Montgomery County, Tennessee
Sell your land in Clarksville for cash
Parcel Buyers buys vacant lots in Clarksville for cash, including parcels that need a stamped survey, utility check, septic review or floodplain review before anyone builds. 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 Clarksville?
- Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in Clarksville, Montgomery 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 Clarksville sell for in 2025?
- In 2025, vacant lots in Clarksville sold for a median of $85,000 across 49 arm's-length sales; the middle half sold for $70,000 to $150,000.
- How many vacant lots are in Clarksville?
- The 2026 Tennessee parcel and assessment data lists 5,504 vacant residential lots in Clarksville; 16% are quarter-acre lots, and the median lot is 0.28 acre.
- How is a cash offer for land in Clarksville 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 Clarksville 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.
Local data
Clarksville land at a glance
Tax-roll figures cover parcels on the Montgomery County roll whose property-address city is Clarksville in Montgomery County. Local rules and services are sourced below.
| Vacant residential lots | 5,504 parcels classified vacant residential on the 2026 Tennessee parcel and assessment data [1] |
|---|---|
| Most common lot size | Quarter-acre lot (9,000–13,000 sq ft): 16% of vacant lots; next, standard city lot at 14%. Median lot: 0.28 acre (12,200 sq ft). [1] |
| Typical appraised value | $65,000 median appraised value for a vacant lot; the middle half fall between $45,100 and $80,000 [1] |
| Recent lot sale prices | $85,000 median across 49 arm's-length sales of vacant lots in Clarksville (Jan 2025–Dec 2025); the middle half sold for $70,000–$150,000 [1] |
| Owners who live elsewhere | 7% of vacant lots have an owner mailing address outside Tennessee (most often AZ, GA, KY) [1] |
| Clarksville is a city | Clarksville is an incorporated city in Montgomery County. The city's official profile says it was incorporated in 1807 and operates under a mayor-council government. [2] |
| City building permits | Inside city limits, Clarksville Building and Codes issues permits and follows a project through inspections to a Certificate of Occupancy. [3] |
| Stamped survey required | Clarksville requires a current stamped property survey for permanent structures. A permit stays valid if work starts within 6 months and is not abandoned for 6 continuous months. [4] |
| Water and sewer counts differ | For FY2026, Clarksville Gas and Water reports 83,335 water customers and 74,506 sewer customers, so owners should confirm both services separately. [5] |
| Utility start-up charges | The published schedule lists $100 to activate water and/or sewer during business hours and a $150 residential deposit for a 5/8-inch or 3/4-inch water meter. [6] |
| Two zoning approvals | The regional planning agency recommends city rezonings, but the Clarksville City Council makes the final decision after two readings. [7] |
| Bluffs and two rivers | Fort Defiance stands on a bluff 200 feet above the meeting of the Red and Cumberland Rivers, a specific example of steep local relief beside both waterways. [8] |
| Austin Peay State University | Austin Peay State University's main campus is in downtown Clarksville at 601 College Street. The university reports 11,338 total students for fall 2026. [2],[12] |
Pricing
What is a lot in Clarksville worth?
In 2025, vacant lots in Clarksville sold for a median of $85,000 across 49 arm's-length sales; the middle half sold for $70,000 to $150,000. [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 Clarksville
City limits, zoning and survey come first
This page uses the county roll's property-address city, so it does not prove a parcel sits inside the legal Clarksville boundary. Inside city limits, Clarksville Building and Codes issues the building permit, while the regional planning agency makes rezoning recommendations and the City Council decides city cases after two readings. For a permanent structure, the city requires a current stamped survey. That makes current boundary documentation part of the permit submittal. Confirming jurisdiction first also keeps an owner from relying on the wrong zoning and permit path. [1],[3],[4],[7]
Water and sewer are separate parcel questions
Clarksville Gas and Water delivers both services, but its FY2026 figures show 83,335 water customers and 74,506 sewer customers. The counts show that water and sewer service are not interchangeable parcel facts. The department's published schedule lists $100 to activate water and/or sewer in business hours and a $150 residential deposit for a 5/8-inch or 3/4-inch meter. Those are account start-up charges, not a quote to extend a utility line to vacant land. If a site will use septic, TDEC requires a permit and may require a soils map or engineered design. We check the parcel before offering. [5],[6],[10]
Recorded 2025 lot sales need site context
The current roll subset contains 49 qualifying 2025 lot sales in the Clarksville property-address-city scope. The median was $85,000, and the middle half ran from $70,000–$150,000. These lot sales are context, not an exact market price for a specific parcel. A quarter-acre lot with public sewer, a stamped survey and direct public-road access can support a different build budget than the same-size lot with slope, floodplain, private access or septic work. Our offer follows the parcel evidence, not just the median. [1],[4],[9],[8]
Slope, drainage and access affect usable ground
Fort Defiance gives a documented example of Clarksville's terrain: the city places it on a bluff 200 feet above the confluence of the Red and Cumberland Rivers. A lot near either waterway still needs parcel-specific slope, drainage and flood review. Access also needs legal and physical review. Clarksville's ordinance defines a private-road easement as recorded access over a privately maintained road, so recorded access does not mean public maintenance. We review whether the parcel has usable access before offering. [8],[9]
Common situations
Selling land in Clarksville in these situations
You inherited a lot but do not know its city status
Yes. You can sell an inherited parcel even when the tax address says Clarksville but you do not know whether it lies inside city limits. The address-city scope is not a legal-boundary test, so we check jurisdiction, zoning, access, utilities and title before offering. The Montgomery County Register of Deeds stores the deed, plat, liens and releases used in the title review. An independent title company reviews ownership and confirms who can sign before closing. The land inspection is our only contingency, and a failed inspection costs the seller nothing. [1],[11],[7]
The lot has no confirmed sewer connection
Yes. We buy vacant lots without a confirmed sewer connection. Clarksville Gas and Water reports fewer sewer accounts than water accounts, so the two services should be checked separately. If public sewer is unavailable and an on-site system is allowed, TDEC requires a septic construction permit. The review can call for a soils map or engineered design depending on the site and system. Those costs affect the offer, but they do not automatically prevent a sale. We check utilities, access and title on every parcel before offering. [5],[10]
You own the parcel from another state
Yes. You can sell without visiting Clarksville. 7% of owners in this vacant-lot scope use a mailing address outside Tennessee. Parcel Buyers can inspect the lot and review utilities, road access and title before making a written offer. Documents may be signed electronically, or the independent title company can arrange a mail-away closing. Closing is typically about 10 days after the purchase agreement is signed, depending on title. There are no fees or commissions, we cover closing costs, and payment can be made by check or wire. [1],[11]
Step by step
How do I sell my land in Clarksville?
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 Clarksville: common questions
Is every parcel with a Clarksville address inside city limits?
No. This page follows the property-address city on the Montgomery County roll, not a surveyed municipal boundary. Confirm the legal jurisdiction before relying on city or county zoning and permit rules.
Do I need a survey to build on a Clarksville lot?
Yes, for a permanent structure under the city's published permit requirements. Clarksville Building and Codes requires a current stamped property survey, along with the other permit submittals for the project.
Can I sell a Clarksville lot without public sewer?
Yes. We buy vacant land without public sewer. The utility department reports different water and sewer customer counts, and a parcel using septic needs TDEC review. We include those costs in the land inspection and offer.
Can a private road lower a Clarksville land offer?
Yes. A private-road easement can provide recorded access while leaving road maintenance private. A buyer still checks whether the easement reaches the parcel, whether the road is usable and what improvement cost a building project may require.
How long is a Clarksville building permit valid?
Work must begin within six months. The city's FAQ says a permit remains valid for the project but becomes invalid if construction is abandoned for more than six continuous months.
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]
- 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.
- 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.
More places in Montgomery 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
- Montgomery County
6,598 vacant lots countywide
- Robertson County
3,669 vacant lots countywide
- Stewart County
3,830 vacant lots countywide
- Houston County
1,242 vacant lots countywide
- Dickson County
2,938 vacant lots countywide
- Cheatham County
2,788 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 Montgomery County roll whose property-address city is Clarksville. 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 3, 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 Clarksville, Annual Comprehensive Financial Report: Profile of the Government (accessed 2026-09-30)
- [3] City of Clarksville, Building and Codes (accessed 2026-09-30)
- [4] City of Clarksville, Building and Codes Frequently Asked Questions (accessed 2026-09-30)
- [5] Clarksville Gas and Water, About Clarksville Gas and Water (accessed 2026-09-30)
- [6] Clarksville Gas and Water, Fees, Penalties and Deposits (accessed 2026-09-30)
- [7] Clarksville-Montgomery County Regional Planning Commission, Zoning (accessed 2026-09-30)
- [8] City of Clarksville Parks and Recreation, Historical Properties: Fort Defiance (accessed 2026-09-30)
- [9] City of Clarksville, Access Management Ordinance (accessed 2026-09-30)
- [10] Tennessee Department of Environment and Conservation, Septic System Construction Permit (accessed 2026-09-30)
- [11] Montgomery County Government, Montgomery County Register of Deeds (accessed 2026-09-30)
- [12] Austin Peay State University, Institutional Research: APSU Quick Facts (accessed 2026-10-01)