500 median across 89 arm's-length sales of vacant lots in Anderson County (Jan 2025–Dec 2025); the middle half sold for $30,000–$118,800 [1] |
| Who bought lots in 2025 | Companies made 13% of those purchases, including 3% by homebuilders; individuals made the rest [1] |
| Owners who live elsewhere | 9% of vacant lots have an owner mailing address outside Tennessee (most often GA, FL, AZ) [1] |
| Assessor of Property | The Assessor of Property sets an appraised value on each parcel for the assessment roll, except public utility and railroad property. That appraised figure is not the taxable amount. [2] |
| When county taxes come due | The Trustee collects county property taxes. They are payable the first Monday in October and delinquent on March 1. The last day of February is the final day without interest, and 1.5% is added March 1 and on the first of each later month. [3],[13],[14],[15],[8] |
| Rural county tax rate | For the fiscal year that began July 1, 2025, Resolution 25-07-1222 lists the rural county levy at $1.50376 per $100 of taxable value. Land inside a city limit can carry a different county levy. [7] |
| Delinquent-tax auction | The Clerk and Master files the county's delinquent-tax suits and can auction the land if the bill stays unpaid. After the court confirms a sale, redemption is one year when the taxes were late for five years or less. [4],[16] |
| Register of Deeds | Deeds are recorded with the Register of Deeds. Images from January 1, 1990 are free to view online. A certified copy at the office is $1 a page, and a plat is $5. The office does not run title searches. [5],[9] |
| State septic permit | A new septic system needs a TDEC construction permit. A conventional permit is $400 for up to 1,000 gallons a day, plus a $100 inspection. This county is not one of the nine contract counties that may require an extra local permit. [12],[10] |
| Clinch River water authority | Anderson County Water Authority serves unincorporated areas and draws its main supply from the Clinch River. A 3/4-inch meter is $21 a month plus $6.20 per 1,000 gallons. A water tap and a sewer tap are $1,500 each. [17],[18] |
| Zoning outside city limits | The zoning resolution, adopted in 1977 and amended November 17, 2025, applies outside an incorporated city or town. A new A-1 lot cannot go below 20,000 square feet. In A-2, no public water means 20,500 square feet. [11] |
| Norris Reservoir | Norris Reservoir extends into Anderson County and has 809 miles of shoreline. TVA divides 27,926.8 acres around it among conservation, operations, recreation and shoreline-access zones, so lake-adjacent land use depends on the TVA allocation. [22] |
| 2025 sale price by lot size | The median recorded 2025 sale price for a mini-estate (2-3 acres) in Anderson County was $70,000 across 13 sales. [1] |
Where we buy
Areas we cover in Anderson County
- Clinton
347vacant lots
These pages cover the largest lot markets in Anderson County. We buy land anywhere else in the county too: send the parcel details through the form below.
Selling here
How selling land works in Anderson County
Rural water starts in the Clinch River
Rural water for unincorporated land is drawn from the Clinch River. Anderson County Water Authority was created by Private Act No. 40, approved July 16, 2007, and it began major operations on January 1, 2009. It supplies water and collects wastewater in unincorporated areas, and its primary source is the Clinch River. Posted rates put a 3/4-inch meter at $21 a month plus $6.20 per 1,000 gallons. Installing that meter, and tapping a sewer main, each cost $1,500 before any extra construction. The authority offers sewer only where it is available, so a vacant lot can still have no hookup. We buy vacant lots and land for cash, including lots with no water, sewer or road work. We check utilities, access and title on every parcel before offering. [17],[18],[19]
Septic permits come from the state
A new septic system needs a state construction permit from TDEC's Division of Water Resources, not a county health desk. The permit covers a new subsurface system and a repair of a faulty one. A conventional permit is $400 for a design flow up to 1,000 gallons a day, and the construction inspection is $100. An alternative-system permit is $500 up to that same flow. Review generally takes about 10 days and must finish within 45 days of the date the application was submitted. TDEC lists nine contract counties that may require an extra local permit, and this county is not on that list. For a new home, a mobile home, or an added bedroom or bath, the county building office wants a septic layout from TDEC before it takes the packet. In the non-annexed county, a building permit is required for a structure over 100 square feet or costing $1,000 or more, and processing can take up to 3 days. [12],[10]
County zoning stops at the city limit
County zoning covers land outside an incorporated city or town, not land inside one. The zoning resolution, adopted in 1977 and amended November 17, 2025, regulates land outside municipal corporations. The planning office handles planning and zoning, and building staff supervise construction only in the non-annexed parts. Inside a city or town limit, that municipality's permit office applies. In the A-1 district, a new lot cannot be under 20,000 square feet. In A-2 the floor is the same, but a lot without public water must be at least 20,500 square feet. In A-2, an older lot of record with no public water can hold one dwelling only if it is at least one acre. The most common vacant lot is a mini-estate (2-3 acres), 14% of vacant lots. The median lot is 0.90 acres (39,120 square feet). [11],[6],[10]
Unpaid taxes go to a Chancery auction
Unpaid taxes can end in a Chancery Court auction. The Trustee collects the bill. Taxes are payable the first Monday in October and delinquent on March 1, and 1.5% interest is added that day and on the first of each later month. The Clerk and Master, who keeps the Chancery Court records, files those cases and can auction the property if the bill stays unpaid. After the court confirms the sale, redemption is one year when the taxes were delinquent for five years or less. It is 180 days if the gap is more than five years but under eight, and 90 days at eight years or more. If the court finds the parcel vacant, or that vacant land is abandoned, the window can be 30 days. It is never more than one year from the confirmation order. [3],[13],[14],[15],[4],[16]
Melton Hill moves less than two feet a day
Melton Hill Reservoir is on the Clinch River, and the pool usually moves less than two feet in a day. TVA finished the dam in 1963. It is 103 feet high and 1,020 feet across the river. The pool runs almost 57 miles upstream and covers 5,470 acres. The level usually stays between elevation 793 and 795. Much of the northwest shore is United States Department of Energy property. The state advises against eating catfish here because of PCB contamination. A river lot is not automatically in a flood zone. Anderson County maps show flood layers. Work in a special flood hazard area must follow Resolution 268, and fill in a floodplain follows Resolution 191. Median appraised value is $41,300 (middle half $24,100–$70,000). Lot-sale median is $55,500 across 89 sales (middle half $30,000–$118,800). That median is not an exact market price, and the count is not every 2025 lot sale. [20],[21],[6],[11]
Step by step
How do I sell my land in Anderson County?
From your first message to money in hand, with nothing left out. Requesting an offer costs nothing and commits you to nothing.
See every detail of the process-
Tell us about your land
Fill out the short form (about 60 seconds) or email us. A land specialist reaches out to confirm the details, usually the same business day.
-
Get your cash offer within 24 hours
We review the property and send a written, no-obligation cash offer within 24 hours. It is a real number, not a range. Take it or leave it, with no pressure either way.
-
Sign electronically
If you accept, everyone signs the purchase agreement electronically. There is nothing to print or mail at this stage.
-
We inspect, the title company verifies
Our team inspects the land and an independent title company runs a title search for liens or taxes owed. If the land does not pass inspection, you are never charged anything.
-
Close and get paid
The title company prepares the closing documents for notarization and issues your funds by standard check, overnight check, or wire transfer. A typical sale closes in 10 days.
Questions
Selling land in Anderson County: common questions
Who issues a septic permit on unincorporated land?
The Tennessee Department of Environment and Conservation, Division of Water Resources. A new system, or a repair, needs that construction permit before work starts. A conventional permit is $400 up to 1,000 gallons a day, plus a $100 inspection. An alternative system is $500 at that flow. The county building office also asks for the TDEC layout before it accepts a permit for a new home, a mobile home, or an added bedroom or bathroom.
Can I sell if the property taxes are behind?
Yes. You can sell while the taxes are still unpaid. The Trustee collects until the account is turned over for suit, and the Clerk and Master can later auction the land. Interest runs at 1.5% a month starting March 1. Liens or back taxes can be paid from the sale proceeds at closing, with the seller's consent. The only contingency is our land inspection, and a failed inspection costs the seller nothing.
Which office records the deed when the land sells?
The Register of Deeds. Documents recorded since January 1, 1990 can be viewed online at no charge. A certified copy made in the office is $1 per page, and a plat is $5. Staff will not prepare the deed or run a title search. Closing runs through an independent, licensed title company. There are no fees or commissions, and we cover closing costs.
Does a lot inside a city limit use the county building office?
No. County building staff supervise construction in the non-annexed parts of the county. Inside a city limit, that city's permit office handles the building permit. County zoning also stops at the municipal line, because the zoning resolution regulates land outside municipal corporations. Where there is no public sewer, the state septic permit can still apply, because TDEC issues it.
Do I need a new survey before I sell?
The cited Register of Deeds FAQ does not say a new survey is required to record a deed. It says the office usually cannot provide a survey, records subdivision plats, and only rarely has a survey on file. Closing runs through an independent, licensed title company, which decides whether the recorded legal description or plat is enough to close. We offer electronic signing, mail-away closings and payment by check or wire.
What does an empty rural lot cost to hold each year?
At least the county property tax. For the fiscal year that began July 1, 2025, rural land is taxed at $1.50376 per $100 of taxable value. The bill is payable the first Monday in October and delinquent on March 1. If water service is active, the posted 3/4-inch-meter rate adds a $21 monthly charge before usage. The tax repeats until the lot is sold.
Owner resources
Guides for your situation
- Can You Build on a Vacant Lot?
Maybe. A vacant lot is buildable only if the proposed use fits the rules that apply to that parcel and the site can satisfy access, utility, environmental, and permit requirements. Start with the local planning or zoning office, confirm that the parcel is a legal lot, and get a written parcel-specific answer. A zoning label or tax parcel number alone is not approval to build.[1][2]
- How to Sell Land in a Flood Zone
Flood-zone land can be sellable and sometimes buildable. A FEMA flood zone describes mapped risk; it is not a building permit. The buyer must verify the current effective Flood Insurance Rate Map and any map changes, then ask the local floodplain administrator what elevation, floodway, coastal, permit, and design rules apply.[1][2][4] Vacant land itself is not covered by an NFIP policy; flood insurance covers qualifying buildings and contents, not land value.[5][6]
- Cash Buyer vs. Realtor vs. FSBO for Land
No path always nets the most. A land agent can market the parcel broadly, FSBO can avoid hiring a listing agent but shifts the sale work to the owner, and accepting a direct cash offer can avoid public marketing and buyer mortgage approval. Compare written net proceeds, contingencies, closing costs, timing, and your workload—not the headline offer alone. Title problems can delay any route.
Your written offer
Get your cash offer
Four short steps, about 60 seconds. We review your property and send a written, no-obligation cash offer within 24 hours. You can take it or leave it.
What happens after you send this
- A land specialist reaches out, usually the same business day, to confirm the details.
- You get a written cash offer within 24 hours: a real number, not a range.
- You decide. Requesting an offer costs nothing and commits you to nothing.
You will never be asked to pay us anything. No deposit, no processing fee, no closing-cost advance.
How we made this page
Parcel Buyers is a land-buying company based in Florida. We buy vacant land directly from owners and publish these local pages so owners can see what land in their area is doing before they sell, to us or anyone else. We count the tax-roll figures ourselves from state data, take local rules and fees from the official sources listed below, and use AI tools to help research and draft the text. Every number links to its source, and we update the page when the data changes.
Method and sources
Parcel and assessment figures cover all parcels in Anderson County. Source [1] is our own count of the Tennessee Comptroller of the Treasury's county parcel and assessment files (assessment data dated August 28, 2026): a vacant lot is a residential parcel with no buildings, mobile home or improvement value; values are the county assessor's appraised (market) value; sale prices count only 2025 warranty-deed sales of a single lot that was vacant when it sold, at $1,000 or more, with bulk deeds and development-land deals removed. Treat medians as a guide to recent recorded amounts, not as an offer or an appraisal. Page updated October 2, 2026. Lot-size sale rows use the same qualified 2025 sale cohort and canonical square-foot classes; classes with fewer than 10 sales are omitted.
- [1] Tennessee Comptroller of the Treasury (data); Parcel Buyers (analysis), Tennessee Comptroller of the Treasury, Office of Local Government parcel and assessment data (accessed 2026-10-01)
- [2] Anderson County, Tennessee, Assessor of Property (accessed 2026-09-30)
- [3] Anderson County, Tennessee, Trustee (accessed 2026-09-30)
- [4] Anderson County, Tennessee, Clerk and Master (accessed 2026-09-30)
- [5] Anderson County, Tennessee, Register of Deeds (accessed 2026-09-30)
- [6] Anderson County, Tennessee, Planning and Development (accessed 2026-09-30)
- [7] Anderson County, Tennessee, FY 2025-2026 annual budget, Resolution 25-07-1222 (accessed 2026-09-30)
- [8] Anderson County Assessor of Property, Assessment calendar (accessed 2026-09-30)
- [9] Anderson County Register of Deeds, Register of Deeds frequently asked questions (accessed 2026-09-30)
- [10] Anderson County Office of Planning and Development, Building and Codes (accessed 2026-09-30)
- [11] Anderson County Office of Planning and Development, Zoning Resolution of Anderson County, Tennessee, amended November 17, 2025 (accessed 2026-09-30)
- [12] Tennessee Department of Environment and Conservation, Septic system construction permit (accessed 2026-09-30)
- [13] University of Tennessee County Technical Assistance Service, Tax due date (accessed 2026-09-30)
- [14] University of Tennessee County Technical Assistance Service, Delinquency date (accessed 2026-09-30)
- [15] University of Tennessee County Technical Assistance Service, Interest on delinquent taxes (accessed 2026-09-30)
- [16] University of Tennessee County Technical Assistance Service, Redemption after a delinquent tax sale (accessed 2026-09-30)
- [17] Anderson County Water Authority, About Anderson County Water Authority (accessed 2026-09-30)
- [18] Anderson County Water Authority, Water and sewer rates and fees (accessed 2026-09-30)
- [19] Anderson County Water Authority, Sewer information (accessed 2026-09-30)
- [20] Tennessee Valley Authority, Melton Hill (accessed 2026-10-02)
- [21] Tennessee Wildlife Resources Agency, Melton Hill Reservoir fishing (accessed 2026-09-30)
- [22] Tennessee Valley Authority, Norris Reservoir Land Management Plan (accessed 2026-10-01)