Parcel Buyers LLC Get my cash offer

Carroll County, Tennessee

Sell your land in McKenzie for cash

Parcel Buyers buys vacant lots and land for cash in McKenzie. This page covers parcels on the Carroll County roll whose community code is McKenzie; that label does not prove a parcel lies inside the city boundary or has city utilities. 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.

Get my cash offer See McKenzie 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 McKenzie?
Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in McKenzie, Carroll 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 McKenzie sell for in 2025?
In 2025, vacant lots in McKenzie sold for a median of $16,800 across 12 arm's-length sales; the middle half sold for $7,900 to $17,000.
How many vacant lots are in McKenzie?
The 2026 Tennessee parcel and assessment data lists 318 vacant residential lots in McKenzie; 15% are quarter-acre lots, and the median lot is 0.44 acre.
How is a cash offer for land in McKenzie 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 McKenzie 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 McKenzie?
In 2025, companies bought 8% of the vacant lots that sold in McKenzie. Individuals bought the rest.

Local data

McKenzie land at a glance

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

McKenzie vacant land facts
Vacant residential lots 318 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): 15% of vacant lots; next, half-acre lot at 15%. Median lot: 0.44 acre (19,330 sq ft). [1]
Typical appraised value $10,000 median appraised value for a vacant lot; the middle half fall between $6,400 and $13,600 [1]
Recent lot sale prices $16,800 median across 12 arm's-length sales of vacant lots in McKenzie (Feb 2025–Dec 2025); the middle half sold for $7,900–$17,000 [1]
Who bought lots in 2025 Companies made 8% of those purchases; individuals made the rest [1]
Owners who live elsewhere 10% of vacant lots have an owner mailing address outside Tennessee (most often GA, MI, IN) [1]
Carroll County roll scope McKenzie is a city in Carroll, Henry, and Weakley counties. This page covers only Carroll County roll parcels whose community code is McKenzie. The code is not proof that a parcel is inside the city limits. [2],[1]
City water and city sewer The city operates water and wastewater services, and its drinking water comes from three deep wells. Service must be confirmed for the parcel; a McKenzie community code does not establish a city water or sewer connection. [4]
Sewer hookup or a septic permit After official notice, property abutting a street, alley or right-of-way with public sewer must connect within 90 days. Private disposal is allowed only where sewer is unavailable. A TDEC septic permit through 1,000 gallons a day is $400, plus $100 inspection. [5],[6]
Who permits a new house City Hall says its administration issues building permits, and the city has a building inspector. The state table places the city in the State Residential Building Program; Carroll County is listed separately as opted out. [3],[10],[7],[8]
2025 property tax rates For 2025 the Carroll County rate is $0.8800 per $100 of assessed value. The McKenzie city row adds $0.8218, for a $1.7018 total. The separate McKenzie SSD row adds $0.7483, for a $1.6283 county-plus-SSD total. [12]
When the tax bill is due The trustee collects county taxes and may collect city taxes. Bills run from October 1 through the last day of February. March 1 is the delinquency date, so a parcel-specific payoff should be checked before closing. [14],[13]
Planning and plat review The city Planning Commission meets on the fourth Wednesday at 3:30 p.m. Its final-plat checklist calls for filing 15 days before the meeting and certification by a Tennessee surveyor. [9],[15]
Zoning map and flood panel Zoning was re-adopted on September 11, 2025, inside the corporate limits. An R-1 house lot needs at least ten thousand square feet and 75 feet of width. This county's flood panel in the ordinance is FEMA 47017C0150C, dated March 18, 2008. [11]
Bethel University Bethel University says its main campus is at 325 Cherry Avenue in McKenzie. Its campus map identifies buildings, athletic fields, parking areas and other campus features. [16]
Aerial photo of McKenzie, Tennessee, with the community's outline drawn on it
McKenzie, Tennessee aerial: 2021 aerial imagery. Outline: U.S. Census Bureau boundary of McKenzie. Imagery: USDA NAIP via USGS The National Map.
Quarter-acre lot 15% Half-acre lot 15% Third-acre lot 9% Standard city lot 9% All other sizes 54%
Vacant residential lots in McKenzie by lot size, 2026 Tennessee parcel and assessment data [1]. Quarter-acre lot 15%, Half-acre lot 15%, Third-acre lot 9%, Standard city lot 9%, All other sizes 54%.

Pricing

What is a lot in McKenzie worth?

In 2025, vacant lots in McKenzie sold for a median of $16,800 across 12 arm's-length sales; the middle half sold for $7,900 to $17,000. [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.

What moves the price in McKenzie

City water and sewer versus a well and septic

A lot with a verified city water and sewer connection is not the same buy as land that needs a well and a septic system. The city operates both utilities and says its drinking water comes from three deep wells. After official notice, city property abutting a street, alley or right-of-way with public sanitary sewer must connect within 90 days. Private disposal is permitted only where sanitary sewer service is unavailable. Because this page uses a Carroll County community code rather than a city-limit polygon, each parcel needs a boundary and availability check. TDEC handles a septic construction permit when one is needed. [4],[5],[6]

A city address is not the same as city limits

A parcel with this city's name is not always inside the city limits. City zoning follows the municipal boundary, while water and sewer need their own availability check. Median size is 0.44 acres (19,330 square feet). The common size is quarter-acre lot, representing 15% of 318 lots. On August 21, 2026, the state marked Carroll County opted out of the one- and two-family program. [11],[7],[8],[1]

The yearly tax bill on an empty lot

The 2025 report lists a Carroll County rate of $0.8800 per $100 of assessed value. The McKenzie city row adds $0.8218, for a $1.7018 total. The separate McKenzie SSD row adds $0.7483, for a $1.6283 county-plus-SSD total. Which lines apply depends on the parcel's taxing jurisdictions. Median appraisal is $10,000; that is not the assessed tax figure or a sale price. [12],[1]

Lot sales are a clue, not a price tag

Lot sales sketch a range, not a cash offer for your parcel. Count is 12, median $16,800, middle half $7,900–$17,000. Each is the newest warranty deed on that parcel: empty then and now, from 2025, at least $1,000, one parcel. The median is not an exact market price. [1]

Common situations

Selling land in McKenzie in these situations

The lot has no water line and no sewer

Yes. You can sell a lot with no water line and no sewer. After official notice, city property abutting a street, alley or right-of-way with public sanitary sewer must connect within 90 days. Private disposal is permitted only where sanitary sewer service is unavailable. The only contingency is our land inspection. A failed inspection costs the seller nothing. [5]

You live out of state and have not seen the lot

Yes. You can sell from another state without coming here. 89% of owners use a Tennessee mailing address and 10% use an address outside Tennessee. An independent licensed title company closes the file, and timing depends on title. We cover the closing costs. You can sign electronically or by mail and receive funds by check or wire. [1]

The property taxes have fallen behind

Yes. You can sell when the taxes are behind. Current-year county taxes are payable from October 1 through the last day of February, and March 1 is the delinquency date. The Trustee's payment page lists McKenzie as city number 446. If you agree, unpaid taxes or other liens can come out of the closing proceeds. [14],[13]

A flood map or historic overlay is on the lot

Yes. You can sell a lot on a flood map or in the historic overlay. The Carroll County panel in the zoning ordinance is FEMA 47017C0150C, dated March 18, 2008. A development permit comes before new work, not before a sale. An exterior change on a protected resource needs a certificate of appropriateness. Ordinary maintenance does not. [11]

Step by step

How do I sell my land in McKenzie?

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 McKenzie: common questions

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

Yes. A missing water line or sewer line does not stop a cash sale. After official notice, city property abutting a street, alley or right-of-way with public sanitary sewer must connect within 90 days. Private disposal is permitted only where sanitary sewer service is unavailable. Installing a septic system requires a state construction permit.

How much does it cost to keep an empty lot each year?

The yearly bill is property tax. In 2025 the county rate is $0.8800 per $100 of assessed value. The McKenzie city row adds $0.8218, for a $1.7018 total; the separate McKenzie SSD row adds $0.7483, for a $1.6283 county-plus-SSD total. Which rates apply depends on the parcel's taxing jurisdictions.

When does a new subdivision plat go to the city?

The city Planning Commission reviews subdivision plats and meets on the fourth Wednesday at 3:30 p.m. Its final-plat checklist calls for filing 15 days before the meeting and certification by a Tennessee surveyor. Those are platting rules for creating or changing lots, not proof that an existing parcel needs a new survey to be sold.

Does the city or the county issue the building permit?

It depends on the city line. City Hall says its administration issues building permits, and the city has a building inspector. The state table places the city in the State Residential Building Program while Carroll County is listed as opted out. Because the roll's community code is not a boundary, confirm jurisdiction for the parcel before applying.

What happens if the taxes on my lot are behind?

You can still sell. Current-year county payments run from October 1 until February ends. February 28 is the last day to pay the prior year with no interest, and March 1 is the delinquency date. The lien stays on the lot until it is paid.

Owner resources

Guides for your situation

  • 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.

  • 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.

  • Water, Sewer, Septic, and Wells on Vacant Lots

    A vacant lot may use public water, a private well, public sewer, or an onsite septic system, but nearby pipes and neighboring homes do not prove what the parcel can use. Ask each utility for a written availability decision, ask the permitting office whether connection is mandatory, and obtain a qualified site evaluation before saying septic will fit. Keep every response, permit, plan, test, and receipt.

More places in Carroll 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 Carroll County roll whose community code is McKenzie. 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] Municipal Technical Advisory Service, University of Tennessee, McKenzie city profile (accessed 2026-10-02)
  3. [3] City of McKenzie, Administration and City Hall services (accessed 2026-10-02)
  4. [4] City of McKenzie, Water and wastewater services (accessed 2026-10-02)
  5. [5] City of McKenzie, Title 18, Water and Sewers, City of McKenzie municipal code (accessed 2026-10-02)
  6. [6] Tennessee Department of Environment and Conservation, Septic system construction permit fees and requirements (accessed 2026-10-02)
  7. [7] Tennessee State Fire Marshal's Office, Residential building jurisdictions and inspectors (accessed 2026-10-02)
  8. [8] Tennessee State Fire Marshal's Office, Statewide building inspections in opt-out jurisdictions (accessed 2026-10-02)
  9. [9] City of McKenzie, Municipal-Regional Planning Commission (accessed 2026-10-02)
  10. [10] City of McKenzie, Board of Zoning Appeals (accessed 2026-10-02)
  11. [11] City of McKenzie, Zoning ordinance of McKenzie, re-adopted September 11, 2025 (accessed 2026-10-02)
  12. [12] Tennessee Comptroller of the Treasury, 2025 Tax Aggregate Report, actual property tax rates (accessed 2026-10-02)
  13. [13] Tennessee Comptroller of the Treasury, Property tax assessment schedule (accessed 2026-10-02)
  14. [14] Carroll County Trustee, Carroll County property tax payment page (accessed 2026-10-02)
  15. [15] City of McKenzie, Final subdivision plat submittal checklist (accessed 2026-10-02)
  16. [16] Bethel University, McKenzie Campus Maps (accessed 2026-10-02)