Benton County, Tennessee
Sell your land in Sugar Tree Resort for cash
Parcel Buyers buys vacant lots for cash in Sugar Tree Resort, where the EPA's Sugar Tree Land Development water-system record has been inactive since 1994 and a new house using septic needs a state 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 Sugar Tree Resort?
- Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in Sugar Tree Resort, Benton 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 Sugar Tree Resort sell for in 2025?
- In 2025, vacant lots in Sugar Tree Resort sold for a median of $4,500 across 35 arm's-length sales; the middle half sold for $3,200 to $6,300.
- How many vacant lots are in Sugar Tree Resort?
- The 2026 Tennessee parcel and assessment data lists 1,152 vacant residential lots in Sugar Tree Resort; 33% are sub-half-acre lots, and the median lot is 0.40 acre.
- How is a cash offer for land in Sugar Tree Resort 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 Sugar Tree Resort 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 Sugar Tree Resort?
- In 2025, companies bought 6% of the vacant lots that sold in Sugar Tree Resort. Individuals bought the rest.
Local data
Sugar Tree Resort land at a glance
Tax-roll figures cover parcels on the Benton County roll whose subdivision name is Sugar Tree Resort / Sugar Tree / Sugar Tree Res in Benton County. Local rules and services are sourced below.
| Vacant residential lots | 1,152 parcels classified vacant residential on the 2026 Tennessee parcel and assessment data [1] |
|---|---|
| Most common lot size | Sub-half-acre lot (16,000–19,000 sq ft): 33% of vacant lots; next, third-acre lot at 26%. Median lot: 0.40 acre (17,520 sq ft). [1] |
| Typical appraised value | $5,800 median appraised value for a vacant lot; the middle half fall between $4,900 and $6,200 [1] |
| Recent lot sale prices | $4,500 median across 35 arm's-length sales of vacant lots in Sugar Tree Resort (Jan 2025–Dec 2025); the middle half sold for $3,200–$6,300 [1] |
| Who bought lots in 2025 | Companies made 6% of those purchases; individuals made the rest [1] |
| Owners who live elsewhere | 40% of vacant lots have an owner mailing address outside Tennessee (most often MO, FL, AL) [1] |
| Roll scope, not a city | CTAS lists Camden and Big Sandy as Benton County's incorporated municipalities, not Sugar Tree Resort. The county register records plats and deeds. These figures cover roll parcels whose subdivision name is Sugar Tree Resort, Sugar Tree, or Sugar Tree Res. [2],[3],[1] |
| County opted out of house codes | As of August 21, 2026, Benton County is an opt-out county, so it does not enforce statewide standards for one- and two-family homes. An owner may still ask the State Fire Marshal for an inspection. [4],[5] |
| No county building-permit office | A resolution in the September 21, 2026 commission agenda states that the unincorporated area has no countywide zoning and no building official or codes-permits office. [6] |
| State septic permit and fees | Benton County is not one of the nine contract counties that TDEC says may require an additional permit. A new conventional system is $400 up to 1,000 gallons a day, plus a $100 inspection. [7] |
| Old water system is inactive | EPA lists Sugar Tree Land Development, PWSID TN0000675, city Sugar Tree, ZIP 38380, with a deactivation date of March 1, 1994. Its geographic record lists Benton as the county served. [8],[9] |
| Tax due date and 1.5% interest | County taxes are due the last day of February. A postmark that day counts. Interest of 1.5% is added on March 1 and on the first of each month after that. [10] |
| 2026 rate is on taxable value | The August 4, 2026 levy resolution sets $1.7066 per $100 of taxable property. The highway share is $0.0512. Residential and farm property is assessed at 25% of appraised value, not on the full appraisal. [11],[12] |
| River border is not lot frontage | Benton County borders the western branch of the Tennessee River. The county page describes the county boundary; it does not identify frontage for any Sugar Tree Resort parcel. [14] |
| Kentucky Lake | TDEC's 2005 Kentucky Lake watershed plan includes part of Benton County. TWRA lists Kentucky Reservoir's full pool at 359 feet and its winter pool at 354 feet. Those reservoir-wide figures do not identify frontage for a specific parcel. [18],[19] |
Pricing
What is a lot in Sugar Tree Resort worth?
In 2025, vacant lots in Sugar Tree Resort sold for a median of $4,500 across 35 arm's-length sales; the middle half sold for $3,200 to $6,300. [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 Sugar Tree Resort
County tax and residential code rules
Sugar Tree Resort is not one of the two incorporated municipalities CTAS lists for Benton County. The county register records deeds and plats, while the roll groups these parcels under Sugar Tree Resort, Sugar Tree, or Sugar Tree Res. The August 4, 2026 levy resolution sets a combined county rate of $1.7066 per $100 of taxable property for the year beginning July 1, 2026. The Highway Department share is $0.0512, but that budget line does not identify which subdivision streets the county maintains. Benton is also listed as an opt-out jurisdiction for one- and two-family residential code enforcement, and the September 21 commission agenda says the unincorporated area has no county building official or codes-permits office. State septic rules still apply. We check utilities, access and title on every parcel before offering. [2],[3],[11],[4],[6],[1]
Inactive water system and a septic permit
The EPA inventory does not show a live system under the name Sugar Tree Land Development. That record, PWSID TN0000675, lists the city as Sugar Tree, ZIP 38380, and the county served as Benton. It was deactivated on March 1, 1994, with a listed population served of 200. That name is not proof this subdivision was on the system, and the 1994 record is not a live tap. Do not price a vacant lot as if that system still delivers water. A new house needs a current water source. Sewage is separate. Benton County is not one of the nine contract counties TDEC lists, so the state issues the construction permit. A new conventional system is $400 for a design flow up to 1,000 gallons a day, plus $100 for the construction inspection. An alternative system is $500, plus a $200 inspection. Review generally takes 10 days and must finish within 45 days. [8],[9],[7]
Small lots, appraisal, and the deed oath
Most vacant lots here are small, and the appraised value is not the tax bill or a sale price. The most common size is a sub-half-acre lot, 33% of the vacant residential lots, and the median lot is 0.40 acres, or 17,520 square feet. Median appraised value is $5,800; the middle half is $4,900–$6,200. That is the assessor's market appraisal, not the assessed or taxable value. The 2025 lot-sale set has 35 sales, median $4,500, middle half $3,200–$6,300. Each sale is a warranty deed, the lot was vacant, one parcel per deed, $1,000 or more, and it is only the most recent accepted sale, not every sale in 2025. The Department of Revenue requires an oath of "the actual consideration or value, whichever is greater," so the recorded amount is not always the price two parties agreed, and the median is not an exact market price. [12],[13],[15],[1]
Yearly tax on lots owned out of state
Owners who live out of state still owe the yearly tax on a lot they may never build on. 40% of vacant-lot owners have a mailing address outside Tennessee, and Missouri is the largest out-of-state group. The typical lot is a sub-half-acre lot. County taxes are due the last day of February. A postmark on that day counts. Interest of 1.5% is added on March 1 and again on the first of each month after that. The September 21 commission agenda says the unincorporated county has no building official or codes-permits office. If someone later builds, the site still needs a current water plan and, when applicable, a state septic permit. [10],[6],[7],[1]
Common situations
Selling land in Sugar Tree Resort in these situations
The lot has no water tap and no sewer
Yes. You can sell a lot that has no water tap and no sewer. We buy vacant lots and land for cash, including lots with no water, sewer or road work. The Sugar Tree Land Development record in the EPA inventory was deactivated on March 1, 1994. That 1994 record is not a live tap. A later house still needs a current water source and, if it is not on sewer, a state septic permit. A conventional permit is $400 plus a $100 inspection. Missing utilities change what a builder can pay. They do not block a cash sale. We check utilities, access and title on every parcel before offering. The only contingency is our land inspection, and a failed inspection costs the seller nothing. [8],[7]
The county taxes have fallen behind
Yes. You can still sell if the county taxes have fallen behind. Benton County property taxes are due the last day of February, and interest of 1.5% starts on March 1, then again on the first of each following month. When a suit is filed to enforce the lien, state law adds a 10 percent penalty and court costs. After a confirmed tax sale, the usual redemption period is one year if the delinquency is five years or less. It can be shorter. Vacant land a court finds abandoned can have a 30-day redemption period, so a notice should not sit unopened. Liens or back taxes can be paid from the sale proceeds at closing, with the seller's consent. [10],[17],[16]
You live out of state and have not visited
Yes. You can sell from another state without visiting the lot. 40% of the owners of these vacant lots use a mailing address outside Tennessee, and Missouri is the largest of those groups. We offer electronic signing, mail-away closings and payment by check or wire, with closing through an independent, licensed title company. Closing is typically about 10 days after the purchase agreement is signed, depending on title. [1]
You inherited the lot and do not want to build
Yes. An heir can sell a vacant lot without building on it. Closing runs through an independent, licensed title company, which says what it needs when the owner on the deed has died, such as a death certificate or a court order. You do not have to get a septic permit, or ask the State Fire Marshal for an inspection, in order to sell. Those steps are for a new house. Benton County has opted out of enforcing one- and two-family building standards, and a resolution in the September 21, 2026 commission agenda says the unincorporated area has no building-permit office. The yearly tax bill does not stop while the estate is sorted out. [4],[5],[6],[10]
Step by step
How do I sell my land in Sugar Tree Resort?
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.
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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.
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Sign electronically
If you accept, everyone signs the purchase agreement electronically. There is nothing to print or mail at this stage.
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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.
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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 Sugar Tree Resort: common questions
Can I sell my lot if it has no water or sewer?
Yes. We buy vacant lots and land for cash, including lots with no water, sewer or road work. The EPA inventory lists Sugar Tree Land Development for Sugar Tree in Benton County, deactivated on March 1, 1994. That 1994 record is not a tap. A future house still needs a current water source. If the lot uses septic, the state permit for a conventional system is $400 plus a $100 inspection. We check utilities, access and title on every parcel before offering.
How is the county tax on an empty lot figured?
The August 4, 2026 levy resolution sets the county rate at $1.7066 per $100 of taxable property. Residential and farm property is assessed at 25% of appraised value, so the rate applies to that assessed amount rather than the full appraisal. The bill is due the last day of February, and 1.5% interest begins March 1.
Who maintains the roads in this subdivision?
The levy assigns $0.0512 per $100 of taxable property to the Highway Department, but that budget line does not identify which streets the county maintains. The Register of Deeds records subdivision plats. We check utilities, access and title on every parcel before offering.
Do I need a survey before I sell the lot?
The only contingency is our land inspection, and a failed inspection costs the seller nothing. A septic permit application does ask for a rough sketch of the property lines, the house site, any well, and the driveway, but that sketch is for a building plan, not for a sale. Closing runs through an independent, licensed title company, which will say if an old deed description is too thin to close. There are no fees or commissions, and we cover closing costs.
What if the taxes on my lot are behind?
You can still sell. Taxes are due the last day of February. Interest of 1.5% starts on March 1 and repeats on the first of each month after that. A suit to enforce the lien adds a 10 percent penalty and court costs. The usual redemption period after a confirmed sale is one year when delinquency is five years or less, and it can be as short as 30 days if a court finds vacant land abandoned. Liens or back taxes can be paid from the sale proceeds at closing, with the seller's consent.
Does the county issue a building permit for a house here?
Benton County is listed as an opt-out jurisdiction for one- and two-family residential code enforcement, and the county agenda says the unincorporated area has no building official or codes-permits office. An owner may ask the State Fire Marshal's Office for a permit and inspection. A state septic permit is still required when the house will use a septic system.
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.
- 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 Long Does It Take to Sell Vacant Land?
There is no single national timeline for selling vacant land. A sale has two stages: time to reach a signed agreement, then time to complete the contract's title, inspection, funding, signing, and recording work. A direct cash sale can remove open-market marketing and lender review when a buyer is already identified, but it cannot remove title or signing problems. Those issues can delay any sale path.
More places in Benton 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
- 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.
Nearby areas we buy
- Benton County
5,258 vacant lots countywide
- Sumner County
8,511 vacant lots countywide
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 Benton County roll whose subdivision name is Sugar Tree Resort / Sugar Tree / Sugar Tree Res. 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] 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] UT County Technical Assistance Service, Benton County directory of offices and municipalities (accessed 2026-10-02)
- [3] Benton County, Tennessee, Register of Deeds (accessed 2026-10-02)
- [4] Tennessee State Fire Marshal's Office, Residential jurisdictions and inspectors (accessed 2026-10-02)
- [5] Tennessee State Fire Marshal's Office, Building-code inspections in opt-out jurisdictions (accessed 2026-10-02)
- [6] Benton County, Tennessee, September 21, 2026 county commission agenda (accessed 2026-10-02)
- [7] Tennessee Department of Environment and Conservation, Septic system construction permit (accessed 2026-10-02)
- [8] U.S. Environmental Protection Agency, Sugar Tree Land Development public water system record (accessed 2026-10-02)
- [9] U.S. Environmental Protection Agency, Geographic area for water system TN0000675 (accessed 2026-10-02)
- [10] Benton County, Tennessee, County Trustee (accessed 2026-10-02)
- [11] Benton County, Tennessee, August 4, 2026 resolution fixing the tax levy (accessed 2026-10-02)
- [12] Tennessee Comptroller of the Treasury, How to calculate your property tax bill (accessed 2026-10-02)
- [13] Benton County, Tennessee, Assessor of Property (accessed 2026-10-02)
- [14] Benton County, Tennessee, Benton County government home page (accessed 2026-10-02)
- [15] Tennessee Department of Revenue, Recordation tax manual, June 2026 (accessed 2026-10-02)
- [16] UT County Technical Assistance Service, Redemption after a property tax sale (accessed 2026-10-02)
- [17] UT County Technical Assistance Service, Timetable for assessment and collection of property taxes (accessed 2026-10-02)
- [18] Tennessee Department of Environment and Conservation, Tennessee Western Valley (KY Lake) Watershed Plan (accessed 2026-10-02)
- [19] Tennessee Wildlife Resources Agency, Kentucky Reservoir, Tennessee, Fishing Opportunities (accessed 2026-10-02)