Tennessee
Sell your land in Cannon County for cash
Parcel Buyers buys vacant lots in Cannon County for cash, including acreage tracts that need a TDEC septic permit because there is no countywide sewer. You get a written, no-obligation cash offer within 24 hours, and closings run through an independent title company, typically in about 10 days, 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 Cannon County?
- Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in Cannon 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 Cannon County sell for in 2025?
- In 2025, vacant lots in Cannon County sold for a median of $115,000 across 35 arm's-length sales; the middle half sold for $85,000 to $155,000.
- How many vacant lots are in Cannon County?
- The 2026 Tennessee parcel and assessment data lists 654 vacant residential lots in Cannon County; 24% are 5-acre ranchettes, and the median lot is 3.40 acre.
- How is a cash offer for land in Cannon 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 Cannon 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 Cannon County?
- In 2025, companies bought 6% of the vacant lots that sold in Cannon County, including 6% bought by homebuilders. Individuals bought the rest.
- What was the median recorded 2025 sale price by lot size in Cannon County?
- The median recorded 2025 sale price for a 5-acre ranchette in Cannon County was $105,000 across 12 sales.
Local data
What is land in Cannon County worth?
In 2025, vacant lots in Cannon County sold for a median of $115,000 across 35 arm's-length sales; the middle half sold for $85,000 to $155,000. [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 Cannon County
| Lot-size class | 2025 sales | 2025 median lot sale |
|---|---|---|
| 5-acre ranchette210,000–279,999 sq ft | 12 | $105,000 |
| Small acreage tract (7-10 acres)280,000–435,599 sq ft | 10 | $136,200 |
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 | 654 parcels classified vacant residential on the 2026 Tennessee parcel and assessment data [1] |
|---|---|
| Most common lot size | 5-acre ranchette (210,000–280,000 sq ft): 24% of vacant lots; next, small acreage tract (7-10 acres) at 13%. Median lot: 3.40 acre (148,320 sq ft). [1] |
| Typical appraised value | $55,100 median appraised value for a vacant lot; the middle half fall between $30,000 and $81,600 [1] |
| Recent lot sale prices | $115,000 median across 35 arm's-length sales of vacant lots in Cannon County (Jan 2025–Dec 2025); the middle half sold for $85,000–$155,000 [1] |
| Who bought lots in 2025 | Companies made 6% of those purchases, including 6% by homebuilders; individuals made the rest [1] |
| Owners who live elsewhere | 8% of vacant lots have an owner mailing address outside Tennessee (most often FL, CO, MI) [1] |
| Assessor and greenbelt use value | Angela Schwartz must locate, classify, and appraise taxable property and is "not responsible for setting the tax rate or collecting taxes." Greenbelt is the Agricultural, Forest and Open Space Land Act of 1976, which values qualifying land on current use. [2] |
| Trustee, due date, and interest | Norma Knox is "the County's banker and tax collector." Bills mail in October, are payable the first Monday in October, and go delinquent March 1 if unpaid by the last day of February. Interest of 1.5% starts March 1 and repeats on the first of each month. [3],[10],[11],[12] |
| 2025 county tax rate | Outside a city levy, the 2025 county rate is $1.6260 per $100 of assessed value. Residential and farm land is assessed at 25% of appraised value. The county row's residential-and-farm effective rate is 0.4065. [16] |
| Septic permits from TDEC | TDEC permits septic systems here. This is not a contract county, so a county health department does not issue the permit. A new conventional permit is $400 up to 1,000 gallons a day, plus $100 to inspect construction. [15] |
| Five water systems, one sewer plant | Five providers serve water customers. Woodbury Water serves 81%, and DeKalb Utility District serves 10%. A 2023 study estimated 79% of residents have treated water. Woodbury runs the county's only sewer plant, rated at 700,000 gallons a day. [8] |
| Zoning, flood maps, and one-time fees | Unincorporated parcels have been zoned since August 16, 2018, in one of four districts. Flood hazard on the May 9, 2023 maps is Zone A or Zone AE. A new house can owe a one-time $0.90 per square foot school tax and a $0.95 zoning fee. [8],[6],[7] |
| Rim limestone and the East Fork | Bigby-Cannon Limestone and the Hermitage Formation cover 20% of the surface. The 2015 wildlife plan maps this county in the Eastern Highland Rim Prairie and Barrens. A USGS gage on the East Fork Stones River drains 39.1 square miles. [17],[18],[19] |
| Origin, roads, and 2020 population | Cannon County originated in 1836. CTAS lists 413.18 miles of county road and a 2020 population of 14,506. [9] |
| Pea Ridge WMA | TWRA places the roughly 2,000-acre Pea Ridge WMA on the DeKalb-Cannon county line. The terrain is steep, some WMA roads close outside hunting season, and motor vehicles may not pass locked gates. [20] |
| 2025 sale price by lot size | The median recorded 2025 sale price for a 5-acre ranchette in Cannon County was $105,000 across 12 sales. [1] |
Where we buy
Areas we cover in Cannon County
These pages cover the largest lot markets in Cannon 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 Cannon County
Limestone on the Eastern Highland Rim
Limestone on the Eastern Highland Rim underlies acreage in Cannon County, and the East Fork Stones River is gaged here. A 2015 state wildlife plan maps the county inside the Eastern Highland Rim Prairie and Barrens, a mix of remnant prairie, barrens, and cropland. USGS shows the Nashville Group unit of Bigby-Cannon Limestone and the Hermitage Formation across 20% of the surface. The Bigby-Cannon beds are about 50 to 125 feet thick. The East Fork gage drains 39.1 square miles. Vacant residential land runs to acreage. The most common size is a 5-acre ranchette (24%), and the median tract is 3.40 acres, or 148,320 square feet. [17],[18],[19]
State septic permits and one sewer plant
TDEC issues septic construction permits here; Cannon is not a contract county, so the county health department does not issue them. A new conventional system is $400 up to 1,000 gallons a day, plus $100 to inspect the work. A soil map is required only if the state asks, and an engineer designs a large or alternative system. Review must finish within 45 days. Five providers serve water customers: Woodbury Water serves 81%, and DeKalb Utility District serves 10%. A 2023 study estimated that 79% of residents have treated water. Woodbury's plant is the county's only sewerage treatment facility and is rated at 700,000 gallons a day. The plan says a handful of its customers are outside Woodbury, but most rural residential lots use septic. Lots with no water, sewer, or road work can still be sold for cash. [15],[8]
Unincorporated zoning began in August 2018
Zoning on unincorporated land began on August 16, 2018, when the county commission enacted its zoning resolution. The regional plan, accepted March 5, 2026, assigns one of four districts to every unincorporated parcel. On maps dated May 9, 2023, flood hazard means Zone A or Zone AE. The rules say "Every lot platted shall have a flood-free building site." If septic is used, "a flood-free site shall be provided on each lot." Where the floodway is not mapped, fill may not go closer than 30 feet from the top of the bank unless an engineer shows a lesser distance, not under 15 feet, is enough. A residential building permit "is a building permit only." It is not a septic permit, a flood-plain determination, or zoning approval. The county enforces the 2025 IBC, IRC, and IECC. Since November 12, 2024, it also administers residential permits inside Woodbury; Auburntown opted out. [5],[8],[6],[7]
Greenbelt rollback and the $1.6260 county rate
Greenbelt rollback is a catch-up tax when acreage leaves use-value status, separate from the $1.6260 county rate. Under the 1976 Agricultural, Forest and Open Space Land Act, qualifying land is valued on current use, not development value. Rollback covers three prior years for agricultural and forest land and five years for open space. If a sale disqualifies the tract, the seller owes it unless a written contract shifts it. A buyer who promises in writing at the sale to keep the classification, then misses the form for 90 days, owes it instead. Outside a city levy, the 2025 county rate is $1.6260 per $100 of assessed value. Residential and farm land is assessed at 25% of appraised value. The county row shows a residential-and-farm effective rate of 0.4065, which is not a bill for one tract. Median appraised value is $55,100, and the middle half is $30,000–$81,600. [2],[13],[16]
Mail-away closings for out-of-state owners
Owners who get their mail outside Tennessee can close by mail. About 8% of vacant-lot owners have an out-of-state address, 92% a Tennessee address, and 0% a foreign address. The Register of Deeds records deeds, deeds of trust, liens, and plats under T.C.A. 66-24-101. Signing can be electronic or by mail, paid by check or wire. We cover closing costs. 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. Across 35 lot sales in 2025, the midpoint was $115,000 and the middle half was $85,000–$155,000. That midpoint is not an exact market price, and the count is not every 2025 sale. The county began in 1836, with 413.18 miles of county road, 14,506 people in 2020, and 654 vacant residential parcels. [4],[9]
Step by step
How do I sell my land in Cannon 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.
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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 Cannon County: common questions
Can I sell a lot in Cannon County if it has no water or sewer?
Yes. A lot without water or sewer can be sold for cash, including land with no road work. The regional plan says Woodbury runs the county's only sewerage treatment facility, rated at 700,000 gallons a day, and most rural residential lots use septic. Five water providers reach customers; Woodbury Water serves 81% and DeKalb Utility District 10%. A 2023 study put treated-water access at about 79% of residents. A water line at the road is not a septic approval. TDEC, not the county health department, issues the construction permit.
How much does a septic permit cost, and who issues it?
TDEC issues the permit and sets the fee. This county is not among the contract counties that may require an additional local permit, so the county health department is not the permitting office. A new conventional system is $400 when flow is 1,000 gallons a day or less, and the construction inspection adds $100. An alternative system starts at $500 at that same flow, with a $200 inspection. The state can ask for a soil scientist's map, and an engineer must design a large or alternative system. Staff generally review an application in 10 days, inside a 45-day limit.
If I sell greenbelt acreage, who pays the rollback taxes?
The seller owes rollback if the sale ends greenbelt status, unless the contract says otherwise. The amount is the tax saved for the preceding three years on agricultural and forest land, and five years on open space. It is not due just because the tract is listed for sale. It comes due when the land no longer qualifies, the owner withdraws the classification, or development starts, among other triggers. A buyer who declares in writing, at the sale, an intent to keep the classification, and then does not file within 90 days, owes the rollback alone. Notice comes from the assessor, and the sum is not delinquent until March 1 of the next year.
Is the school-facilities tax a yearly fee on an empty lot?
No. It is a one-time tax on new residential development, not a yearly bill on a vacant lot. The residential building-permit FAQ collects an Adequate Facilities Privilege Tax of $0.90 per square foot of heated space, under Resolution 2019-13, when a house or an addition over 30 square feet is permitted. A Zoning Compliance Fee of $0.95 per square foot of heated space is due at the same time and funds enforcement of the zoning resolution. Neither charge repeats each year while the land stays empty. A manufactured home does not need that residential building permit, but those same one-time fees still apply.
What happens if I miss the February property-tax deadline?
Missing the February deadline does not transfer the land the next morning. Trustee Norma Knox mails bills in October. County taxes are payable on the first Monday in October and become delinquent on March 1, the day after her last-day-of-February cutoff. Interest of 1.5% is added on March 1 and again on the first day of each month after that. The trustee has no power to waive that interest. Liens or back taxes can be paid from the sale proceeds at closing, with the seller's consent.
How long can an owner redeem land after a confirmed tax sale?
The former owner can buy the parcel back only inside a window the court sets, and that window ends no later than one year after the confirming order. Delinquency of five years or less leaves the full year in place. A gap longer than five years but shorter than eight cuts the window to 180 days, and eight years or more cuts it to 90 days. A finding that the property is vacant, or that vacant land was abandoned, can shrink the window to 30 days. The payment that has to reach the clerk first covers the delinquent taxes, penalty, interest, court costs, and 12% a year on what the auction buyer paid.
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]
- 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.
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 Cannon 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] Cannon County, Tennessee, Cannon County Assessor of Property (accessed 2026-09-30)
- [3] Cannon County, Tennessee, Cannon County Trustee (accessed 2026-09-30)
- [4] Cannon County, Tennessee, Cannon County Register of Deeds (accessed 2026-09-30)
- [5] Cannon County, Tennessee, Cannon County Planning Department (accessed 2026-09-30)
- [6] Cannon County, Tennessee, Cannon County Subdivision Regulations (accessed 2026-09-30)
- [7] Cannon County, Tennessee, Cannon County Residential Building Permit FAQs (accessed 2026-09-30)
- [8] Cannon County, Tennessee, 2025 Cannon County General Regional Plan (accessed 2026-09-30)
- [9] University of Tennessee CTAS, Cannon County profile (accessed 2026-09-30)
- [10] University of Tennessee CTAS, Property tax due date (accessed 2026-09-30)
- [11] University of Tennessee CTAS, Property tax delinquency date (accessed 2026-09-30)
- [12] University of Tennessee CTAS, Interest on delinquent property taxes (accessed 2026-09-30)
- [13] University of Tennessee CTAS, Greenbelt rollback taxes (accessed 2026-09-30)
- [14] University of Tennessee CTAS, Redemption after a property tax sale (accessed 2026-09-30)
- [15] Tennessee Department of Environment and Conservation, Septic system construction permit (accessed 2026-09-30)
- [16] Tennessee Comptroller of the Treasury, 2025 Tax Aggregate Report (accessed 2026-09-30)
- [17] U.S. Geological Survey, Geologic units in Cannon County, Tennessee (accessed 2026-09-30)
- [18] Tennessee Wildlife Resources Agency, Eastern Highland Rim Prairie and Barrens (accessed 2026-09-30)
- [19] U.S. Geological Survey, East Fork Stones River peak streamflow (accessed 2026-09-30)
- [20] Tennessee Wildlife Resources Agency, Pea Ridge Wildlife Management Area (accessed 2026-10-02)