Monroe County, Tennessee
Sell your land in Madisonville for cash
Parcel Buyers buys vacant lots and land for cash in Madisonville, including parcels with utility, septic, access, inherited-title or tax questions. 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 Madisonville?
- Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in Madisonville, Monroe 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 Madisonville sell for in 2025?
- In 2025, vacant lots in Madisonville sold for a median of $26,000 across 11 arm's-length sales; the middle half sold for $20,000 to $35,000.
- How many vacant lots are in Madisonville?
- The 2026 Tennessee parcel and assessment data lists 376 vacant residential lots in Madisonville; 21% are half-acre lots, and the median lot is 0.49 acre.
- How is a cash offer for land in Madisonville 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 Madisonville 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 Madisonville?
- In 2025, companies bought 9% of the vacant lots that sold in Madisonville. Individuals bought the rest.
Local data
Madisonville land at a glance
Tax-roll figures cover parcels on the Monroe County roll whose community code is Madisonville in Monroe County. Local rules and services are sourced below.
| Vacant residential lots | 376 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): 21% of vacant lots; next, quarter-acre lot at 15%. Median lot: 0.49 acre (21,160 sq ft). [1] |
| Typical appraised value | $24,700 median appraised value for a vacant lot; the middle half fall between $17,200 and $31,000 [1] |
| Recent lot sale prices | $26,000 median across 11 arm's-length sales of vacant lots in Madisonville (May 2025–Dec 2025); the middle half sold for $20,000–$35,000 [1] |
| Who bought lots in 2025 | Companies made 9% of those purchases; individuals made the rest [1] |
| Owners who live elsewhere | 5% of vacant lots have an owner mailing address outside Tennessee (most often FL, IL, NC) [1] |
| Municipal status | Madisonville is a city with its own elected mayor and commissioners, planning commission, codes enforcement office and municipal utility system. [2],[6],[3],[5] |
| Building permits | The city Codes Enforcement office publishes a building-permit application, permit procedures and a fee schedule for work inside its jurisdiction. [3] |
| Building permit fees | The city's posted fee schedule bases permits on project value: $1,001 to $50,000 of work costs $35 for the first $1,000 plus $5 per added $1,000. Residential planning review adds 50% of that fee, at least $50. [4] |
| Water and sewer | The city lists sewer as available only inside city limits; its utility-rate page lists a $900 inside-city water tap and a $900 sewer tap. [5] |
| Planning standards | The municipal plat guide lists at least 50 feet of road frontage, 10-foot utility and drainage easements, and front setbacks that vary by road class. [7] |
| Septic fallback | Where municipal sewer is unavailable, TDEC evaluates the proposed septic site, may require a soil map, and inspects the installed system before it is covered. [8] |
| Flood research | Tennessee identifies FEMA's Map Service Center as the official flood-map source and offers a Property Viewer for parcel screening with the FEMA layer. [10] |
| Tellico Ranger District | The Forest Service's 2024 Tellico Ranger District map shows State Route 68 running to Tellico Plains; forest motor use is limited to the roads, trails and areas it designates. [12] |
Pricing
What is a lot in Madisonville worth?
In 2025, vacant lots in Madisonville sold for a median of $26,000 across 11 arm's-length sales; the middle half sold for $20,000 to $35,000. [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 Madisonville
City limits determine the sewer path and utility price
The utility schedule draws a firm distinction between inside and outside city limits. It says sewer is available only inside the city. For water, the first 2,000 gallons carry a minimum charge of $18.45 inside and $34.31 outside, while the listed water tap is $900 inside and $1,250 outside. The sewer tap is $900. Those published amounts are useful budget markers, not proof that a main reaches a particular lot. Confirm the parcel's jurisdiction, service address, line location, capacity, meter size and any extension or road-bore work directly with the utility before pricing it as served. [5]
Permit and plat requirements reduce the usable envelope
Codes Enforcement handles the city's building-permit process, and its posted fee schedule bases permit fees on project value, with residential planning review at 50% of the permit fee. The plat guide lists 50 feet of minimum road frontage, 10-foot utility and drainage easements along all property lines, 10-foot side and rear setbacks, and front setbacks of 30, 40 or 50 feet depending on road class. Those dimensions can matter on a small, narrow or irregular parcel. Compare the current zoning and permit rules with the recorded plat, survey, drainage path and proposed home footprint before treating gross acreage as buildable area. [3],[4],[7],[6]
Recent lot sales help frame value without deciding it
The roll groups 376 vacant residential parcels in this page's Madisonville community-code scope. Median lot size is 0.49 acres, and half-acre lot is the most common size group at 21%. Appraised values have a median of $24,700, with the middle half between $17,200–$31,000. In 2025, 11 qualifying single-lot sales had a median price of $26,000; the middle half sold for $20,000–$35,000. That sample is a local reference, not a parcel appraisal. Road access, utilities, septic potential, shape, slope, restrictions and title can move one lot well away from the median. [1]
Sewer uncertainty turns soil and site layout into price issues
Because the city publishes sewer as an inside-city service, a parcel outside the serviced area may need a septic system even if its mailing address uses the city name. TDEC says its environmental scientist evaluates the proposed site and may request a soil map. The application must show the proposed home, driveway, utilities, wells and springs, and the installed system needs final inspection. A successful nearby system does not guarantee approval on this lot. TDEC also says soil should not be disturbed, cut or filled while the site is prepared for evaluation. [5],[8],[9]
Common situations
Selling land in Madisonville in these situations
You inherited land with an older deed
Inherited land can still be sold, but the title company must connect the deceased owner to the people authorized to sign. The Monroe County Register of Deeds keeps deeds, plats, liens and related real-estate records, including records dating to 1820. Depending on the chain of title, the company may request a death certificate, probate document, affidavit or corrective instrument before it can insure and record the transfer. [11]
You live outside Tennessee
You do not have to travel to market a vacant lot. 5% of owners in this roll scope have a mailing address outside Tennessee. Parcel Buyers can review the land remotely, send a written offer and coordinate mailed or electronic signing with an independent title company. The parcel still receives the same access, utility and title review before an offer is finalized. [1]
The lot may be outside the sewer service area
A mailing address is not enough to establish municipal service. The utility says sewer is available only inside city limits and publishes different inside and outside water rates. Start with the parcel record and ask the utility about the exact service address. If sewer is unavailable, TDEC site evaluation becomes part of the buildability and value analysis rather than an issue to leave for a future buyer. [5],[8]
Step by step
How do I sell my land in Madisonville?
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 Madisonville: common questions
Is Madisonville a city or an unincorporated community?
It is a city with elected municipal officials, a planning commission, a codes office and a utility department. This page's figures follow the Madisonville community code on the Monroe County roll, so confirm the parcel's legal city-limit status before assuming municipal permits or sewer service apply.
Who issues a building permit for a city lot?
The municipal Codes Enforcement office publishes the building-permit application, procedures and fee schedule. Its posted fee schedule bases building-permit fees on project value; for example, $1,001 to $50,000 of work costs $35 for the first $1,000 plus $5 per added $1,000. Residential planning review adds 50% of the permit fee, at least $50.
Can a parcel outside city limits use municipal sewer?
The city's current utility page says sewer is available only inside city limits. It also publishes different inside and outside water charges. Confirm the exact parcel with the utility before relying on either service. If sewer cannot serve it, contact TDEC about a site evaluation and septic permit rather than assuming a system will fit.
Does a city address mean there are no private dues?
No. A mailing address or city name does not rule out recorded subdivision covenants, owner-association dues or a private-road maintenance agreement. The Monroe County Register of Deeds keeps deeds, plats and related land records. Review those records and the title commitment for the exact parcel before estimating its recurring costs.
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 Monroe 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
- Sweetwater
425 vacant lots
- Vonore
250 vacant lots · 2025 median lot sale $40,900
- Kahite
219 vacant lots · 2025 median lot sale $82,500
- Monroe County
6,129 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 Monroe County roll whose community code is Madisonville. 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 Madisonville, Elected officials (accessed 2026-10-08)
- [3] City of Madisonville, Codes Enforcement (accessed 2026-10-08)
- [4] City of Madisonville, Permit fee schedule (accessed 2026-10-08)
- [5] City of Madisonville, Utility rates effective August 1, 2024 (accessed 2026-10-08)
- [6] Monroe County Planning Department, Madisonville Municipal Planning Commission (accessed 2026-10-08)
- [7] Monroe County Planning Department, Subdivision plat brochure (accessed 2026-10-08)
- [8] Tennessee Department of Environment and Conservation, Subsurface sewage disposal system frequently asked questions (accessed 2026-10-08)
- [9] Tennessee Department of Environment and Conservation, Septic system construction permit (accessed 2026-10-08)
- [10] Tennessee Emergency Management Agency, Floodplain mapping (accessed 2026-10-08)
- [11] Monroe County Government, Monroe County Register of Deeds (accessed 2026-10-08)
- [12] U.S. Forest Service, Motor Vehicle Use Map: Tellico Ranger District (accessed 2026-10-08)