Humphreys County, Tennessee
Sell your land in Waverly for cash
Parcel Buyers buys vacant lots in Waverly for cash, including city parcels that need zoning review, a utility check or floodplain clearance before building. 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 Waverly?
- Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in Waverly, Humphreys 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 Waverly sell for in 2025?
- In 2025, vacant lots in Waverly sold for a median of $15,800 across 10 arm's-length sales; the middle half sold for $11,500 to $24,200.
- How many vacant lots are in Waverly?
- The 2026 Tennessee parcel and assessment data lists 470 vacant residential lots in Waverly; 12% are mini-estate (2-3 acres)s, and the median lot is 0.56 acre.
- How is a cash offer for land in Waverly 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 Waverly 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 Waverly?
- In 2025, companies bought 20% of the vacant lots that sold in Waverly. Individuals bought the rest.
Local data
Waverly land at a glance
Tax-roll figures cover parcels on the Humphreys County roll whose community code is Waverly in Humphreys County. Local rules and services are sourced below.
| Vacant residential lots | 470 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, quarter-acre lot at 11%. Median lot: 0.56 acre (24,550 sq ft). [1] |
| Typical appraised value | $14,400 median appraised value for a vacant lot; the middle half fall between $9,300 and $24,900 [1] |
| Recent lot sale prices | $15,800 median across 10 arm's-length sales of vacant lots in Waverly (Jan 2025–Dec 2025); the middle half sold for $11,500–$24,200 [1] |
| Who bought lots in 2025 | Companies made 20% of those purchases; individuals made the rest [1] |
| Owners who live elsewhere | 6% of vacant lots have an owner mailing address outside Tennessee (most often FL, GA, IN) [1] |
| City community-code scope | Waverly is an incorporated city. This page covers parcels on the Humphreys County roll whose community code is Waverly; that code does not prove city utility service at the lot. [2],[1] |
| City issues building permits | The city Codes Department issues building permits, manages the floodplain, prepares Planning Commission agendas and schedules the Board of Zoning Appeals. [3] |
| Plans and plot plan may be needed | The city's building FAQ says a project may require building plans and plot plans. Permit fees depend on square footage or construction cost and plumbing fixtures. [4] |
| $100 utility connection fee | The city says water, sewer and garbage service applications are taken at City Hall with a $100 connection fee. A community code alone does not confirm a line or tap. [4] |
| City water and wastewater | The municipal system operates water distribution, sewer collection and wastewater treatment. Its water supply uses a Duck River intake, 3 deep wells and 4 storage tanks. [5] |
| Flood maps at Codes office | The city directs owners to its Building and Codes Department to view zoning and flood maps. One city environmental review found both Zone AE and minimal-risk Zone X sites. [4],[6] |
| Septic permit from TDEC | Where city sewer is not available, TDEC handles a new septic system. A conventional permit through 1,000 gallons per day is $400, plus a $100 construction inspection. [7] |
| 2025 combined tax rate | The state report lists the 2025 total rate for city property at $3.0377 per $100 of assessed value, combining county and municipal rates. [9] |
| Interstate 40, Exit 143 | TDOT identifies Interstate 40's Exit 143 in Humphreys County as the Linden/Waverly exit. The county says the exit connects to Highway 13, which leads north to the county seat of Waverly. [10],[11] |
Pricing
What is a lot in Waverly worth?
In 2025, vacant lots in Waverly sold for a median of $15,800 across 10 arm's-length sales; the middle half sold for $11,500 to $24,200. [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 Waverly
City utilities help only when service reaches the parcel
The city operates water distribution, sanitary-sewer collection and wastewater treatment, but this page's community-code scope does not establish a tap at every vacant lot. The water system uses a Duck River intake, 3 deep wells and 4 storage tanks. City Hall takes service applications and publishes a $100 connection fee. A buyer still needs to confirm the closest main, tap status, capacity and any extension work. If sewer cannot serve the homesite, TDEC's septic process becomes part of the build budget. Parcel Buyers buys lots without completed water or sewer work and checks available utility evidence before offering. [5],[4],[7],[1]
Zoning, floodplain review and drainage shape the buildable area
The city Codes Department issues building permits and handles floodplain management. The building FAQ says zoning affects every building and use and tells owners to review zoning and flood maps with that office. Permit materials can include building plans and a plot plan; the exact fee depends on project size, cost and plumbing fixtures. Flood risk is not uniform. A city environmental review identified existing sites in Zone AE, the one-percent annual-chance floodplain, while a proposed relocation site was in unshaded Zone X, an area of minimal mapped risk. Those differences can change foundation work, insurance, drainage and usable ground. [3],[4],[6]
Recent lot sales and tax appraisal answer different questions
The selected 2025 data contains 10 arm's-length, single-parcel lot sales in this community-code scope. Their median recorded amount is $15,800, and the middle half is $11,500–$24,200. That is a reference range, not an exact cash value. The assessment roll shows 470 vacant residential parcels with a median market appraisal of $14,400; the middle half of appraisals is $9,300–$24,900. A mini-estate (2-3 acres) is the largest size group, but it represents only 12% of the total. Street access, zoning, flood status, utility reach, title and septic feasibility can separate two lots with the same acreage. [1],[3],[4],[7]
City and county taxes add to the yearly holding cost
Vacant city property can carry both county and municipal property tax. The state report lists the 2025 combined rate at $3.0377 per $100 of assessed value. Residential property is assessed at 25% of the assessor's appraisal, so the tax is not calculated directly on the full market-appraisal figure. The city's FAQ directs owners to City Hall for city taxes and to the County Trustee for county taxes. A current payoff matters when a bill is late or when title shows another lien. With the seller's consent, liens or back taxes may be paid from proceeds at closing, ending the future carrying cost after the deed transfers. [9],[8],[4]
Common situations
Selling land in Waverly in these situations
Your lot has no confirmed sewer connection
Yes. You can sell a lot without confirmed sewer. The city maintains sewer collection and treatment, but the community code in the county file does not prove that a line serves the parcel. If a later home cannot connect, TDEC may require an onsite wastewater permit. A conventional permit through 1,000 gallons per day costs $400 and the construction inspection costs $100. We check utility evidence during inspection and buy land with no completed water or sewer work. [5],[1],[7]
Flood history makes you unsure what the parcel can support
You can sell even when flood questions are unresolved. The city Codes Department manages floodplain review and keeps flood maps available for owners. The city's own environmental study shows why the exact location matters: some reviewed sites were in Zone AE while another was in unshaded Zone X. We check utilities, access and title before offering, and our land inspection is the only contingency. If the inspection fails, it costs the seller nothing. [3],[4],[6]
You own the parcel from outside Tennessee
Yes. You can sell without traveling to the city. 6% of the vacant-lot owners in this scope use a mailing address outside Tennessee. Electronic signing and a mail-away closing allow an independent, licensed title company to complete the transaction. Closing is typically about 10 days after the purchase agreement is signed, depending on title, and payment can be made by check or wire. [1]
Step by step
How do I sell my land in Waverly?
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 Waverly: common questions
Is Waverly a city, and who issues building permits?
It is an incorporated city. The municipal Codes Department issues building permits, manages floodplain review, supports the Planning Commission and schedules the Board of Zoning Appeals. The city says permit materials vary by project and may include building plans and a plot plan.
Does every vacant lot have city water and sewer?
No. The city runs water distribution and sanitary sewer, but a community code does not confirm that a line reaches a particular lot or that a tap has been paid. City Hall publishes a $100 service connection fee. A buyer should confirm line location, tap status and capacity before budgeting construction.
Can I sell a Waverly lot that may need septic?
Yes. Parcel Buyers buys vacant land without sewer service. If a future home needs an onsite system, TDEC reviews and permits it. A conventional permit through 1,000 gallons per day costs $400, and inspection after construction costs $100. Septic feasibility can affect the offer but does not prevent you from asking for one.
Where can I check zoning and flood information?
Use the city Building and Codes Department. The city's FAQ directs owners there to view zoning and flood maps. Its environmental review shows both Zone AE and unshaded Zone X locations inside the city, so a neighborhood name is not enough to determine flood risk for a particular parcel.
How much property tax applies to a vacant city lot?
The amount depends on the assessed value. Tennessee assesses residential property at 25% of appraisal. The 2025 state report lists a combined city-and-county rate of $3.0377 per $100 of assessed value. City taxes are paid through City Hall and county taxes through the County Trustee.
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.
- 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]
- 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]
More places in Humphreys 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
- 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.
Nearby areas we buy
- Humphreys County
2,504 vacant lots countywide
- Houston County
1,242 vacant lots countywide
- Benton County
5,258 vacant lots countywide
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 Humphreys County roll whose community code is Waverly. 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.
- [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] City of Waverly, City of Waverly official website (accessed 2026-10-08)
- [3] City of Waverly, Codes and Inspection Department (accessed 2026-10-08)
- [4] City of Waverly, Building, utility, zoning and flood information (accessed 2026-10-08)
- [5] City of Waverly, Water and wastewater departments (accessed 2026-10-08)
- [6] City of Waverly, Supplemental Environmental Assessment for Waverly redevelopment (accessed 2026-10-08)
- [7] Tennessee Department of Environment and Conservation, Septic System Construction Permit (accessed 2026-10-08)
- [8] Tennessee Comptroller of the Treasury, Assessment vs Taxation (accessed 2026-10-08)
- [9] Tennessee Comptroller of the Treasury, 2025 Tax Aggregate Report (accessed 2026-10-08)
- [10] Tennessee Department of Transportation, Pavement repair prompts I-40 lane closure (accessed 2026-10-08)
- [11] Humphreys County, Tennessee, About Humphreys County (accessed 2026-10-08)