Parcel Buyers LLC Get my cash offer

Bedford County, Tennessee

Sell your land in Shelbyville for cash

Parcel Buyers buys vacant lots in Shelbyville for cash, including quarter-acre lots that may still need a city water and sewer tap or 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.

Get my cash offer See Shelbyville lot data Or call (239) 893-7771

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 Shelbyville?
Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in Shelbyville, Bedford County, 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 Shelbyville sell for in 2025?
In 2025, vacant lots in Shelbyville sold for a median of $53,500 across 12 arm's-length sales; the middle half sold for $32,500 to $88,200.
How many vacant lots are in Shelbyville?
The 2026 Tennessee parcel and assessment data lists 372 vacant residential lots in Shelbyville; 18% are quarter-acre lots, and the median lot is 0.43 acre.
How is a cash offer for land in Shelbyville 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 Shelbyville 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 Shelbyville?
In 2025, companies bought 42% of the vacant lots that sold in Shelbyville, including 8% bought by homebuilders. Individuals bought the rest.

Local data

Shelbyville land at a glance

Tax-roll figures cover parcels on the Bedford County roll whose community code is Shelbyville in Bedford County. Local rules and services are sourced below.

Shelbyville vacant land facts
Vacant residential lots 372 parcels classified vacant residential on the 2026 Tennessee parcel and assessment data [1]
Most common lot size Quarter-acre lot (9,000–13,000 sq ft): 18% of vacant lots; next, half-acre lot at 10%. Median lot: 0.43 acre (18,720 sq ft). [1]
Typical appraised value $47,600 median appraised value for a vacant lot; the middle half fall between $37,400 and $70,000 [1]
Recent lot sale prices $53,500 median across 12 arm's-length sales of vacant lots in Shelbyville (Jan 2025–Nov 2025); the middle half sold for $32,500–$88,200 [1]
Who bought lots in 2025 Companies made 42% of those purchases, including 8% by homebuilders; individuals made the rest [1]
Owners who live elsewhere 4% of vacant lots have an owner mailing address outside Tennessee (most often GA, TX, AL) [1]
Bedford County community code These figures are parcels on the Bedford County roll whose community code is Shelbyville. A community-code parcel can sit outside the city, and building permits then come from the county. [12]
Incorporated city and county seat Shelbyville is an incorporated city and the county seat of Bedford County. The incorporation date is February 1, 1819. City utilities are electric, garbage, sewer, and water. [2],[3]
Permits inside the city limit Inside the city, Building and Codes requires a permit for work under the 2018 International Code. On the fee schedule amended March 1, 2017, a valuation under $1,000 is a $20 fee. [13],[14]
City water and sewer taps A new house must line up water and sewer taps with Shelbyville Power Water and Sewer Systems. The city holds the certificate of occupancy until that utility's hook-up inspection is on file. [15]
Septic permit if there is no sewer A new home without sewer needs a state septic permit. TDEC charges $400 for a conventional construction permit up to 1,000 gallons a day, plus a $100 construction inspection. [20],[19],[18]
Duck River flood floor height USGS gauges the Duck River at Shelbyville. Drainage area there is 425 square miles. In city AE flood zones, the lowest floor must be at least 1 foot above the base flood elevation. [16],[17]
2025 city and county tax rates For 2025, the city rate is $1.4800 and the county rate is $2.3252 per $100 of assessed value, $3.8052 combined. Residential property is assessed at 25% of appraised value. [4],[5]
Deeds and the county tax bill Deeds are recorded with the Bedford County Register of Deeds. That office is at 100 West Side Square, in the county seat. The County Trustee bills and collects the county property tax. [7],[8],[6]
Duck River A 2025 TDEC notice says Shelbyville Power, Water and Sewerage Systems proposed increasing its raw-water withdrawal for public supply to 10 million gallons per day from the Duck River in Shelbyville. [21]
Aerial photo of Shelbyville, Tennessee, with the community's outline drawn on it
Shelbyville, Tennessee aerial: 2021 aerial imagery. Outline: U.S. Census Bureau boundary of Shelbyville. Imagery: USDA NAIP via USGS The National Map.
Quarter-acre lot 18% Half-acre lot 10% Sub-half-acre lot 9% Third-acre lot 9% All other sizes 54%
Vacant residential lots in Shelbyville by lot size, 2026 Tennessee parcel and assessment data [1]. Quarter-acre lot 18%, Half-acre lot 10%, Sub-half-acre lot 9%, Third-acre lot 9%, All other sizes 54%.

Pricing

What is a lot in Shelbyville worth?

In 2025, vacant lots in Shelbyville sold for a median of $53,500 across 12 arm's-length sales; the middle half sold for $32,500 to $88,200. [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.

What moves the price in Shelbyville

A sewer tap and a septic permit are different costs

A lot with no sewer costs a builder more than a lot on city sewer. The new-house checklist says to contact Shelbyville Power Water and Sewer Systems about water and sewer taps, and it holds the certificate of occupancy until that utility's hook-up inspection is on file. The city plumbing fee for that utility, on the schedule amended March 1, 2017, is $10 plus $5 for each water, sewer, or backflow device. That is a permit fee, not the tap price. The checklist also sends the owner to the county for facilities-privilege-tax paperwork before the city issues the permit. A county new-home permit needs a septic permit or verification from TDEC's Columbia Field Office. A conventional construction permit is $400 up to 1,000 gallons a day, plus a $100 construction inspection. A state scientist visits the site and may ask for a soils map. A complete application can take up to 45 days. [15],[14],[20],[19],[18]

Duck River flood zones raise the floor

A low lot near the river can cost more to build on because the floor has to sit above flood height. The U.S. Geological Survey gauges the Duck River at Shelbyville, in Bedford County, and lists a drainage area of 425 square miles. Inside the city, the flood ordinance covers the incorporated area and adopts FEMA flood maps dated August 2, 2007. In AE zones, the lowest floor, including a basement, must be "elevated to no lower than one foot (1') above the base flood elevation." If no base flood elevation is available, the lowest floor must be at least 3 feet above the highest adjacent grade. The city checklist says to check the FEMA map and, if an elevation certificate is required, to file it before the rough-in framing inspection. Extra fill or a taller foundation changes what a builder will pay. [16],[17],[15]

Lot size and 2025 sales are a starting point

Recent lot sales are a starting point, not a cash offer. The most common vacant residential lot here is a quarter-acre lot, and that size is 18% of the 372 vacant lots. The median lot is 0.43 acres, about 18,720 square feet. From January through November 2025, 12 warranty-deed lot sales had a median of $53,500, and the middle half sold in a range of $32,500–$88,200. That count is not every 2025 sale, and the median is not an exact market price. The median appraised value of these vacant lots is $47,600, and the middle half of appraisals runs $37,400–$70,000. Appraised value is the assessor's market appraisal. It is not the assessed value on the tax bill, and it is not a sale price. [1]

City and county tax is the yearly holding cost

The yearly cost of an empty lot is the property tax, figured on assessed value, not the full appraisal. For 2025, the Comptroller lists the city rate at $1.4800 and the county rate at $2.3252 per $100 of assessed value, or $3.8052 combined inside the city. Residential property is assessed at 25% of appraised value. For the fiscal year that began July 1, 2026, the county commission adopted a certified county rate of $1.5083 per $100 of assessed value. That replaces the 2025 county rate. It is not a new city rate. The County Trustee bills and collects the county tax. February 28 is the last day to pay the prior year's tax without interest, and March 1 is the delinquency date. Interest of 1.5% is added then, and again on the first day of each following month. [4],[5],[6],[11],[9]

Common situations

Selling land in Shelbyville in these situations

The lot has no sewer tap

Yes. You can sell a lot that has no sewer tap. Inside the city, a future house still has to get water and sewer taps from the city utility, and the checklist will not release a certificate of occupancy without that utility's hook-up inspection. A lot with no sewer line may need a TDEC septic permit and a site visit instead. We buy vacant lots and land for cash, including lots with no water, sewer or road work. The only contingency is our land inspection, and a failed inspection costs the seller nothing. We check utilities, access and title on every parcel before offering. [15],[18]

You inherited a lot still in the estate

Yes. You can sell a lot you inherited, even when the recorded owner is a relative who has died. Deeds here are recorded with the Bedford County Register of Deeds. The register keeps a public record of deeds and other papers that affect ownership, and that office is in the county seat. Closing runs through an independent, licensed title company, which tells you what it needs to pass title, such as a death certificate or a court order. We offer electronic signing, mail-away closings and payment by check or wire. [7],[8]

The property taxes have fallen behind

Yes. You can still sell if the taxes are behind. February 28 is the last day to pay the prior year's county tax without interest. On March 1 the tax is delinquent, and interest of 1.5% is added, then again on the first of each month. The trustee cannot waive that interest. If the delinquency goes to a tax sale, the usual right to redeem lasts one year from the court order confirming the sale, unless the court sets a shorter period before the sale. Liens or back taxes can be paid from the sale proceeds at closing, with the seller's consent. [11],[9],[10],[6]

You live in another state

Yes. You can sell if you live in another state. 96% of vacant-lot owners in this community-code set have a Tennessee mailing address, 4% have an address in another state, and 0% are outside the United States. You do not have to travel here to sign. We offer electronic signing, mail-away closings and payment by check or wire, with closing through an independent, licensed title company. [1]

Step by step

How do I sell my land in Shelbyville?

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

  1. 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.

  2. 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.

  3. Sign electronically

    If you accept, everyone signs the purchase agreement electronically. There is nothing to print or mail at this stage.

  4. 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.

  5. 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 Shelbyville: common questions

Can I sell my lot if it has no city sewer tap?

Yes. A missing sewer tap does not stop a sale. The city checklist still requires water and sewer hook-up inspections before a new house can get a certificate of occupancy. Outside the city, the county asks for a septic permit or verification from TDEC's Columbia Field Office before it permits a new home. A conventional septic construction permit is $400 up to 1,000 gallons a day, plus a $100 inspection, and a state scientist evaluates the site. 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.

Who issues a building permit, the city or the county?

The city issues the permit inside the city limit, and the county issues it outside that limit. City Building and Codes requires a permit for work covered by the 2018 International Code. Its posted schedule, amended March 1, 2017, starts at $20 when the valuation is under $1,000, and the fee can double, at the city's discretion, if work starts without a permit. Residential plumbing on that schedule is $100. The county codes office covers unincorporated areas and says the city keeps its own building codes department.

What happens if I stop paying the tax on an empty lot?

The bill does not go away. February 28 is the last day to pay the prior year's tax without interest, and March 1 is the delinquency date. Interest of 1.5% is added on March 1 and on the first day of each month after that. The trustee cannot waive it. A later tax sale is confirmed by a court order. Unless that court sets a shorter time, the owner has one year from the order to redeem the lot by paying the taxes, interest, and costs.

Does a lot near the Duck River need a higher floor?

Yes, if the FEMA map puts the lot in a special flood hazard area inside the city. The flood ordinance adopts FEMA maps dated August 2, 2007, and it applies inside the city limit. In an AE zone the lowest floor, basement included, must be at least 1 foot above the base flood elevation. If no base flood elevation is available, the rule is at least 3 feet above the highest adjacent grade. The building checklist also says to check the FEMA map before a permit is issued.

How is the tax on an empty lot figured?

Start with appraised value, not the tax rate. Residential property is assessed at 25% of appraised value, and the rate applies to each $100 of that assessed value. For 2025 the city rate is $1.4800 and the county rate is $2.3252, or $3.8052 combined inside the city. The median appraised value here is $47,600. That figure is an appraisal, not the assessed value and not a sale price. For the year that began July 1, 2026, the county rate adopted by the commission is $1.5083.

Do I need a survey before I sell my lot?

The cited city checklist addresses a foundation survey for new construction; it does not say a survey is required to sell a vacant lot. It also says to check the FEMA map and to file an elevation certificate, if one is required, before the rough-in framing inspection. We check utilities, access and title on every parcel before offering. Closing runs through an independent, licensed title company, which decides what the closing needs.

Owner resources

Guides for your situation

  • Can You Sell Land With a Lien?

    Yes. Land with a lien can often be sold, but signing a deed does not by itself erase a valid claim. The lien may need to be paid, released, discharged, or otherwise resolved under the law that applies. With the seller's consent, an approved payoff can come from sale proceeds at closing. If the balance or lien is wrong, dispute it before closing and require proof of the cure.

  • How Cash Land Buyers Price Offers

    A cash-land offer may start with verified sales of land with similar use, then adjust those sales for meaningful differences.[1] Buyers may also account for access, utilities, legal use, size, shape, flood and soil questions, title issues, demand, and costs and risk they will carry. No universal assessed-value percentage applies. Compare each written offer by expected net proceeds, contingencies, seller work, and timing—not one asking price or headline number.

  • Selling Land With Boundary or Survey Problems

    Land with a boundary or survey problem can still be offered for sale, but closing may depend on how the buyer, lender, and title insurer handle it. The contract and closing requirements determine whether a survey is needed. A fence does not by itself establish the record boundary. A survey can identify gaps, overlaps, occupation lines, and encroachments; a competing Florida title claim may require a quiet-title action.[1][6][7]

More places in Bedford County

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

  1. A land specialist reaches out, usually the same business day, to confirm the details.
  2. You get a written cash offer within 24 hours: a real number, not a range.
  3. 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.

What kind of land do you own?

No obligation. No fees. Prefer email? Write to info@theparcelbuyers.com.

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Nearby areas we buy

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 parcels on the Bedford County roll whose community code is Shelbyville. 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.

  1. [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. [2] University of Tennessee Municipal Technical Advisory Service, Shelbyville municipal directory (accessed 2026-09-30)
  3. [3] University of Tennessee Extension, Bedford County, About Bedford County (accessed 2026-09-30)
  4. [4] Tennessee Comptroller of the Treasury, 2025 Tax Aggregate Report of Tennessee (accessed 2026-09-30)
  5. [5] Bedford County, Fiscal year 2026-27 budget and certified tax rate (accessed 2026-09-30)
  6. [6] Bedford County, Bedford County Trustee (accessed 2026-09-30)
  7. [7] University of Tennessee County Technical Assistance Service, Duties of the Register of Deeds (accessed 2026-09-30)
  8. [8] Bedford County, Register of Deeds contact (accessed 2026-09-30)
  9. [9] University of Tennessee County Technical Assistance Service, Interest on delinquent property taxes (accessed 2026-09-30)
  10. [10] University of Tennessee County Technical Assistance Service, Redemption after a property tax sale (accessed 2026-09-30)
  11. [11] Tennessee Comptroller of the Treasury, Property tax assessment schedule (accessed 2026-09-30)
  12. [12] Bedford County, Obtaining a zoning permit (accessed 2026-09-30)
  13. [13] City of Shelbyville, Building and Codes Department (accessed 2026-09-30)
  14. [14] City of Shelbyville Building and Codes Department, Building permit fee schedule, amended March 1, 2017 (accessed 2026-10-02)
  15. [15] City of Shelbyville Building and Codes Department, Checklist before a new residential building permit (accessed 2026-09-30)
  16. [16] U.S. Geological Survey, Duck River at Shelbyville, Tennessee, station 03597860 (accessed 2026-10-02)
  17. [17] University of Tennessee Municipal Technical Advisory Service, Shelbyville municipal code, flood damage prevention (accessed 2026-09-30)
  18. [18] Tennessee Department of Environment and Conservation, Subsurface sewage disposal system frequently asked questions (accessed 2026-09-30)
  19. [19] Tennessee Department of Environment and Conservation, Septic system construction permit (accessed 2026-10-02)
  20. [20] Bedford County Codes Department, Apply for a building permit (accessed 2026-09-30)
  21. [21] Tennessee Department of Environment and Conservation, Public Hearing for ARAP Permit NRS21.274 (accessed 2026-10-01)