Parcel Buyers LLC Get my cash offer

Fentress County, Tennessee

Sell your land in Jamestown for cash

Parcel Buyers buys vacant lots and land for cash in Jamestown, including lots that would use city sewer inside the corporate limits and a septic system where public sewer does not reach. 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 Jamestown 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 Jamestown?
Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in Jamestown, Fentress 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.
How many vacant lots are in Jamestown?
The 2026 Tennessee parcel and assessment data lists 218 vacant residential lots in Jamestown; 13% are mini-estate (2-3 acres)s, and the median lot is 0.54 acre.
How is a cash offer for land in Jamestown 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 Jamestown 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.

Local data

Jamestown land at a glance

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

Jamestown vacant land facts
Vacant residential lots 218 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): 13% of vacant lots; next, half-acre lot at 12%. Median lot: 0.54 acre (23,430 sq ft). [1]
Typical appraised value $14,400 median appraised value for a vacant lot; the middle half fall between $8,600 and $29,700 [1]
Recent lot sale prices Too few arm's-length vacant-lot sales in 2025 to report a reliable median for Jamestown [1]
Owners who live elsewhere 6% of vacant lots have an owner mailing address outside Tennessee (most often IN, TX, KY) [1]
Incorporated city Jamestown is an incorporated city in Fentress County. City ordinances apply inside the corporate limits. [3]
County seat on the plateau The city website says Jamestown was established in 1823 as the Fentress County seat and is located on Tennessee's Cumberland Plateau. [14]
Building code and fees The municipal code adopts the 2006 International Building Code and the 2006 International Residential Code. A required inspection on work valued at $1,000 or less costs $15. [2]
City sewer connection A parcel must be inside the corporate limits before it connects to Jamestown Municipal Sewer. The city recorder issues the permit. The residential fee inside the city is $550. [2]
Septic where sewer stops Private disposal is allowed only where public sewer is unavailable. TDEC permits a new septic system after a site visit and can take up to 45 days. The city also requires a health officer permit. [2],[11]
City water tap Jamestown lays a new water service line from the main to the property line. The tap fee for a 3/4-inch or 1-inch line is $250; larger lines cost the city's estimate. [2]
Zoning file at city hall The zoning ordinance and the municipal flood damage prevention ordinance are kept in the city recorder's office. The printed zoning title covers the planning commission, not the zone list. [2]
County tax calendar County property taxes are due and payable October through February without penalty. They are delinquent on March 1, and interest of 1.5% is added then and on the first of each later month. [6],[4],[5]
City Lake The Fentress County Utility District's 2025 water quality report says the surface water it buys from Jamestown comes from City Lake. [13]
Aerial photo of Jamestown, Tennessee, with the community's outline drawn on it
Jamestown, Tennessee aerial: 2021 aerial imagery. Outline: U.S. Census Bureau boundary of Jamestown. Imagery: USDA NAIP via USGS The National Map.
Mini-estate (2-3 acres) 13% Half-acre lot 12% Oversized half-acre 8% Third-acre lot 8% All other sizes 59%
Vacant residential lots in Jamestown by lot size, 2026 Tennessee parcel and assessment data [1]. Mini-estate (2-3 acres) 13%, Half-acre lot 12%, Oversized half-acre 8%, Third-acre lot 8%, All other sizes 59%.

Pricing

What is a lot in Jamestown worth?

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 Jamestown

Appraised value is not a cash price

Appraised value is the assessor's market appraisal, not a price someone paid for the lot. On vacant residential parcels in Jamestown, the median appraised value is $14,400, and the middle half of those appraisals falls in $8,600–$29,700. The Comptroller states that residential property is assessed at 25% of appraised value, so the tax math uses that fraction, not the full appraisal. Do not read $14,400 as an assessed value. A cash offer is a separate number. It is not the appraisal marked up or down. What moves it is whether city water and sewer can reach the lot. [1],[12]

Lot size and the cost to reach it

Lot size changes what it costs to bring water to a parcel. The median vacant lot is 0.54 acres, about 23,430 square feet. The largest group is a mini-estate (2-3 acres), and that group is 13% of the lots, so it leads the list without being most of the lots. If the lot is not on a city water main, the customer pays the full cost of a new main extension, except a run of 500 feet or less serving existing houses. New land development does not get that break. This page covers parcels on the Fentress County roll whose community code is Jamestown. That code is the assessor's label, not a promise that every coded parcel is inside the city limits. CTAS lists the city as one of two incorporated places in Fentress County. City rules apply inside the limits, and the community code is what the lot counts follow. [1],[2],[3]

Sewer rules and permit fees

Sewer rules and permit fees come from city ordinance. The code states, "No premises shall be connected to the public sanitary sewer system without a permit from the city recorder." A parcel the municipal sewer can serve must be inside the corporate limits before a connection is made. Ordinance 990, July 2006, sets the residential fee at $550 inside the city. The table still lists $650 outside the city, but Ordinance 1150, October 2010, requires the limits first. Private disposal is "permissible only in those instances where service from the sanitary sewage system is not available." If sewer will not serve a house, TDEC requires a septic construction permit and a site visit, and the city code requires a health officer permit before work starts. [2],[11]

Holding costs for in-state owners

Most owners of vacant lots in Jamestown already live in Tennessee. The in-state share is 94%. The out-of-state share is 6%, and the foreign share is 0%. That out-of-state share is small, so the yearly bill usually lands on a Tennessee owner. County taxes are due and payable October through February without penalty, then delinquent on March 1, when interest of 1.5% begins and repeats on the first of each month. The recorder can order a cut when weeds exceed one foot. Any private covenant or association charge would come from the parcel's recorded title documents, not the citywide tax calendar. [1],[6],[4],[5],[2]

Common situations

Selling land in Jamestown in these situations

Selling a lot with no water or sewer

Yes. A vacant lot can be sold with no water tap and no sewer hookup. We also buy lots with no water or sewer. Inside the corporate limits, water comes from the city system only if a main can reach the lot. Sewer is stricter: the parcel has to be inside the corporate limits before a municipal sewer connection. Where public sewer is not available, private disposal is allowed, which means a TDEC septic permit after a site evaluation plus the health officer approval in the city code. We check utilities, access and title before offering. [2],[11]

Unpaid taxes can be paid at closing

Yes. Unpaid city or county taxes can be cleared at closing instead of before you ask for an offer. Liens or back taxes can be paid from the sale proceeds with the seller's consent. The county trustee collects the county tax, due and payable October through February without penalty, then delinquent on March 1. Municipal taxes use the delinquency date in the city charter or existing law, and CTAS says they then accrue 1.5% interest starting March 1, the same monthly add-on as the county tax. The Register of Deeds records the deed. We cover closing costs. [6],[4],[5],[7]

Closing when you live somewhere else

Yes. You can close without coming to the county seat. You can e-sign and close by mail, and payment is by check or wire. The only contingency is our land inspection, and a failed inspection costs the seller nothing. The Register of Deeds keeps the deeds, mortgages, liens, and plats the title company will read. Those parcel records, rather than the municipal code alone, show whether a private covenant or association obligation affects the title. A later house still needs the city's residential permit path. [7],[2]

Step by step

How do I sell my land in Jamestown?

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 Jamestown: common questions

Can I sell my lot in Jamestown if it is not on city sewer?

Yes. You do not have to connect the lot to sewer before a sale. The code allows private sewage disposal only where the public sanitary sewer is not available, and it requires a health officer permit before a septic tank is built. TDEC issues the state construction permit after a site visit, and a complete application can take up to 45 days. If a public sewer is within 200 feet of the property line, the code can require an occupied building to connect within 90 days of official notice.

Does a lot have to be inside the city limits to connect to city sewer?

Yes, for a connection to the municipal sewer. A parcel that is or can be served must be inside the corporate limits before any connection is made. The city recorder issues the permit, and the superintendent supervises the work. The city lays the lateral from the main to the property line unless a written contract says otherwise. Pipe on the owner's side of that line is the owner's cost. The $550 inside-city residential fee is in Ordinance 990 from July 2006.

Who issues a house permit inside the city?

The city issues one- and two-family permits. The municipal code adopts the 2006 International Residential Code and the 2006 International Building Code, with a local fee schedule. The State Fire Marshal's residential list, accurate as of August 21, 2026, marks the city EXEMPT, defined there as a jurisdiction that has received an exemption. The Fire Marshal's FAQ says an exempt city enforces its own one- and two-family code. The city is not on the commercial exempt list, so some commercial plans still go to the state. The printed code's last change is July 11, 2011, so ask the recorder if a later ordinance updated the edition.

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

The confirmed citywide yearly cost is property tax. County taxes are due October through February without penalty and turn delinquent on March 1, when interest of 1.5% starts and repeats on the first of each month. Weeds over one foot can bring a recorder's order to cut them. The median appraised value here is $14,400, and residential property is assessed at 25% of that appraised value. A parcel's deed records show any private charge.

Do I need a survey to sell land in the city?

No. A new survey is not required just to ask for a cash offer. The Register of Deeds records deeds and plats, and the title work uses that record. A later builder still faces city permits, and a TDEC septic evaluation if sewer does not reach the lot. The zoning ordinance and the flood ordinance are in the city recorder's office, separate from the county deed records.

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 Fentress 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 Fentress County roll whose community code is Jamestown. 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 September 30, 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] UT Municipal Technical Advisory Service, Jamestown Municipal Code (accessed 2026-09-30)
  3. [3] UT County Technical Assistance Service, Fentress County directory of incorporated cities (accessed 2026-09-30)
  4. [4] UT County Technical Assistance Service, Property tax delinquency date (accessed 2026-09-30)
  5. [5] UT County Technical Assistance Service, Interest on delinquent property taxes (accessed 2026-09-30)
  6. [6] Fentress County, Fentress County Trustee (accessed 2026-09-30)
  7. [7] Fentress County, Fentress County Register of Deeds (accessed 2026-09-30)
  8. [8] Tennessee State Fire Marshal's Office, Residential building jurisdictions and inspectors (accessed 2026-09-30)
  9. [9] Tennessee State Fire Marshal's Office, Residential building permit frequently asked questions (accessed 2026-09-30)
  10. [10] Tennessee State Fire Marshal's Office, Exempt jurisdictions for commercial buildings (accessed 2026-09-30)
  11. [11] Tennessee Department of Environment and Conservation, Subsurface sewage disposal system permit FAQs (accessed 2026-09-30)
  12. [12] Tennessee Comptroller of the Treasury, How to calculate your property tax bill (accessed 2026-09-30)
  13. [13] Fentress County Utility District, Fentress County Utility District Water Quality Report 2025 (accessed 2026-10-08)
  14. [14] City of Jamestown, City of Jamestown official website (accessed 2026-10-08)