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Overton County, Tennessee

Sell your land in Livingston for cash

Parcel Buyers buys land nationwide, including vacant lots for cash in Livingston, on town water and sewer or on lots that need a state septic permit. 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.

Get my cash offer See Livingston lot data Or call (239) 893-7771

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 Livingston?
Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in Livingston, Overton 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 Livingston?
The 2026 Tennessee parcel and assessment data lists 491 vacant residential lots in Livingston; 15% are third-acre lots, and the median lot is 0.51 acre.
How is a cash offer for land in Livingston 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 Livingston 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

Livingston land at a glance

Tax-roll figures cover parcels on the Overton County roll whose community code is Livingston in Overton County. Local rules and services are sourced below.

Livingston vacant land facts
Vacant residential lots 491 parcels classified vacant residential on the 2026 Tennessee parcel and assessment data [1]
Most common lot size Third-acre lot (13,000–16,000 sq ft): 15% of vacant lots; next, half-acre lot at 12%. Median lot: 0.51 acre (22,360 sq ft). [1]
Typical appraised value $20,000 median appraised value for a vacant lot; the middle half fall between $14,000 and $30,000 [1]
Recent lot sale prices Too few arm's-length vacant-lot sales in 2025 to report a reliable median for Livingston [1]
Owners who live elsewhere 4% of vacant lots have an owner mailing address outside Tennessee (most often FL, KY, GA) [1]
Incorporated town, county seat Livingston is an incorporated town and the Overton County seat. MTAS lists its incorporation act as Private Acts 1907, chapter 130, with an incorporation date of February 1, 1907. [2],[3]
County rules stop at the town line Overton County says building permits are not required and it has no building codes or zoning outside the Livingston city limits. Inside the limits it sends owners to City Hall. [4]
Town zoning and planning The town posts a zoning map, a zoning ordinance and a building permit application. Its Planning Commission meets the fourth Monday of each month at 5:00 p.m. [7],[8]
Permit form asks water and waste The town's building permit form asks the owner to mark water as public or private and waste as sewer or septic, and to state front, side and rear setbacks measured from property lines. [9]
Cumberland River water intake The Livingston Water Treatment Plant pumps mainly from the Cumberland River at Butler's Landing, a main source since August 2009. Carr Creek lake and Roaring River are emergency backups. [10]
Plant size and who it serves The plant is designed to treat 4 million gallons a day and pumped an average of 3.5 million in 2025. It serves about 15,351 people and sells water to 3 utility districts. [10]
2025 tax rates The Comptroller lists 2025 rates of $1.3373 per $100 of assessed value for Overton County and $1.1396 for the town, $2.4769 combined. The 2024 combined rate was $4.0574. [11]
Tax calendar The Overton Trustee mails bills October 1. Taxes are due without interest and penalty through February 28, and from March 1 interest and penalty run at 1.5% a month. [5]
Septic permit from the state TDEC issues septic permits here, since Overton is not a contract county. A new conventional permit is $400 up to 1,000 gallons a day, plus $100 for the construction inspection. [13],[4]
Aerial photo of Livingston, Tennessee, with the community's outline drawn on it
Livingston, Tennessee aerial: 2021 aerial imagery. Outline: U.S. Census Bureau boundary of Livingston. Imagery: USDA NAIP via USGS The National Map.
Third-acre lot 15% Half-acre lot 12% Sub-half-acre lot 10% Oversized half-acre 9% All other sizes 54%
Vacant residential lots in Livingston by lot size, 2026 Tennessee parcel and assessment data [1]. Third-acre lot 15%, Half-acre lot 12%, Sub-half-acre lot 10%, Oversized half-acre 9%, All other sizes 54%.

Pricing

What is a lot in Livingston 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 Livingston

Inside or outside the town limits

The first question for any lot is which side of the town line it sits on. Overton County says building permits are not required and there are no building codes or zoning restrictions outside the Livingston city limits. Inside the limits, the town runs permits through City Hall and publishes a zoning map and ordinance, and its permit form asks for setbacks measured from property lines. The figures on this page cover parcels whose roll community code is Livingston, not a town-boundary map, so some counted lots may sit outside the line. [4],[7],[8],[9],[1]

Town water and sewer or a septic permit

The town sells water from a plant on the Cumberland River that is designed for 4 million gallons a day, and MTAS lists gas, sewer and water among its utilities. A lot the lines do not reach needs a state septic permit instead: TDEC charges $400 for a conventional system up to 1,000 gallons a day plus a $100 inspection, and says review generally takes 10 days. The permit form asks which of each applies, so a buyer prices the utility route before building. [10],[2],[13],[9]

Appraised value is not an offer price

The median appraised value of these vacant lots is $20,000, and the middle half runs $14,000–$30,000. Appraised value is the assessor's market appraisal. Residential land is assessed at 25% of it, and the rate is then applied to that smaller number: $1.3373 per $100 for the county and $1.1396 more inside the town. Neither the appraisal nor the rate is a sale price or a Parcel Buyers offer, and we check utilities, access and title on every parcel before offering. [1],[12],[11]

Lot size and what it leaves for a septic field

The median lot among 491 vacant residential parcels is 0.51 acre, or 22,360 square feet. The largest single group is the third-acre lot, 15% of the total, which is a plurality, not most lots. Size matters most where public sewer does not reach, because the system and its field must fit on the lot. The Overton assessor reviews a quarter of the county each year, so a lot's appraisal can change on a rolling schedule. [1],[6]

Common situations

Selling land in Livingston in these situations

You inherited a lot and live far away

Yes, you can sell without living nearby. 4% of vacant-lot owners in this scope have a mailing address outside Tennessee. Parcel Buyers handles electronic signing and mail-away closings through an independent title company, and payment goes by check or wire. The title company traces the recorded deed before closing. [1]

The property taxes have fallen behind

Yes, a lot with back taxes can still be sold. The Overton Trustee says taxes are due without interest and penalty through February 28, and from March 1 interest and penalty run at 1.5% a month. Liens or back taxes can be paid from the sale proceeds at closing, with the seller's consent, so you do not need to clear them first. [5]

The lot sits outside the town limit

A lot outside the limit follows county rules, and Overton County says it has no building codes or zoning there and requires no county building permit. State electrical and septic permits still apply, and the county points owners to tn.gov for both. That can make a rural lot simpler for some buyers, but it does not remove the need for a septic site review where no sewer line reaches. [4],[13]

Step by step

How do I sell my land in Livingston?

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

  1. 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.

  2. 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.

  3. Sign electronically

    If you accept, everyone signs the purchase agreement electronically. There is nothing to print or mail at this stage.

  4. 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.

  5. 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 Livingston: common questions

Can I sell my Livingston lot if it has no water or sewer?

Yes. Parcel Buyers buys vacant lots for cash, including lots with no water, sewer or road work. Where the town lines do not reach, a buyer can build with a state septic permit, which costs $400 for a conventional system up to 1,000 gallons a day plus a $100 inspection. We check utilities, access and title before offering.

What does an empty lot cost to hold each year?

It depends on the appraisal and the side of the town line. The 2025 rate is $1.3373 per $100 of assessed value countywide and $2.4769 inside the town. Assessed value is 25% of the appraisal for residential land. Bills are mailed October 1 and are due without interest through February 28.

Do I need a building permit outside the town limits?

No county permit is needed. Overton County says building permits are not required and it has no building codes or zoning outside the Livingston city limits. State electrical and septic permits still apply, and inside the town, City Hall issues the building permit and the zoning ordinance controls.

Can I sell if I owe back taxes on the lot?

Yes. The Trustee says interest and penalty start March 1 at 1.5% a month, so the balance grows while it waits. Liens or back taxes can be paid from the sale proceeds at closing, with your consent, and the independent title company shows the payoff before you sign.

Is my lot in the town or in the county?

Check the deed and the parcel map. The town is incorporated, and the county says its permit and zoning rules differ outside the limits. This page's numbers use the roll's community code, which is not a boundary map. The Assessor of Property can show which side a parcel is on.

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]

  • 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.

  • 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 Overton 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

  1. A land specialist reaches out, usually the same business day, to confirm the details.
  2. You get a written cash offer within 24 hours: a real number, not a range.
  3. 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.

What kind of land do you own?

No obligation. No fees. Prefer email? Write to info@theparcelbuyers.com.

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Nearby areas we buy

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 Overton County roll whose community code is Livingston. 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. [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. [2] Municipal Technical Advisory Service, University of Tennessee, Livingston, Tennessee Cities & Towns (accessed 2026-11-07)
  3. [3] Overton County, Tennessee, Livingston (accessed 2026-11-07)
  4. [4] Overton County, Tennessee, Permits & Zoning (accessed 2026-11-07)
  5. [5] Overton County, Tennessee, Trustee (accessed 2026-11-07)
  6. [6] Overton County, Tennessee, Property Assessor (accessed 2026-11-07)
  7. [7] City of Livingston, TN, Government (accessed 2026-11-07)
  8. [8] City of Livingston, TN, Services (accessed 2026-11-07)
  9. [9] City of Livingston, TN, Building Permit Application (accessed 2026-11-07)
  10. [10] City of Livingston, TN, Consumer Confidence Report 2025 (accessed 2026-11-07)
  11. [11] Tennessee Comptroller of the Treasury, 2025 Tax Aggregate Report, actual property tax rates (accessed 2026-11-07)
  12. [12] Tennessee Comptroller of the Treasury, How to calculate your property tax bill (accessed 2026-11-07)
  13. [13] Tennessee Department of Environment and Conservation, Septic system construction permit (accessed 2026-11-07)