Marion County, Tennessee
Sell your land in River Gorge Ranch for cash
Parcel Buyers buys vacant lots for cash in River Gorge Ranch, including gated Aetna Mountain sections where the developer says water lines continue to extend by phase. 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 River Gorge Ranch?
- Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in River Gorge Ranch, Marion 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 River Gorge Ranch sell for in 2025?
- In 2025, vacant lots in River Gorge Ranch sold for a median of $256,500 across 163 arm's-length sales; the middle half sold for $163,500 to $395,500.
- How many vacant lots are in River Gorge Ranch?
- The 2026 Tennessee parcel and assessment data lists 883 vacant residential lots in River Gorge Ranch; 37% are mini-estate (2-3 acres)s, and the median lot is 1.57 acre.
- How is a cash offer for land in River Gorge Ranch 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 River Gorge Ranch 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 River Gorge Ranch?
- In 2025, companies bought 7% of the vacant lots that sold in River Gorge Ranch, including 1% bought by homebuilders. Individuals bought the rest.
- What was the median recorded 2025 sale price by lot size in River Gorge Ranch?
- The median recorded 2025 sale price for a mini-estate (2-3 acres) in River Gorge Ranch was $350,000 across 64 sales.
Local data
River Gorge Ranch land at a glance
Tax-roll figures cover parcels whose subdivision on the Marion County roll is a River Gorge Ranch section in Marion County. Local rules and services are sourced below.
| Vacant residential lots | 883 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): 37% of vacant lots; next, 1.25-acre homesite at 12%. Median lot: 1.57 acre (68,390 sq ft). [1] |
| Typical appraised value | $249,900 median appraised value for a vacant lot; the middle half fall between $190,900 and $384,000 [1] |
| Recent lot sale prices | $256,500 median across 163 arm's-length sales of vacant lots in River Gorge Ranch (Jan 2025–Dec 2025); the middle half sold for $163,500–$395,500 [1] |
| Who bought lots in 2025 | Companies made 7% of those purchases, including 1% by homebuilders; individuals made the rest [1] |
| Owners who live elsewhere | 55% of vacant lots have an owner mailing address outside Tennessee (most often FL, CA, IL) [1] |
| What these numbers cover | Vacant residential parcels whose subdivision on the Marion County roll is a River Gorge Ranch section. This is a platted subdivision, not a city. [3] |
| Who the developer says built it | The company booklet says River Gorge Ranch is developed by the same team as Jasper Highlands. It names Thunder Enterprises, with John Thornton and Dane Bradshaw, at an April 6, 2022 groundbreaking. [13] |
| Road bonds on the 2025 report | As of April 1, 2025, the county listed Thunder Air, Inc. on the Phase 1 road letter of credit for $1,448,225, dated April 21, 2022. [9] |
| Roads the developer describes | The developer says the roads are 6-inch roller-compacted concrete for nearly 50 miles, 6 feet wider than county rules, behind a secured front gate. [10] |
| Water service, by phase | The developer says Tennessee American Water serves the community through a 16-inch main. Its 2026 booklet says miles of additional waterline have extended service farther across the mountain. [10],[13] |
| Septic permits | The county does not issue septic permits or perc tests. TDEC does. A county sheet revised March 27, 2026 says a TDEC permit is valid for 3 years. A new conventional permit is $400. [7],[2] |
| Zoning and building permits | Unincorporated Marion County has no zoning. Outside a city, the county issues building permits and has enforced the 2018 International Codes since January 1, 2020. A city permits a lot inside its limits. [4],[5] |
| Private-road maintenance | If a road is platted as private, county rules say the lot owners or a property owners' association own it and pay to maintain it. The county does not. [6] |
| Tennessee River | The Tennessee River borders River Gorge Ranch on the west, north, and east. That river frontage defines three sides of the development, while Running Water Creek forms its southwest boundary. [14] |
| 2025 sale price by lot size | The median recorded 2025 sale price for a mini-estate (2-3 acres) in River Gorge Ranch was $350,000 across 64 sales. [1] |
Pricing
What is a lot in River Gorge Ranch worth?
In 2025, vacant lots in River Gorge Ranch sold for a median of $256,500 across 163 arm's-length sales; the middle half sold for $163,500 to $395,500. [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 River Gorge Ranch
| Lot-size class | 2025 sales | 2025 median lot sale |
|---|---|---|
| Mini-estate (2-3 acres)70,000–139,999 sq ft | 64 | $350,000 |
| One-acre homesite40,000–45,999 sq ft | 19 | $165,500 |
| 1.25-acre homesite52,000–57,999 sq ft | 17 | $200,000 |
| Acre-plus46,000–51,999 sq ft | 17 | $170,000 |
| 1.33-acre homesite58,000–63,999 sq ft | 14 | $155,600 |
| Estate parcel (3-5 acres)140,000–209,999 sq ft | 10 | $347,000 |
| 1.5-acre homesite64,000–69,999 sq ft | 10 | $285,800 |
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 River Gorge Ranch
What the accepted 2025 lot sales show
This roll shows 163 accepted lot sales, a median of $256,500, and a middle range of $163,500–$395,500. That median is the midpoint of this set. It is not an exact market price for your lot. The count is not every sale in 2025. It keeps warranty deeds for lots that were vacant when sold, one parcel per deed, at $1,000 or more. The parcel file does not identify the seller, so this page does not classify a sale as a developer sale or an owner resale. On those same vacant lots, the median appraised value is $249,900. That number is the assessor's market appraisal, not the taxable bill and not a cash price. The parcels are the ones whose subdivision on the Marion County roll is a River Gorge Ranch section. [3]
Bluffs, woods, and large homesites
These are large wooded and bluff homesites. A mini-estate (2-3 acres) is the most common vacant lot in this set, about 37% of the lots, and the median lot is 1.57 acres (68,390 square feet). The developer says its average homesite is 1.91 acres, on Aetna Mountain above the Tennessee River. Do not treat 1.91 acres as the roll median. The company booklet lists The Overlook, Big Ridge, and Sequoyah Bluffs as Phase 2 neighborhoods. It says Thunder Enterprises acquired about 7,400 acres and expects about 2,500 lots, and that plans can change. The developer's amenity page describes a 27-acre villa parcel, and a 16-acre tract it says is under construction. County rules still require 75 feet of width at the building line, and 15,000 square feet where public water meets a private septic system, plus room for a second drain field. [3],[11],[13],[12],[6]
Gated roads and who maintains them
If the plat marks the road private, the owners or an association maintain it, not the county. The developer says the entrance is gated and that the roads are 6-inch roller-compacted concrete, nearly 50 miles, and 6 feet wider than county rules. Under county rules updated through August 5, 2025, a new local street needs a 50-foot right-of-way and pavement of 20 feet with gravel shoulders or 22 feet with curbs. Private roads must meet that same minimum. As of April 1, 2025, the planning commission listed Thunder Air, Inc. as the developer on the Phase 1 road letter of credit for $1,448,225 and the Phase 1-B letter for $1,544,868. It also listed a $1,125,000 road letter of credit for Phase 2. A February 15, 2023 note in that report said about 7,000 linear feet on the Phase 1 bond were graveled. Those bonds covered construction. They are not proof the county accepted the streets. [10],[6],[9]
Water varies by phase; Amenity I has separate wastewater approval
The developer says Tennessee American Water serves the community through a 16-inch main. Its 2026 booklet says miles of additional waterline have extended service farther across the mountain, while electric and fiber are installed in named early areas. In January 2026, the Tennessee Public Utility Commission approved wastewater utility service only for the development's Amenity I Area, in three phases, using an onsite wastewater disposal system. That order does not say every residential homesite has sewer service. For a specific lot, determine whether it needs a TDEC-permitted septic system or falls in a separate approved service area. The county cannot issue a septic permit or run a perc test. A new conventional TDEC permit is $400 up to 1,000 gallons a day, plus a $100 inspection, and the county says a permit is valid for 3 years. [10],[13],[14],[7],[2]
Common situations
Selling land in River Gorge Ranch in these situations
Your phase still has no water line
You can sell a vacant lot here if the water line or finished road has not reached its section. The developer's 2026 booklet says water service has extended farther across the mountain, while electric and fiber are installed in named early areas, so availability remains section-specific. You do not have to extend the main, dig a septic field, or wait out a build deadline before a cash sale. The developer also says there is no time limit to start a house. Liens or back taxes can be paid from the sale proceeds at closing, with the seller's consent. [13],[11]
The lot is steep or sits on a bluff
A steep or bluff lot can be sold as vacant land if you do not want to plan the driveway or septic field. The developer places the community on Aetna Mountain above the Tennessee River. Marion County says property on a river, moving soil, or a questionable bluff may require a geotechnical or elevation report before construction. Flood rules apply when the lot is in a mapped flood zone and the county is the permit office. In that case the finished floor must be 2 feet above base flood elevation, and equipment must be 1 foot above it. The only contingency is our land inspection, and a failed inspection costs the seller nothing. [13],[5],[8]
You live outside Tennessee
You can sell this lot from outside Tennessee without a trip to the courthouse. Mailing addresses outside Tennessee are 55% of the owners in this set, and Florida addresses are the largest out-of-state group. Signing can be handled electronically or by mail, and payment can be by check or wire. The Assessor of Property sets the appraised value. The County Trustee collects the property tax. Neither figure is a cash offer. [3]
Covenants may rule where zoning does not
There is no county zoning on unincorporated land, so the recorded covenants may be what controls a house, a rental, or an extra building. The county says those restrictions, and any owners' association papers, should be on file with the Register of Deeds. The developer's 2026 booklet lists a homeowners association fee of $56.25 a month, plus a $300 yearly fee for the River Gorge Ranch Fire Department. The developer does say you may pick from 10 or more approved builders, or submit your own builder for approval. A buyer takes the lot subject to whatever is already recorded. [4],[11],[13]
Step by step
How do I sell my land in River Gorge Ranch?
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 River Gorge Ranch: common questions
Can I sell my lot if it has no water or sewer yet?
Yes. A vacant lot can be sold before a water tap or septic system is in the ground. The developer says Tennessee American Water service continues to extend by phase. A January 2026 state order approved onsite wastewater utility service only for Amenity I, not every residential homesite. For a specific lot outside that service area, TDEC handles septic permits. You do not have to install that future system before a cash sale of the empty lot.
Who maintains the roads in my section?
It depends on how that phase was platted. County rules say a private road is owned by the lot owners or a property owners' association, and those owners pay for maintenance. The plat is supposed to say the county will not maintain it. The developer describes a gated entrance and roller-compacted concrete, and the county was holding road construction bonds for early phases as of April 1, 2025. Check your parcel's plat note before you assume the county will pave or plow the street.
Is there zoning, and who issues the building permit?
Unincorporated Marion County has no zoning. If your lot is outside a city, the county building office issues the permit and enforces the 2018 International Codes it adopted on January 1, 2020. If the lot is inside a city limit, that city issues the permit instead. Residential setbacks where the county permits are 40 feet in front and 15 feet on the side and rear, measured from the property line, not from the pavement. Recorded covenants can be stricter than those setbacks.
How much are the association dues?
The developer's 2026 booklet lists a homeowners association fee of $56.25 a month, plus a $300 yearly fee for the River Gorge Ranch Fire Department, and says its team can provide the current fee schedule. Marion County says some subdivisions have covenants and owners' associations, and the Register of Deeds keeps the copy. Bring the state tax map and parcel if you ask that office for the document. A private-road plat also puts maintenance on the owners or an association. The booklet figures are not a bill for your parcel.
Do I need a septic permit just to sell vacant land?
No. A septic permit is for installing, changing, or repairing a system, not for signing a deed. TDEC charges $400 for a new conventional permit up to 1,000 gallons a day, and the county says the permit stays valid for 3 years. The county building office will want that permit, or a verification letter for an older system, before it issues a house permit. Selling the empty lot does not require you to dig a test or pay that fee first.
What should I know about a bluff lot before I sell?
A bluff lot is still vacant land, and you can sell it without building a house. The developer places these sections on Aetna Mountain above the Tennessee River, and its map names bluff areas. Marion County says river property, moving soil, or a questionable bluff may require a geotechnical or elevation report before construction. The middle of this set of accepted 2025 lot sales was $256,500; that midpoint is not a price quote for a particular bluff or wooded lot. The roll's appraised value is also separate from a cash offer.
Owner resources
Guides for your situation
- 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 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]
More places in Marion 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
- Jasper Highlands
678 vacant lots · 2025 median lot sale $140,000
- Jasper
210 vacant lots
- Marion County
6,206 vacant lots countywide
- South Pittsburg
258 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 whose subdivision on the Marion County roll is a River Gorge Ranch section. 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] Tennessee Department of Environment and Conservation, Septic system construction permit fees and review time (accessed 2026-10-02)
- [3] Tennessee Comptroller of the Treasury, Tennessee Comptroller parcel and assessment data (accessed 2026-10-02)
- [4] Marion County, Tennessee, Marion County FAQ, including unincorporated zoning (accessed 2026-10-02)
- [5] Marion County Building and Planning Office, Building permit procedures for unincorporated Marion County (accessed 2026-10-02)
- [6] Marion County Regional Planning Commission, Subdivision Regulations of Marion County, Tennessee (accessed 2026-10-02)
- [7] Marion County Building and Planning Office, Septic permit customers and Division of Water Resources (accessed 2026-10-02)
- [8] Marion County Building and Planning Office, FEMA rules for properties in an established flood zone (accessed 2026-10-02)
- [9] Marion County Regional Planning Commission, Letters of credit and bonds, February and March 2025 (accessed 2026-10-02)
- [10] River Gorge Ranch, River Gorge Ranch services and infrastructure (accessed 2026-10-02)
- [11] River Gorge Ranch, River Gorge Ranch homes and builder rules (accessed 2026-10-02)
- [12] River Gorge Ranch, River Gorge Ranch amenity plans (accessed 2026-10-02)
- [13] Jasper Highlands, Company booklet covering River Gorge Ranch (accessed 2026-10-02)
- [14] Tennessee Public Utility Commission, TPUC order for wastewater service at River Gorge Ranch (accessed 2026-10-02)