Montgomery County, Tennessee
Sell your land in Cunningham for cash
Parcel Buyers buys vacant lots and acreage for cash in Cunningham, including parcels that sit outside the water district's lines or need a septic permit. 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 Cunningham?
- Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in Cunningham, 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.
- How many vacant lots are in Cunningham?
- The 2026 Tennessee parcel and assessment data lists 197 vacant residential lots in Cunningham; 26% are mini-estate (2-3 acres)s, and the median lot is 2.00 acre.
- How is a cash offer for land in Cunningham 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 Cunningham 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
Cunningham land at a glance
Tax-roll figures cover parcels on the Montgomery County roll whose property-address city is Cunningham in Montgomery County. Local rules and services are sourced below.
| Vacant residential lots | 197 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): 26% of vacant lots; next, small acreage tract (7-10 acres) at 11%. Median lot: 2.00 acre (87,120 sq ft). [1] |
| Typical appraised value | $77,300 median appraised value for a vacant lot; the middle half fall between $60,000 and $100,700 [1] |
| Recent lot sale prices | Too few arm's-length vacant-lot sales in 2025 to report a reliable median for Cunningham [1] |
| Owners who live elsewhere | 10% of vacant lots have an owner mailing address outside Tennessee (most often AZ, FL, NC) [1] |
| Two state routes cross here | Census road data shows State Routes 13 and 48 within 800 meters of Cunningham's mapped point, and Wikipedia places the community at their intersection, so frontage on a state route is a real question for each lot. [12],[2] |
| Unincorporated community | Cunningham is an unincorporated community in Montgomery County with its own ZIP code, 37052. County rules, not a city's, apply to lots here. [2],[3] |
| Who enforces zoning | Montgomery County's codes enforcement division enforces the county zoning resolution, which the Building Commissioner administers. Its office is at 350 Pageant Lane in Clarksville. [3] |
| Water district | Cunningham Utility District says it provides drinking water to about 5,100 customers in parts of Montgomery, Cheatham and Dickson counties. Its page does not mention sewer service. [6] |
| Water tap cost | The district's rate page lists a $3,200 tap for a 5/8 by 3/4-inch residential meter and a $100 non-refundable meter connection fee. The minimum bill is $24.19 for the first 1,000 gallons (effective 8/1/26). [7] |
| New-lot school tax | Montgomery County's Adequate Facilities Tax charges $250 on each new lot created after July 1, 2004 and $250 per new dwelling unit, rising 6% a year to a combined maximum of $1,000. [4] |
| Septic permit fees | TDEC charges $400 for a new conventional septic permit up to 1,000 gallons per day and $100 for the construction inspection. Soil maps by a soil scientist are required where the Division asks for them. [8] |
| Greenbelt rollback | Farm and forest land taxed under Greenbelt owes rollback for 3 years (the current year and 2 before) when it is disqualified. Open space land owes 5 years. Enrolled farm tracts need at least 15 acres. [9] |
Pricing
What is a lot in Cunningham worth?
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 Cunningham
Acreage, not subdivision lots, sets the pattern
The tax roll shows 197 vacant residential parcels with a Cunningham address and a median size of 2.00 acres. The largest size band, mini-estate (2-3 acres), holds 26% of them. The median appraised value is $77,300, with the middle half between $60,000–$100,700. Appraised value is the assessor's market appraisal, not a sale price or an offer. Parcels this size usually come from farm splits, so frontage, a shared drive and a recorded easement matter more than the acreage figure alone. [1],[2]
Water tap and septic are separate budgets
A buyer who wants public water pays the district's $3,200 residential tap plus a $100 meter connection fee, if a line reaches the lot. The district describes only drinking water, so sewer is not part of that quote. A lot that cannot get a sewer line needs a TDEC septic permit: $400 for a conventional system up to 1,000 gallons per day and $100 for the construction inspection. TDEC says soil maps by a soil scientist are required where requested. These costs lower what a builder can pay for raw land, and we weigh them in our offer. [7],[6],[8]
What a county builder pays before breaking ground
Montgomery County's Building and Codes lists a $25 minimum permit and $0.38 per square foot for additions, detached garages and accessory buildings, plus a $5 archive and records fee on every application. A Board of Zoning Appeals application costs $250. On top of that, the Adequate Facilities Tax adds $250 per new lot and $250 per dwelling, rising 6% yearly to a $1,000 combined cap. A buyer adds these to the land price, so they shape what a vacant parcel is worth to a builder. [5],[4]
Greenbelt status can follow the land to a buyer
Many acreage parcels in the county are taxed on farm or forest use through Greenbelt instead of market value. Agricultural tracts need at least 15 acres and $1,500 a year of average farm income. If a buyer subdivides or develops, the land can be disqualified and rollback tax comes due for the current year and the 2 before it, or 5 years for open space land. Knowing whether a parcel is enrolled keeps a surprise bill from landing at closing. [9]
Common situations
Selling land in Cunningham in these situations
You inherited acreage from a farm family
Yes. You can sell inherited acreage even if the deed still carries an older owner's name. The Montgomery County Register of Deeds records and stores deeds, plats and liens, and an independent title company works through that record to confirm who can sign. If part of the land is in Greenbelt, we review the enrollment and any rollback exposure before the offer. Closing is typically about 10 days after the purchase agreement is signed, depending on title. [11],[9]
Property taxes on the land are behind
Yes. You can sell land with unpaid taxes. Montgomery County real estate taxes turn delinquent after the last day of February, and from March 1 interest and penalty add 1.5% a month, or 18% a year. Unpaid accounts can end in a lawsuit and a sale of the property. Back taxes can be paid from the sale proceeds at closing, with the seller's consent, so you do not need cash up front. [10]
You own a lot here but live in another state
Yes. You can sell without visiting. About 10% of vacant-lot owners in this scope have a mailing address outside Tennessee, and 90% live in the state. You can sign electronically, close by mail through the title company, and be paid by check or wire. We check utilities, access and title on every parcel before offering, so a trip to the lot is not needed. [1]
Step by step
How do I sell my land in Cunningham?
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 Cunningham: common questions
Does Cunningham Utility District serve every lot with a Cunningham address?
No. The district says it serves parts of Montgomery, Cheatham and Dickson counties, not all of any one county, and describes drinking water only. Ask the district whether a line runs past your parcel before assuming a tap is available.
What does a water tap cost on a Cunningham lot?
The district's rate page lists $3,200 for a 5/8 by 3/4-inch residential meter tap and a $100 non-refundable meter connection fee. The page shows no effective date for those two charges. It lists the $24.19 minimum bill as effective 8/1/26.
Do I need a septic permit before building on land here?
Yes, if the home will use a septic system. TDEC issues the construction permit: $400 for a conventional system up to 1,000 gallons per day, and a $100 construction inspection. Soil maps by a soil scientist may be required. County Building and Codes asks permit applicants on septic for a copy of the septic file.
What is the Adequate Facilities Tax on new lots?
It is a county privilege tax that funds school facilities. It charges $250 on each new lot created after July 1, 2004 and $250 on each dwelling unit, rising 6% annually to a combined maximum of $1,000. A builder pays it, and it affects what land is worth to them.
Will rollback tax come due if I sell greenbelt land?
Possibly. Rollback applies when land is disqualified, for example when a recorded subdivision plat covers it and any part is developed. Farm and forest land owes 3 years of rollback and open space land owes 5. If only part is converted, rollback applies to that part.
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 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 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
- Clarksville
5,504 vacant lots · 2025 median lot sale $85,000
- Woodlawn
232 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 Montgomery County roll whose property-address city is Cunningham. 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 November 7, 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] Wikipedia, Cunningham, Montgomery County, Tennessee (accessed 2026-11-07)
- [3] Montgomery County Government, Building and Codes (accessed 2026-11-07)
- [4] Montgomery County Building and Codes, Adequate Facilities Tax (accessed 2026-11-07)
- [5] Montgomery County Building and Codes, Building Permit Fees (accessed 2026-11-07)
- [6] Cunningham Utility District, Cunningham Utility District (accessed 2026-11-07)
- [7] Cunningham Utility District, Rates (accessed 2026-11-07)
- [8] Tennessee Department of Environment and Conservation, Septic System Construction Permit (accessed 2026-11-07)
- [9] Montgomery County Assessor of Property, Greenbelt Program (accessed 2026-11-07)
- [10] Montgomery County Trustee, Delinquent Taxes (accessed 2026-11-07)
- [11] Montgomery County Government, Register of Deeds (accessed 2026-11-07)
- [12] U.S. Census Bureau, Census TIGERweb road features within 800 meters of the Cunningham point (accessed 2026-11-07)