Current Average Price Per Acre in Tennessee
As of the most recent public data, the average value of an acre of agricultural land in Tennessee is approximately $4,400, with pastureland averaging near $3,800 per acre and wooded land often trading between $2,000 and $3,500 depending on location and access. These figures reflect statewide assessments compiled by the USDA National Agricultural Statistics Service and local county appraisal records, which are updated annually and widely cited by investors and buyers researching rural parcels USDA NASS Tennessee land data.
Non-agricultural rural lots and undeveloped acreage outside prime farmland can range from $1,500 to $15,000 per acre, with prices heavily influenced by topography, water access, road frontage, and proximity to growing counties such as Williamson, Rutherford, and Knox, where demand from remote workers and developers pushes values higher than the state average.
Regional Price Differences Across Tennessee
East Tennessee
In East Tennessee, acreage near Knoxville, Chattanooga, and the Smoky Mountains typically commands $6,000 to $12,000 per acre for developable lots, while mountain parcels with limited access may sell for $1,500 to $4,000, reflecting terrain constraints and zoning rules that limit subdivision Forbes regional real estate analysis.
Middle and West Tennessee
Middle Tennessee farmland around Nashville averages $5,000 to $8,000 per acre for high-quality cropland, whereas West Tennessee Delta-adjacent tracts often list between $3,000 and $6,000 per acre, with row-crop productivity and soil quality serving as primary price drivers according to county-level assessment reports.
Key Factors That Affect Tennessee Land Prices
Soil Quality and Agricultural Use
Prime farmland with deep, well-drained soils classified by the USDA as Class I or II can sell at a premium, while degraded or heavily wooded acreage sells at a discount, with soil survey maps and productivity indices directly influencing listing prices and appraisal values across the state.
Development Pressure and Infrastructure
Proximity to expanding metropolitan areas, interstate highways, and utility corridors increases per-acre values, as parcels rezoned for residential or commercial use near cities like Nashville, Memphis, and Clarksville attract developers and investors seeking buildable land with existing infrastructure SEC filings on land investment trusts.
Market Trends and Transaction Data
Recent transaction records show that Tennessee land sales volume has risen in counties experiencing in-migration and corporate facility expansions, with per-acre closing prices trending upward in areas where companies such as Tesla and SpaceX have established or announced nearby operations, reinforcing demand for rural acreage Tesla Tennessee operations and SpaceX Tennessee presence.