Tennessee
Sell your land in Cheatham County for cash
Parcel Buyers buys vacant lots and land for cash in Cheatham County, including parcels that need septic approval, a driveway permit, utility research, flood review, or road work. 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 Cheatham County?
- Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in Cheatham 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 Cheatham County sell for in 2025?
- In 2025, vacant lots in Cheatham County sold for a median of $142,400 across 66 arm's-length sales; the middle half sold for $70,500 to $195,800.
- How many vacant lots are in Cheatham County?
- The 2026 Tennessee parcel and assessment data lists 2,788 vacant residential lots in Cheatham County; 17% are mini-estate (2-3 acres)s, and the median lot is 2.00 acre.
- How is a cash offer for land in Cheatham 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 Cheatham 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 Cheatham County?
- In 2025, companies bought 12% of the vacant lots that sold in Cheatham County, including 8% bought by homebuilders. Individuals bought the rest.
- What was the median recorded 2025 sale price by lot size in Cheatham County?
- The median recorded 2025 sale price for a 5-acre ranchette in Cheatham County was $179,500 across 16 sales.
Local data
What is land in Cheatham County worth?
In 2025, vacant lots in Cheatham County sold for a median of $142,400 across 66 arm's-length sales; the middle half sold for $70,500 to $195,800. [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 Cheatham County
| Lot-size class | 2025 sales | 2025 median lot sale |
|---|---|---|
| 5-acre ranchette210,000–279,999 sq ft | 16 | $179,500 |
| Mini-estate (2-3 acres)70,000–139,999 sq ft | 11 | $134,000 |
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 | 2,788 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): 17% of vacant lots; next, 5-acre ranchette at 16%. Median lot: 2.00 acre (87,120 sq ft). [1] |
| Typical appraised value | $82,700 median appraised value for a vacant lot; the middle half fall between $59,400 and $144,000 [1] |
| Recent lot sale prices | $142,400 median across 66 arm's-length sales of vacant lots in Cheatham County (Jan 2025–Dec 2025); the middle half sold for $70,500–$195,800 [1] |
| Who bought lots in 2025 | Companies made 12% of those purchases, including 8% by homebuilders; individuals made the rest [1] |
| Owners who live elsewhere | 6% of vacant lots have an owner mailing address outside Tennessee (most often TX, CA, FL) [1] |
| County planning jurisdiction | Building and Codes administers building, zoning, subdivision, and flood rules in unincorporated Cheatham County. Land inside a municipality can have a different permit office. [2],[6] |
| Before a building permit | The county says to check zoning, flood status, and whether the lot is on a publicly maintained road first. A septic permit and driveway permit are required before the building permit is issued. [3] |
| Published residential fees | The county guide lists $0.60 per square foot for residential construction, $0.50 per square foot for living areas and some unfinished potential living space, a $7,500 development tax, and a $5 archive fee. [3],[4] |
| Septic is a state permit | Cheatham is not on TDEC's contract-county list. TDEC issues septic construction permits; a conventional system up to 1,000 gallons a day costs $400, plus a $100 construction inspection. [12],[13] |
| Public sewer or onsite system | In a new subdivision, lots must be connected to public sewer when it is accessible. Where it is not and individual systems are proposed, each needs approval and, outside a conservation subdivision, must sit on the lot it serves. [5] |
| Current flood-map basis | The county regulations adopt the February 26, 2021 Flood Insurance Study and panels dated in 2016 and 2021. FEMA lists unincorporated Cheatham County as community 470026 with a February 26, 2021 effective map date. [6],[15] |
| 2025 county tax rate | The 2025 county rate is $1.7530 per $100 of assessed value. The state report shows separate fire-district additions where applicable, so the parcel's district must be checked. [14] |
| Rivers and public land | The county's official overview names two rivers, the Cumberland and the Harpeth, and more than 20,000 acres in the Cheatham Wildlife Management Area. Neither fact determines a parcel's flood zone, access, or buildability. [11] |
| Harpeth River State Park | TDEC places Harpeth River State Park in Cheatham and Davidson counties, with 12 sites along 40 river miles. The park manages 676 acres and nine river access points. [18] |
| 2025 sale price by lot size | The median recorded 2025 sale price for a 5-acre ranchette in Cheatham County was $179,500 across 16 sales. [1] |
Where we buy
Areas we cover in Cheatham County
- Kingston Springs
162vacant lots
These pages cover the largest lot markets in Cheatham 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 Cheatham County
Start with zoning, frontage, flood status, and access
Cheatham County Building and Codes administers zoning, subdivision, building, and flood rules for the unincorporated county. Its residential permit guide says to check the zoning, flood status, and whether the property is on a publicly maintained road before seeking a building permit. A mailing address does not establish jurisdiction, and land within a municipality can follow a different process. Driveway approval is separate. The county requires a driveway permit before the building permit, and the guide says a driveway with more than a 10% grade must be paved or concreted for 50 feet from the county road. An address or road name alone does not prove access. We check utilities, access and title on every parcel before offering. [2],[3],[6]
Septic and utility availability are parcel questions
TDEC issues septic permits in Cheatham County because it is not one of the state's listed contract counties. A new conventional system with design flow up to 1,000 gallons a day has a $400 construction-permit fee and a $100 inspection fee. The permit guide says septic approval must come before the county building permit. Utility service is a separate check. The county handout gives contacts for several water providers, but a provider name does not prove a main, meter, capacity, or tap at the lot. Subdivision rules require public-sewer connection when sewer is accessible; where it is not, any individual system must be approved and sit on the lot it serves. We buy vacant land even when those improvements are not in place, but feasibility affects price. [12],[13],[3],[5]
Published permit charges can change the build budget
The county's residential guide publishes several charges that are distinct from land price. It lists a building permit at $0.60 per square foot, an adequate-facilities tax at $0.50 per square foot for living areas and some unfinished potential living space, a $7,500 development tax, and a $5 archive fee. The county also describes five inspection stages. Those figures are planning inputs, not a quote for every project, and the current fee schedule should be confirmed before construction. A lot may also need state septic fees, a driveway permit, utility taps, grading work, or flood-compliance design. None of those approvals is required merely to transfer an existing vacant parcel, but likely development cost matters when we value it. [3],[4]
Flood maps and river corridors need parcel-scale review
The county's flood-damage regulations incorporate the February 26, 2021 Flood Insurance Study and panels dated in 2016 and 2021. FEMA's status record for unincorporated Cheatham County shows NFIP community 470026 and a February 26, 2021 effective map date. The county's official overview also names the Cumberland and Harpeth rivers, but countywide geography does not assign a flood zone to one lot. A parcel can contain more than one flood classification, and mapped status is only one part of drainage and elevation review. We check utilities, access and title on every parcel before offering. A flood-zone designation can change fill, elevation, access, and building requirements without preventing the owner from selling the vacant land for cash. [6],[15],[11]
Tax bills, appraisals, and lot sales answer different questions
The 2025 county property-tax rate is $1.7530 per $100 of assessed value, with separate fire-district additions listed where applicable. The Assessor values and classifies the parcel, the Trustee collects county tax, and the Register records deeds and plats. The Register says its office does not perform title searches. Tax becomes delinquent on March 1, with 1.5% interest added then and on the first of each later month. Roll figures show 2,788 vacant residential parcels. The median lot is 2.00 acres (87,120 square feet), and mini-estate (2-3 acres) is the largest size group at 17%. Median appraisal is $82,700, with the middle half at $59,400–$144,000. Across 66 2025 lot sales, the median is $142,400 and the middle half is $70,500–$195,800. Those figures are context, not an exact offer for one parcel. [14],[7],[8],[9],[10],[16],[17],[1]
Step by step
How do I sell my land in Cheatham 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 Cheatham County: common questions
Can I sell land that does not have a septic permit?
Yes. A septic construction permit is needed to install a system, not simply to transfer vacant land. TDEC handles that permit in Cheatham County. Soil, slope, lot layout, setbacks, and repair area can affect approval, so missing or uncertain septic feasibility can affect the cash offer without preventing a sale.
Who issues building permits in unincorporated Cheatham County?
Cheatham County Building and Codes administers the county building, zoning, subdivision, and flood program for unincorporated land. Its guide requires zoning, flood, public-road, septic, and driveway checks before a building permit. A parcel inside a municipality can have a different jurisdiction, so confirm the boundary first.
Does a water-provider name guarantee service to my lot?
No. The county guide supplies contacts for several water providers, but it does not map a line or promise a tap at each vacant parcel. Confirm the provider, main location, capacity, meter or tap availability, fees, and any extension requirements directly for the parcel. Public sewer and septic feasibility are separate questions.
Can I sell a lot in a mapped flood area?
Yes. A mapped flood area can change development requirements and price, but it does not by itself prevent a cash sale. FEMA's status record lists February 26, 2021 as the effective map date; the county regulations adopt the 2021 study plus panels dated in 2016 and 2021. We check utilities, access and title on every parcel before offering.
What if county property taxes are delinquent?
Taxes become delinquent on March 1, and 1.5% interest is added that day and on the first day of each later month. You can still request an offer. With your consent, valid back taxes or other liens can be paid from sale proceeds at closing. Request a current payoff because the balance changes over time.
Where do I get the deed, plat, and title information?
The Register of Deeds records deeds and plats. Its FAQ publishes copy charges and warns that the office does not perform title searches. Closing runs through an independent, licensed title company. We offer electronic signing, mail-away closings and payment by check or wire.
Owner resources
Guides for your situation
- 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]
- 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]
- 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.
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 Cheatham 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] Cheatham County Government, Building and Codes Department (accessed 2026-10-02)
- [3] Cheatham County Building and Codes, Steps to obtain a residential building permit (accessed 2026-10-02)
- [4] Cheatham County Building and Codes, Required permits and published fees (accessed 2026-10-02)
- [5] Cheatham County Government, Cheatham County subdivision regulations (accessed 2026-10-02)
- [6] Cheatham County Government, Flood damage prevention regulations (accessed 2026-10-02)
- [7] Cheatham County Government, Assessor of Property (accessed 2026-10-02)
- [8] Cheatham County Government, County Trustee (accessed 2026-10-02)
- [9] Cheatham County Government, Register of Deeds (accessed 2026-10-02)
- [10] Cheatham County Government, Register of Deeds frequently asked questions (accessed 2026-10-02)
- [11] Cheatham County Government, County Mayor community overview (accessed 2026-10-02)
- [12] Tennessee Department of Environment and Conservation, Active septic installers and contract counties (accessed 2026-10-02)
- [13] Tennessee Department of Environment and Conservation, Septic system construction permit requirements (accessed 2026-10-02)
- [14] Tennessee Comptroller of the Treasury, 2025 Tax Aggregate Report (accessed 2026-10-02)
- [15] Federal Emergency Management Agency, NFIP Community Status Book, Cheatham County (accessed 2026-10-02)
- [16] UT County Technical Assistance Service, Property tax delinquency date (accessed 2026-10-02)
- [17] UT County Technical Assistance Service, Interest on delinquent property taxes (accessed 2026-10-02)
- [18] Tennessee Department of Environment and Conservation, Harpeth River State Park Strategic Management Plan (accessed 2026-10-02)