Tennessee
Sell your land in Franklin County for cash
Parcel Buyers buys vacant lots and land for cash in Franklin County, Tennessee, including tracts near Tims Ford Reservoir, a 10,600-acre TVA lake with a major portion in this county. 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 Franklin County?
- Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in Franklin 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 Franklin County sell for in 2025?
- In 2025, vacant lots in Franklin County sold for a median of $66,500 across 132 arm's-length sales; the middle half sold for $35,800 to $119,600.
- How many vacant lots are in Franklin County?
- The 2026 Tennessee parcel and assessment data lists 3,237 vacant residential lots in Franklin County; 12% are mini-estate (2-3 acres)s, and the median lot is 0.92 acre.
- How is a cash offer for land in Franklin 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 Franklin 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 Franklin County?
- In 2025, companies bought 8% of the vacant lots that sold in Franklin County, including 5% bought by homebuilders. Individuals bought the rest.
- What was the median recorded 2025 sale price by lot size in Franklin County?
- The median recorded 2025 sale price for a 5-acre ranchette in Franklin County was $101,000 across 23 sales.
Local data
What is land in Franklin County worth?
In 2025, vacant lots in Franklin County sold for a median of $66,500 across 132 arm's-length sales; the middle half sold for $35,800 to $119,600. [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 Franklin County
| Lot-size class | 2025 sales | 2025 median lot sale |
|---|---|---|
| 5-acre ranchette210,000–279,999 sq ft | 23 | $101,000 |
| Mini-estate (2-3 acres)70,000–139,999 sq ft | 21 | $48,000 |
| Oversized half-acre24,000–29,999 sq ft | 12 | $77,500 |
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 | 3,237 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): 12% of vacant lots; next, oversized half-acre at 10%. Median lot: 0.92 acre (40,290 sq ft). [1] |
| Typical appraised value | $35,000 median appraised value for a vacant lot; the middle half fall between $17,600 and $57,500 [1] |
| Recent lot sale prices | $66,500 median across 132 arm's-length sales of vacant lots in Franklin County (Jan 2025–Dec 2025); the middle half sold for $35,800–$119,600 [1] |
| Who bought lots in 2025 | Companies made 8% of those purchases, including 5% by homebuilders; individuals made the rest [1] |
| Owners who live elsewhere | 11% of vacant lots have an owner mailing address outside Tennessee (most often AL, FL, GA) [1] |
| Assessor and property record cards | Monica Jeffers is Assessor of Property. The office keeps a property record card on every parcel, about 25,000 cards, listing the owner, acreage, land value, and sales history. [2] |
| Trustee, due date, and interest | Kristie Bell is County Trustee. County taxes are payable the first Monday in October and delinquent on March 1. Interest of 1.5 percent is added that day and on the first of each later month. [4],[5],[6] |
| Delinquent-tax suit and redemption | After February 1 and before April 1, the delinquent tax attorney must sue in chancery or circuit court. Usual redemption is one year after the court confirms the sale, shorter if taxes were late for more than five years. [7],[8] |
| Register of Deeds records | The Register records deeds, plats, and liens, and does not perform title searches. Records since July 1998 are online. Older deed books are scanned back to 1883, toward a full set from 1807. [3] |
| Zoning map and flood study | The April 1974 Zoning Resolution, as amended, zones land outside incorporated municipalities, including a floodplain overlay tied to FEMA's November 18, 2016 study. In AE zones the lowest floor must be at least one foot above the base flood. [9],[10] |
| Who permits a septic system | A new septic system needs a Division of Water Resources construction permit. This county is not a contract county on the state list. A conventional permit is $400 up to 1,000 gallons a day. [12] |
| Tims Ford Reservoir | TWRA says a major portion of 10,600-acre Tims Ford Reservoir is in Franklin County. TVA owns and operates it; full pool is 888 feet and winter pool is 873 feet, a 15-foot difference. [13] |
| Greenbelt rollback taxes | Farm and forest land can be taxed on use value. Rollback recaptures three prior years of savings for farm and forest land, and five years for open space. It is a first lien on the land. Nancy Ward is the Greenbelt Specialist. [14],[2] |
| 2025 sale price by lot size | The median recorded 2025 sale price for a 5-acre ranchette in Franklin County was $101,000 across 23 sales. [1] |
Where we buy
Areas we cover in Franklin County
- Winchester
619vacant lots · 2025 median lot sale $84,000
These pages cover the largest lot markets in Franklin 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 Franklin County
What the property assessor keeps on each parcel
The Assessor of Property keeps a property record card for every parcel in Franklin County. Monica Jeffers holds the office. Staff keep about 25,000 cards, each with the owner, parcel number, acreage, land value, and sales history. The office appraises the property first. A classification percentage in the Tennessee Constitution then sets the assessed amount, and the county commission sets the tax rate. On vacant residential lots, the median appraisal is $35,000, and the middle half fall between $17,600–$57,500. That figure is the appraisal, not the assessed amount and not a sale price. A mini-estate (2-3 acres) is the most common size group, about 12% of vacant lots. The median lot is 0.92 acres (40,290 square feet). 89% of owners have a Tennessee mailing address, and 11% mail from another state. [2],[1]
When property taxes are due and how a late bill is collected
Property taxes in Franklin County are payable on the first Monday in October and become delinquent on March 1 of the following year. The County Trustee, Kristie Bell, collects the bill. Interest of 1.5 percent is added on March 1 and on the first day of each month after that. Collection proceeds through a lawsuit: after February 1 and before April 1, the delinquent tax attorney must sue in chancery or circuit court for the tax, interest, and costs. After the court confirms a sale, redemption is usually one year when the taxes were late for five years or less. It is 180 days when the late period is more than five years but less than eight, and 90 days when it is eight years or more. A 30-day redemption applies only if the court finds the property vacant or, for vacant land, abandoned. An empty lot is not on that short clock just because nobody lives there. [4],[5],[6],[7],[8]
Where deeds are recorded and who does not search title
Deeds are recorded with the Register of Deeds, and that office does not search the title. Its records are open to the public, but staff will not tell you whether a lien is against a parcel. Indexes are by name, not by street address. Documents recorded since July 1998 can be viewed online. Older deed books are scanned back to 1883, and the office is still working toward a full digital set back to 1807, when Franklin County was formed. The office records subdivision plats, and some surveys can be recorded after zoning-department approval or as boundary surveys over five acres. Across 132 warranty-deed lot sales accepted for 2025, the median was $66,500, and the middle half fell between $35,800–$119,600. That count is not every sale in the year, and the median is not a price for your lot. [3],[1]
Zoning, flood maps, and septic rules on unincorporated land
Unincorporated land is zoned, and flood rules sit on that map. The Zoning Resolution of Franklin County, dated April 1974 and amended since, applies outside incorporated municipalities. Districts include residential, agricultural, and a floodplain overlay. Flood hazard areas come from FEMA's Flood Insurance Study dated November 18, 2016. In an AE zone, a new house must have its lowest floor at least one foot above the base flood elevation. Septic permits come from the state Division of Water Resources, and this county is not on the contract-county list. A conventional permit is $400 up to 1,000 gallons a day. As of August 21, 2026, the State Fire Marshal's Office lists the county as opt out of the state residential building program. Opt out means the jurisdiction passed a resolution leaving that program. [9],[10],[12],[11]
Where Tims Ford Reservoir sits and how greenbelt tax works
Tims Ford Reservoir is a 10,600-acre lake, and a major portion of it sits in Franklin County. TVA owns and operates it. The dam was completed in 1970. Full pool is 888 feet, and winter pool is 873 feet. Farm or forest land of at least 15 acres may qualify for greenbelt and be taxed on current use instead of a more intensive use. Nancy Ward, in the assessor's office, is the Greenbelt Specialist. Rollback taxes recapture three prior years of savings on farm and forest land, and five years on open space, if the land no longer qualifies. The bill is payable when written notice is sent and delinquent on March 1 of the next year. Unpaid rollback is a first lien on the land, even if the seller is the one personally liable. [13],[14],[2]
Step by step
How do I sell my land in Franklin 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 Franklin County: common questions
Can I sell a lot in Franklin County with no water or sewer?
Yes. A vacant lot can sell with no public water, no sewer, and no finished road. Septic permits here come from the state Division of Water Resources, not a local contract program. We buy lots with no water, sewer, or road work, and we check utilities, access, and title before offering.
What happens if I fall behind on the property tax?
You can still sell. County taxes are payable on the first Monday in October and delinquent on March 1, then interest of 1.5 percent is added each month. If they stay unpaid, a lawsuit in chancery or circuit court can lead to a court-ordered sale. You usually have one year after the court confirms the sale to redeem, and less time if the taxes were late for more than five years. Back taxes or liens can be paid from the sale proceeds at closing, with your consent.
Do I need a survey before I sell vacant land?
Not necessarily. The Register of Deeds says its office usually cannot provide a property survey; it records subdivision plats and some surveys approved by the zoning department or boundary surveys over five acres. The office also does not search title. We check access and title before offering, and the only contingency on our offer is our land inspection. A failed inspection costs you nothing.
Will greenbelt rollback taxes come due if I sell?
Not by itself. A sale does not end greenbelt if the land still qualifies and the next owner files on time. Rollback taxes recapture three years of savings on farm and forest land, or five years on open space, if the use stops, the owner withdraws the land in writing, or part of it is developed. The assessor calculates the bill. When a sale disqualifies the land, the seller is generally liable unless a written contract says otherwise, and unpaid rollback remains a first lien on the land.
Can I sell a flood-zone lot in Franklin County?
Yes. You can sell vacant land that sits in a mapped flood zone. In the unincorporated area, FEMA's November 18, 2016 study and the zoning resolution set the rules. In an AE zone, a new house needs its lowest floor at least one foot above the base flood. Where no elevation is published, the floor must be at least three feet above the highest adjacent grade. That limit is about building, not about whether the lot can be sold. You can e-sign, close by mail, and be paid by check or wire. We cover closing costs.
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]
- Cash Buyer vs. Realtor vs. FSBO for Land
No path always nets the most. A land agent can market the parcel broadly, FSBO can avoid hiring a listing agent but shifts the sale work to the owner, and accepting a direct cash offer can avoid public marketing and buyer mortgage approval. Compare written net proceeds, contingencies, closing costs, timing, and your workload—not the headline offer alone. Title problems can delay any route.
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 Franklin 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] Franklin County, Tennessee, Franklin County Assessor of Property (accessed 2026-10-02)
- [3] Franklin County Register of Deeds, Register of Deeds frequently asked questions (accessed 2026-10-02)
- [4] Franklin County, Tennessee, Franklin County Trustee (accessed 2026-10-02)
- [5] County Technical Assistance Service, Property tax delinquency date (accessed 2026-10-02)
- [6] County Technical Assistance Service, Interest on delinquent property taxes (accessed 2026-10-02)
- [7] County Technical Assistance Service, Delinquent property tax suit (accessed 2026-10-02)
- [8] County Technical Assistance Service, Redemption after a Tennessee tax sale (accessed 2026-10-02)
- [9] Franklin County, Tennessee, Franklin County Planning and Zoning Department (accessed 2026-10-02)
- [10] Franklin County Planning and Zoning, Zoning Resolution of Franklin County, Tennessee (accessed 2026-10-02)
- [11] Tennessee State Fire Marshal's Office, Residential building jurisdictions and inspectors (accessed 2026-10-02)
- [12] Tennessee Department of Environment and Conservation, Septic system construction permit (accessed 2026-10-02)
- [13] Tennessee Wildlife Resources Agency, Tims Ford Reservoir fishing and lake facts (accessed 2026-10-02)
- [14] Tennessee Comptroller of the Treasury, State Board of Equalization Greenbelt Manual (accessed 2026-10-02)