Tennessee
Sell your land in Humphreys County for cash
Parcel Buyers buys vacant lots and land for cash in Humphreys County, where the county planning commission reviews new plats and flood-zone work may require a county permit. 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 Humphreys County?
- Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in Humphreys 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 Humphreys County sell for in 2025?
- In 2025, vacant lots in Humphreys County sold for a median of $58,200 across 104 arm's-length sales; the middle half sold for $26,100 to $80,600.
- How many vacant lots are in Humphreys County?
- The 2026 Tennessee parcel and assessment data lists 2,504 vacant residential lots in Humphreys County; 22% are 5-acre ranchettes, and the median lot is 2.63 acre.
- How is a cash offer for land in Humphreys 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 Humphreys 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 Humphreys County?
- In 2025, companies bought 5% of the vacant lots that sold in Humphreys County. Individuals bought the rest.
- What was the median recorded 2025 sale price by lot size in Humphreys County?
- The median recorded 2025 sale price for a 5-acre ranchette in Humphreys County was $72,900 across 58 sales.
Local data
What is land in Humphreys County worth?
In 2025, vacant lots in Humphreys County sold for a median of $58,200 across 104 arm's-length sales; the middle half sold for $26,100 to $80,600. [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 Humphreys County
| Lot-size class | 2025 sales | 2025 median lot sale |
|---|---|---|
| 5-acre ranchette210,000–279,999 sq ft | 58 | $72,900 |
| Mini-estate (2-3 acres)70,000–139,999 sq ft | 15 | $25,000 |
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 | 2,504 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): 22% of vacant lots; next, mini-estate (2-3 acres) at 14%. Median lot: 2.63 acre (114,580 sq ft). [1] |
| Typical appraised value | $35,400 median appraised value for a vacant lot; the middle half fall between $16,400 and $57,900 [1] |
| Recent lot sale prices | $58,200 median across 104 arm's-length sales of vacant lots in Humphreys County (Jan 2025–Dec 2025); the middle half sold for $26,100–$80,600 [1] |
| Who bought lots in 2025 | Companies made 5% of those purchases; individuals made the rest [1] |
| Owners who live elsewhere | 20% of vacant lots have an owner mailing address outside Tennessee (most often FL, IL, CA) [1] |
| Assessor, Trustee and Register | The Assessor of Property handles appraisal, the County Trustee collects taxes, and the Register of Deeds records real-estate documents. CTAS lists each as a separate office. [2],[9] |
| 2025 county tax rate | The state report lists a 2025 county rate of $1.8399 per $100 of assessed value. Residential and farm land is assessed at 25% of the assessor's appraisal. [8],[9] |
| Current plat-review fees | The county charges $250 for a minor subdivision of 1–3 lots. A major subdivision of four or more lots costs $400 plus $25 per lot, paid when submitted. [4] |
| Flood-zone permit required | The county says construction, fill, grading or other development near a flood zone needs a county permit before work begins under its National Flood Insurance Program participation. [6] |
| Subdivision flood notation | County subdivision rules require a flooding notation on plats when land is subject to flooding and prohibit development or modification within a mapped floodway. [5] |
| TDEC handles septic | This county is not one of TDEC's nine contract counties. A conventional permit through 1,000 gallons per day costs $400, and its construction inspection costs $100. [10] |
| Three-river landscape | The county government's home page calls it the Land of Three Rivers: the Tennessee, the Duck and the Buffalo. River proximity does not establish a parcel's flood-zone status. [3],[6] |
| Tennessee National Wildlife Refuge | The refuge's 26,738-acre Duck River Unit sits at the junction of the Duck and Tennessee rivers in Humphreys and Benton counties. Some refuge waters close November 15–March 15. [16],[15] |
| 2025 sale price by lot size | The median recorded 2025 sale price for a 5-acre ranchette in Humphreys County was $72,900 across 58 sales. [1] |
Where we buy
Areas we cover in Humphreys County
- Waverly
470vacant lots · 2025 median lot sale $15,800
These pages cover the largest lot markets in Humphreys 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 Humphreys County
Subdivision approval and flood review change the usable site
Dividing acreage is a formal review, not only a deed-writing task. The county planning commission charges $250 for a 1–3 lot minor subdivision and $400 plus $25 per lot for a major plat of four or more lots. Its subdivision rules cover the county outside the Waverly and New Johnsonville planning regions and McEwen, and require approval before a plat is recorded. The same rules require drainage, water and sewerage provisions. If land being divided is subject to flooding, the plat must carry a flood notation. Development or modification inside the delineated floodway is prohibited, while work in the floodway fringe must meet the regulatory flood-protection elevation. Separately, the county says construction, fill or grading near a flood zone needs a permit before work starts. Those steps can reduce the area that a buyer can actually use. [4],[5],[6]
Septic approval matters beyond public utility service
Rural water or a nearby line does not mean a parcel has public sewer. When a future home needs an onsite system, TDEC's Division of Water Resources reviews the application. This county is not on the list of nine contract counties that may require an additional local installer permit. A conventional construction permit is $400 for design flow through 1,000 gallons per day, and the construction inspection adds $100. An alternative system permit is $500, with a $200 inspection. TDEC says normal review takes about 10 days and cannot exceed 45 days after submission. The application can call for a soil scientist's map, so acreage alone does not prove a workable homesite. We buy land without completed water, sewer or road work and check utilities, access and title on every parcel before offering. [10],[5]
How the tax bill, late interest and court sale fit together
The Assessor of Property and County Trustee have different jobs. The assessor appraises and classifies the land; residential and farm property is assessed at 25% of appraisal. The state's 2025 tax aggregate report lists a county rate of $1.8399 per $100 of assessed value. County taxes become delinquent March 1, when 1.5% interest is added, and the same rate is added on the first of every later month. The delinquent-tax attorney must file suit after February 1 and before April 1. If a court sale follows, the usual redemption period is one year after confirmation. Longer delinquencies can shorten it to 180 or 90 days, and qualifying vacant or abandoned land can receive a 30-day period. Selling before that point can allow liens or back taxes to be paid from proceeds with the seller's consent. [9],[8],[11],[12],[13],[14]
County-roll lot data gives a baseline, not a parcel verdict
The assessment file contains 2,504 vacant residential parcels in this county. The median parcel measures 2.63 acres, or 114,580 square feet. A 5-acre ranchette is the most common size group at 22%. The assessor's median market appraisal is $35,400, while the middle half runs from $16,400–$57,900. In the selected 2025 lot-sale set, 104 accepted warranty deeds have a median recorded amount of $58,200; the middle half is $26,100–$80,600. The file keeps the latest accepted sale and excludes bulk deeds, so this is not every transfer. It also cannot tell whether a tract has a floodway, recorded private restrictions, approved soil area or an accessible road. About 20% of owners receive mail outside Tennessee. Remote owners can use electronic signing or a mail-away closing through an independent title company. [1],[5],[7]
Step by step
How do I sell my land in Humphreys 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 Humphreys County: common questions
Can I sell a lot that sits near a mapped flood zone?
Yes. A flood-zone location does not stop a sale. It can change grading, fill, construction and insurance costs. The county requires a permit before construction, fill, grading or other development near a flood zone, and its subdivision rules prohibit development within a delineated floodway. We check utilities, access and title on every parcel before offering.
What does it cost to submit a subdivision plat?
A minor subdivision of 1–3 lots costs $250. A major subdivision with four or more lots costs $400 plus $25 for each lot. The county says the fee is due with the plat and is not refundable. Approval is required before an affected subdivision plat can be recorded.
Can I sell if I never completed a septic test?
Yes. You do not need to install or permit a septic system before selling vacant land to us. A later builder applies through TDEC. The conventional permit is $400 through 1,000 gallons per day, plus a $100 construction inspection, and the application may require a soil scientist's map.
What happens after county property taxes become late?
They become delinquent March 1. Interest of 1.5% is added on that date and on the first day of every later month. The debt may proceed to a court suit filed after February 1 and before April 1. A sale is not immediate, but the redemption period can be shortened for long delinquencies or qualifying vacant land.
Where are deeds and subdivision plats recorded?
The county Register of Deeds records real-estate documents and approved plats. The office emails documents at no charge, and online record searching is available by subscription. The title company uses those records to check ownership, liens, easements and private restrictions before closing. Parcel Buyers covers closing costs.
Owner resources
Guides for your situation
- 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.
- 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]
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 Humphreys 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 8, 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] University of Tennessee County Technical Assistance Service, Humphreys County government profile (accessed 2026-10-08)
- [3] Humphreys County Government, Humphreys County government home page (accessed 2026-10-08)
- [4] Humphreys County Government, Planning Commission and subdivision review fees (accessed 2026-10-08)
- [5] Humphreys County Government, Humphreys County Subdivision Regulations (accessed 2026-10-08)
- [6] Humphreys County Government, Flood-zone development permit notice (accessed 2026-10-08)
- [7] Humphreys County Government, Register of Deeds services (accessed 2026-10-08)
- [8] Tennessee Comptroller of the Treasury, 2025 Tax Aggregate Report (accessed 2026-10-08)
- [9] Tennessee Comptroller of the Treasury, Assessment vs Taxation (accessed 2026-10-08)
- [10] Tennessee Department of Environment and Conservation, Septic System Construction Permit (accessed 2026-10-08)
- [11] University of Tennessee County Technical Assistance Service, Delinquency Date (accessed 2026-10-08)
- [12] University of Tennessee County Technical Assistance Service, Interest on Delinquent Taxes (accessed 2026-10-08)
- [13] University of Tennessee County Technical Assistance Service, Delinquent Tax Suit (accessed 2026-10-08)
- [14] University of Tennessee County Technical Assistance Service, Redemption After a Tax Sale (accessed 2026-10-08)
- [15] U.S. Fish and Wildlife Service, Visit Tennessee National Wildlife Refuge (accessed 2026-10-08)
- [16] U.S. Fish and Wildlife Service, Tennessee National Wildlife Refuge Comprehensive Conservation Plan (accessed 2026-10-08)