Sevier County, Tennessee
Sell your land in Shagbark for cash
Parcel Buyers buys vacant Shagbark subdivision lots for cash, including lots on private roads where a future home would use a private well and septic system. 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 Shagbark?
- Parcel Buyers is a direct land buyer that makes written, no-obligation cash offers on vacant lots and acreage in Shagbark, Sevier 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 Shagbark sell for in 2025?
- In 2025, vacant lots in Shagbark sold for a median of $62,000 across 19 arm's-length sales; the middle half sold for $30,200 to $97,500.
- How many vacant lots are in Shagbark?
- The 2026 Tennessee parcel and assessment data lists 489 vacant residential lots in Shagbark; 19% are oversized half-acres, and the median lot is 0.72 acre.
- How is a cash offer for land in Shagbark 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 Shagbark 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 Shagbark?
- In 2025, companies bought 63% of the vacant lots that sold in Shagbark, including 37% bought by homebuilders. Individuals bought the rest.
Local data
Shagbark land at a glance
Tax-roll figures cover parcels on the Sevier County roll whose subdivision name is Shagbark in Sevier County. Local rules and services are sourced below.
| Vacant residential lots | 489 parcels classified vacant residential on the 2026 Tennessee parcel and assessment data [1] |
|---|---|
| Most common lot size | Oversized half-acre (24,000–30,000 sq ft): 19% of vacant lots; next, half-acre lot at 14%. Median lot: 0.72 acre (31,390 sq ft). [1] |
| Typical appraised value | $55,000 median appraised value for a vacant lot; the middle half fall between $37,500 and $72,000 [1] |
| Recent lot sale prices | $62,000 median across 19 arm's-length sales of vacant lots in Shagbark (Jan 2025–Dec 2025); the middle half sold for $30,200–$97,500 [1] |
| Who bought lots in 2025 | Companies made 63% of those purchases, including 37% by homebuilders; individuals made the rest [1] |
| Owners who live elsewhere | 72% of vacant lots have an owner mailing address outside Tennessee (most often FL, SC, AL) [1] |
| 2026 lot dues and assessment | Shagbark POA lists $400 yearly dues for a vacant lot and a separate $500 special road-improvement assessment for 2026. Bills are due January 31. [2] |
| Private mountain roads | The POA maintains about 22 miles of private roads, including pavement, shoulders, culverts, signs, snow and ice work. It says about one-third of the system is gravel. [2] |
| Well and septic community | The POA says Shagbark cabins use private wells and individual septic systems. County Environmental Health permits septic and requires current surveys for Shagbark applications. [2],[4] |
| Construction road-use fee | The POA charges $2,500 in road-use fees for a new one- or two-bedroom home, plus $1,000 for every bedroom above two, before contractor vehicles use community roads. [3] |
| Survey and setback rules | POA construction review requires a licensed survey. New homes must sit 40 feet from the road center and 10 feet from other property lines, unless the board grants a variance. [3] |
| County and POA approvals | Sevier County lists Shagbark as a subdivision requiring a current survey. A new home needs county building and septic permits plus POA Architectural Review Committee approval before tree removal, site work or construction. [5],[4],[3] |
| Firewise recognition | The Tennessee Division of Forestry lists Shagbark as a nationally recognized Firewise USA community since 2011. POA construction guidance includes wildfire-safety spacing recommendations for ground cover, shrubs and trees. [7],[3] |
| Great Smoky Mountains National Park | The POA construction application says Shagbark lies in the shadow of Great Smoky Mountains National Park. It requires association review before tree removal or site work, tying that forested setting to lot preparation. [3] |
Pricing
What is a lot in Shagbark worth?
In 2025, vacant lots in Shagbark sold for a median of $62,000 across 19 arm's-length sales; the middle half sold for $30,200 to $97,500. [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. Homebuilders made 37% of the 2025 lot purchases in Shagbark, and builder demand can lift sale prices above what a single owner usually gets from a cash buyer.
What moves the price in Shagbark
Private roads create real yearly costs
Private-road upkeep is a direct ownership cost in Shagbark. The POA says it maintains about 22 miles of roads, and roughly one-third remain gravel. Its crews handle pavement, shoulders, culverts, signs, leaf clearing, trees, salt, snow and ice, while each owner remains responsible for a private driveway. For 2026, a vacant lot is billed $400 in regular dues plus a separate $500 road-improvement assessment. Road surface, grade and distance from the gate can also affect future construction access. Those obligations and physical conditions help explain why two similar-size mountain lots can carry different values. [2]
Well, septic and survey work come before a house
A build plan needs room for a well, septic drain field, driveway and home. The POA says every cabin uses its own well and septic system. Sevier County Environmental Health requires a current original survey for Shagbark septic applications, printed at a 1-inch-to-50-foot or 1-inch-to-100-foot scale, and lists a $300 septic-permit fee. The association's construction form requires the survey to show the proposed home, parking, driveway and septic drain field. A lot with difficult soil or little usable area can cost more to develop even when its acreage and appraised value resemble another parcel. [2],[4],[3]
Association building rules shape the usable site
The POA review can narrow where and how construction begins. Its July 2024 application requires Architectural Review Committee approval before tree removal, site work or construction. The plan must show a 40-foot setback from the road center, a 10-foot setback from other property lines and at least one parking space per bedroom, with room for at least two vehicles. Construction must be completed within one year of the association permit. Contractor road use costs $2,500 for a one- or two-bedroom home and another $1,000 per bedroom above two. County permits remain separate from POA approval. [3],[5]
Lot sales do not capture every mountain constraint
Recent lot sales provide a benchmark, but they do not price each slope and road. The 2025 parcel-data set contains 19 qualifying single-parcel lot sales within the Shagbark subdivision-name scope. The median was $62,000, and the middle half was $30,200–$97,500. The current roll's median appraised value is $55,000. A cash offer also accounts for road position, grade, usable building area, well and septic feasibility, association balances and recorded restrictions. That is why a same-size parcel can land above or below the subdivision's statistical midpoint. [1],[2],[3],[4]
Common situations
Selling land in Shagbark in these situations
You own a vacant lot and do not plan to build
You can sell without installing a well, septic system or driveway first. Vacant-lot ownership still brings POA bills: the association lists $400 in yearly lot dues and a $500 special road assessment for 2026. Selling can end those future carrying costs once title transfers. Parcel Buyers reviews the road, utilities, access and title before offering. There are no fees or commissions, we cover closing costs, and the land inspection is the only contingency. If the inspection fails, it costs the seller nothing. [2]
Your lot is steep or difficult to reach
You can request an offer for a steep or hard-to-reach lot. Shagbark's private network includes both paved and gravel roads, and owners maintain their own driveways. A future builder must fit the home, parking, septic field and setbacks on the usable part of the parcel. County Planning and Zoning publishes Critical Slope and Hillside overlay maps, so the exact parcel needs terrain review before plans are assumed. Our inspection determines whether those physical constraints fit our purchase criteria. [2],[3],[6]
You inherited the parcel or live out of state
You can sell remotely even if you inherited the lot and have never visited it. 72% of owners in this Shagbark subdivision-name scope have mailing addresses outside Tennessee. Electronic signatures and a mail-away closing through an independent, licensed title company can handle the transfer, with payment by check or wire. The title review can confirm the recorded owner, association obligations and any taxes or liens. With the seller's consent, liens or back taxes can be paid from the sale proceeds at closing. [1],[2]
Step by step
How do I sell my land in Shagbark?
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 Shagbark: common questions
How much does it cost to hold an empty Shagbark lot?
The POA lists $400 in annual dues for a vacant lot. For 2026 it also lists a separate $500 special assessment for road improvements. Regular bills go out in December or early January and are due January 31.
Are the roads in Shagbark public or private?
They are private and maintained by the POA. The association says the network covers about 22 miles and about one-third is gravel. It handles roads, shoulders and culverts, while each owner maintains the parcel's driveway.
Does a vacant Shagbark lot have water and sewer?
No public hookup should be assumed. The POA says homes use private wells and their own septic systems. A buildable plan therefore needs a workable well location, septic approval and enough space for the home, driveway and required setbacks.
What approvals are needed before building?
Both county and association approvals are needed. Sevier County handles the building and septic permits. The POA Architectural Review Committee requires its own application, survey and supporting documents before access, tree removal or construction starts.
Can I sell without paying for site improvements first?
Yes. We buy vacant land with no water, sewer or road work. We inspect the parcel and check utilities, access and title before offering. The offer reflects the work a future buyer may face, but you do not have to install a well, septic system or driveway for us first.
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 Sevier 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
- Pigeon Forge
667 vacant lots
- English Mountain
1,877 vacant lots · 2025 median lot sale $5,000
- Sevier County
18,792 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 Sevier County roll whose subdivision name is Shagbark. 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.
- [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] Shagbark Property Owners Association, Shagbark property owner fees, utilities, roads and amenities (accessed 2026-10-02)
- [3] Shagbark Property Owners Association, Shagbark Property Owners Association construction application (accessed 2026-10-02)
- [4] Sevier County, Tennessee, Environmental Health septic services and subdivision survey rules (accessed 2026-10-02)
- [5] Sevier County, Tennessee, Building Inspections (accessed 2026-10-02)
- [6] Sevier County, Tennessee, Planning and Zoning (accessed 2026-10-02)
- [7] Tennessee Division of Forestry, Nationally recognized Firewise communities in Tennessee (accessed 2026-10-02)