Jefferson County, Tennessee
Sell your land in Baneberry for cash
Parcel Buyers buys vacant lots in Baneberry for cash, including steep or lakeside parcels that need city, septic and utility review. 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, depending on title, 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 Baneberry?
- Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in Baneberry, Jefferson 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 Baneberry sell for in 2025?
- In 2025, vacant lots in Baneberry sold for a median of $16,200 across 12 arm's-length sales; the middle half sold for $5,800 to $31,200.
- How many vacant lots are in Baneberry?
- The 2026 Tennessee parcel and assessment data lists 1,133 vacant residential lots in Baneberry; 24% are half-acre lots, and the median lot is 0.42 acre.
- How is a cash offer for land in Baneberry 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 Baneberry 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 Baneberry?
- In 2025, companies bought 17% of the vacant lots that sold in Baneberry, including 8% bought by homebuilders. Individuals bought the rest.
Local data
Baneberry land at a glance
Tax-roll figures cover parcels on the Jefferson County roll whose community code is Baneberry in Jefferson County. Local rules and services are sourced below.
| Vacant residential lots | 1,133 parcels classified vacant residential on the 2026 Tennessee parcel and assessment data [1] |
|---|---|
| Most common lot size | Half-acre lot (19,000–24,000 sq ft): 24% of vacant lots; next, third-acre lot at 21%. Median lot: 0.42 acre (18,250 sq ft). [1] |
| Typical appraised value | $5,000 median appraised value for a vacant lot; the middle half fall between $2,500 and $10,000 [1] |
| Recent lot sale prices | $16,200 median across 12 arm's-length sales of vacant lots in Baneberry (Jan 2025–Dec 2025); the middle half sold for $5,800–$31,200 [1] |
| Who bought lots in 2025 | Companies made 17% of those purchases, including 8% by homebuilders; individuals made the rest [1] |
| Owners who live elsewhere | 26% of vacant lots have an owner mailing address outside Tennessee (most often NC, OH, TX) [1] |
| Municipal status | Baneberry is an incorporated city; Tennessee's Municipal Technical Advisory Service lists an incorporation date of November 1, 1986. [2] |
| Building permit fees | The city publishes a $50 permit fee plus $175 for each required inspection and says a new residence needs at least five inspections. [3] |
| Lot and height rules | City guidance lists a 20,000-square-foot minimum for newly created lots and a 35-foot building-height limit unless a special permit is approved. [3] |
| Water provider | The city identifies Witt Utility District as Baneberry's public-water provider. [4] |
| No municipal sewer | The city has no municipal sewer connection. Homes use private gravity septic systems approved through Jefferson County Environmental Health. [4],[5] |
| Steep-driveway drainage | City building guidance requires long, steep driveways to be drained so water does not enter the street, and drain pipes under driveways must be at least 18 inches in diameter. [3] |
| Shoreline construction | The city directs lakeside owners seeking ramps or docks to TVA; TVA Section 26a review covers docks, stabilization and other shoreline work. [3],[7] |
| Douglas Lake | Baneberry's draft 2035 comprehensive plan describes the city as surrounded by Douglas Lake. TVA says the reservoir's water level varies about 44 feet in a normal year. [8],[9] |
Pricing
What is a lot in Baneberry worth?
In 2025, vacant lots in Baneberry sold for a median of $16,200 across 12 arm's-length sales; the middle half sold for $5,800 to $31,200. [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 Baneberry
City building rules start with the actual parcel
City building rules start with the actual parcel. Baneberry is an incorporated city, and its building guidance lists a $50 permit fee plus $175 per inspection, with at least five inspections for a new residence. It also publishes a 35-foot building-height limit unless a special permit is approved and a 20,000-square-foot minimum for newly created lots. This page's roll data covers Jefferson County parcels whose community code is Baneberry. That code describes the data scope; it does not replace confirmation of the corporate boundary, zoning or recorded plat restrictions. [2],[3]
Septic fit matters because there is no city sewer
Septic fit matters because there is no city sewer. The city says residences use private gravity septic systems and identifies Witt Utility District for public water. Jefferson County Environmental Health publishes the county septic steps, charges $100 for a site evaluation and $500 for a new-system permit, and requires the proposed house location to be staked. A lot that cannot support the planned drain field may need a different house layout or may not fit the buyer's plan, even when a water line is nearby. [4],[5]
Driveway grade and road status affect site cost
Driveway grade and road status affect site cost. The city requires long, steep driveways to be drained and requires drain pipes under driveways to be at least 18 inches in diameter. Its guidance also says the city is not responsible for maintaining an undeveloped street, although it may help pave or improve the street and apportion the cost. Before valuing a wooded parcel, compare the recorded access with the built road, estimate grading and drainage, and identify who would maintain any private or unfinished segment. [3],[6]
Lot sales vary with septic, grade and lake constraints
Lot sales vary with septic, grade and lake constraints. The roll identifies 1,133 vacant residential parcels in this community-code area, and half-acre lots form the largest size group. The median recorded amount among qualifying 2025 lot sales was $16,200, with the middle half between $5,800–$31,200. A lakeside parcel can also need TVA Section 26a review for a dock, stabilization or other shoreline construction. Those differences make the filtered sale range context, not a promise of what one lot will bring. [7]
Common situations
Selling land in Baneberry in these situations
Your lot is on an unfinished street
Yes, it can still be sold. The city says it is not responsible for maintaining an undeveloped street, though it may help pave or improve the street and apportion the cost. That makes recorded access, current road condition and expected construction cost worth checking early. We check utilities, access and title on every parcel before offering. [3],[6]
The parcel has no sewer connection
Yes. We buy vacant lots and land for cash, including lots with no water, sewer or road work. There is no municipal sewer system here, so a residence normally relies on a private gravity septic system approved by Jefferson County Environmental Health. The county requires septic approval before the building permit and final approval before the installed system is covered. [4],[5]
You inherited a lake-area parcel
Yes, inherited land can be sold. The title company first confirms who has authority to sign and what estate or probate documents are needed. If the parcel touches reservoir land, a past dock or shoreline project should also be checked for TVA paperwork; TVA recommends asking the seller for a permit copy because an agency copy request may take two weeks or longer. [6],[7]
Step by step
How do I sell my land in Baneberry?
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 Baneberry: common questions
Is Baneberry a city or an unincorporated area?
It is an incorporated city. Tennessee's Municipal Technical Advisory Service lists its incorporation date as November 1, 1986, and the city publishes its own building and land-use guidance. The county roll's Baneberry community code is the scope of this page's data, not independent proof that every coded parcel is within the corporate line.
Does Baneberry have public sewer service?
No. The city says it has no municipal sewerage system or connection. Residences use private gravity septic systems installed by licensed contractors and approved through Jefferson County Environmental Health. The city identifies Witt Utility District as the public-water provider, but water availability still needs an address-level check.
How much is a city building permit?
The city publishes a $50 permit fee plus $175 for each required inspection. Its guidance says a new residential build needs at least five inspections. Those charges do not include septic review, utility work, grading or a special permit, so they are only one part of a vacant-lot construction budget.
Can a steep driveway change what my lot is worth?
Yes. A long, steep driveway can add excavation, drainage and culvert work. City guidance requires those driveways to be drained and requires drain pipes under driveways to be at least 18 inches in diameter. An unfinished street or unclear maintenance duty can add another cost that a buyer must account for.
Do I need approval for a dock or shoreline work?
TVA approval may be required. The city directs lakeside owners planning ramps or docks to TVA, and TVA says Section 26a permits cover docks, bank stabilization and other shoreline construction. TVA also recommends obtaining the seller's permit copy because an agency records request can take two weeks or longer.
Owner resources
Guides for your situation
- 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.
- 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.
More places in Jefferson 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
- Jefferson County
7,395 vacant lots countywide
- Dandridge
326 vacant lots
- Jefferson City
376 vacant lots
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 Jefferson County roll whose community code is Baneberry. 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.
- [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 Municipal Technical Advisory Service, Baneberry municipal profile (accessed 2026-10-02)
- [3] City of Baneberry, Building Permits (accessed 2026-10-02)
- [4] City of Baneberry, Services and Utilities (accessed 2026-10-02)
- [5] Jefferson County Government, Environmental Health septic program (accessed 2026-10-02)
- [6] Jefferson County Government, Register of Deeds (accessed 2026-10-02)
- [7] Tennessee Valley Authority, Public Land Information Center (accessed 2026-10-02)
- [8] City of Baneberry, Tennessee, Draft Envision Baneberry 2035 Comprehensive Plan (accessed 2026-10-02)
- [9] Tennessee Valley Authority, Douglas Reservoir facts and figures (accessed 2026-10-02)