County-by-county trends, averages, and analytics across 16 Middle Tennessee markets. Area-level data only — for specific comps filtered to your exact criteria, contact us directly.
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| Tract Size | Median $/Acre | Sales | Range · $/Acre | As Of |
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Three signals most brokers never give you: FEMA flood exposure, standing timber value, and a county growth dashboard. All free, all updated, all for this county.
School-zone medians will publish here only when a zone clears our 3-sale aggregate floor — we don't show thin data, and we don't estimate. The leaderboard is being rebuilt on that standard now.
Middle Tennessee is one of the most actively traded land markets in the Southeast. Nashville metro growth has compressed residential land inventory inside Davidson and Williamson counties, pushing development, farm, and scenic land demand outward into Wilson, Rutherford, Sumner, Maury, Dickson, Robertson, Montgomery, Cheatham, Hickman, Bedford, Marshall, DeKalb, Smith, and Trousdale counties. Median price per acre varies by a factor of 10× or more across the region depending on proximity to I-65, I-40, and I-24, the presence of water or scenic terrain, school zoning, and utility availability. The data below is sourced from closed RealTracs MLS transactions, FEMA flood zone mapping, USDA farm real estate statistics, and US Census ACS demographics.
Urban and urban-edge residential lots dominate — Belle Meade, Bellevue, East Nashville, and Whites Creek corridor. True acreage is scarce and trades at a premium. Land buyers are almost exclusively developers, investors, or end-users seeking rare scenic tracts. School zoning and walkability command meaningful price per acre premiums.
The region's premium market — Franklin, Brentwood, College Grove, Nolensville. Ridgeline-view scenic tracts are the tightest segment in 5+ years. Buyers priced out of residential compete on remaining large parcels. Thompson's Station and Fairview offer the best remaining affordability within Williamson's school districts.
The market most watchers are watching. Mt. Juliet growth compression is pushing buyers east. Farmland is repricing in real time, and development ground is being locked up before infrastructure arrives. Watertown and rural Wilson offer still-reasonable acreage pricing.
Steady fundamentals now accelerating. Hendersonville overflow and I-65 corridor growth driving the action. Farm ground north of Gallatin toward Portland and Westmoreland is particularly active, with recreation and hobby-farm buyers arriving from Nashville.
The growth engine of Middle Tennessee. Murfreesboro expansion is absorbing surrounding farmland at a remarkable rate. Smyrna, La Vergne, and the I-24 corridor are hot for development ground. Eagleville and rural Rutherford offer the remaining acreage opportunities.
The next frontier. Spring Hill growth driven by the GM plant has reshaped the entire county. Columbia is following hard. Farm tracts that traded at $5K/ac five years ago now trade $15-20K. Santa Fe and Mt. Pleasant remain the affordability plays.
Fort Campbell demand plus I-24 corridor spillover from Nashville. Affordability is the primary draw — Clarksville land pricing runs a fraction of Williamson. Woodlawn and Palmyra offer larger-acreage farm and recreational tracts.
Traditional Tennessee farm country — tobacco ground, cattle pasture, rolling terrain. Quality farmland still prices at levels that make agricultural economics work. Greenbrier and White House are picking up Nashville commuter demand.
The Cumberland River story. Bluff views, water access, and close-to-Nashville location without Williamson pricing. Kingston Springs and Pegram are pulling strong Bellevue buyer migration. Pleasant View offers the most remaining development-ready acreage.
Getting the Nashville spillover hard and fast. Commutable, land still at roughly half of Williamson pricing, and infrastructure is arriving. Development ground moves quickly. White Bluff and Burns offer rural-feeling acreage at reasonable levels.
The Duck River story — water access, bluff views, recreational buyers from Nashville wanting out of the city. Momentum building. Centerville and the Duck River corridor lead pricing. Linden remains the value play for large timber and farm tracts.
Traditional Middle Tennessee — Shelbyville at the center, Tennessee Walking Horse country, rolling pastureland. Prices still reasonable for quality acreage, but the Nashville ripple effect is arriving via Wartrace and Bell Buckle.
Quiet market with underappreciated upside. Lewisburg has steady fundamentals, and Maury County growth proximity is beginning to push prices along the Highway 431 corridor. Chapel Hill is the early-mover opportunity.
The true rural play — Smithville, Center Hill Lake proximity, affordable farm and timber tracts. Recreational buyers from Nashville are the dominant demand driver. Liberty and Alexandria offer the strongest acreage value in the region.
Carthage and the Cumberland River corridor. Scenic tracts with water access are the hot commodity. Still very affordable on a relative basis. Gordonsville and Brush Creek offer remaining larger farm and recreational acreage opportunities.
Tennessee's smallest county and one of its most undervalued. Hartsville has character, and land prices still make economic sense for buyers who want rural living within reach of Nashville via I-40 or Highway 231.
Middle Tennessee land pricing is driven by five measurable factors: acreage band (smaller parcels command dramatically higher per-acre pricing), zoning and utility availability (sewer-ready acreage trades at multiples of unserved ground), topography and usable area (floodway and unbuildable areas discount the raw price), school zone (Williamson and Davidson school boundary premiums are well-documented), and market timing (days on market, absorption rate, and year-over-year price momentum). This tool aggregates each of these factors into the county-level statistics above.
Properties in FEMA Special Flood Hazard Areas (SFHA) — Zones A, AE, AH, AO, and V — typically discount on a per-acre basis versus comparable non-flood-zone acreage. Flood zone exposure also affects development feasibility, construction cost, and ongoing insurance carrying cost. The Flood Zone Exposure panel above pulls live data from FEMA's National Flood Hazard Layer.
Tennessee stumpage prices as of Q4 2025 run approximately $17-21/ton for pine sawtimber, $33-35/ton for hardwood sawtimber, under $4/ton for pine pulpwood, and approximately $8/ton for hardwood pulpwood. Tennessee has been an exception to broader Southern price declines, with hardwood sawtimber particularly strong. Standing timber can materially affect land value — use the Timber Value Estimator above for a working range, and consult a licensed forester for any serious harvest or acquisition decision.
Median price per acre varies significantly across Middle Tennessee's 16 counties. Williamson County commands the region's premium pricing, typically $40,000-$150,000+ per acre depending on location and acreage band. Davidson County residential lots run even higher on a per-acre basis. Rural counties like Hickman, DeKalb, Smith, and Trousdale typically range $8,000-$25,000 per acre. Current medians are shown per county on this dashboard.
Wilson, Maury, and Dickson counties are currently seeing the strongest price appreciation, driven by spillover from Davidson and Williamson. Wilson is compressed by Mt. Juliet growth. Maury is being reshaped by Spring Hill's GM plant expansion. Year-over-year price growth is tracked per county on this dashboard.
The Flood Zone Exposure panel above shows county-level SFHA coverage. For a parcel-specific flood determination using FEMA's National Flood Hazard Layer, contact us with the address or APN and we'll pull the official zone designation and base flood elevation where available.
Tennessee stumpage prices as of Q4 2025: pine sawtimber $17-21/ton, hardwood sawtimber $33-35/ton, pine pulpwood under $4/ton, hardwood pulpwood ~$8/ton. Per-acre value depends on stand age, species mix, access, and merchantable volume. Use the Timber Value Estimator above for a working range. Consult a licensed forester before any harvest decision.
16 Middle Tennessee counties: Bedford, Davidson, Williamson, Rutherford, Wilson, Sumner, Maury, Robertson, Montgomery, Cheatham, Dickson, Hickman, Marshall, DeKalb, Smith, and Trousdale.
Mortgage rates and national benchmarks update weekly via an automated Monday morning Federal Reserve FRED refresh. MLS closed sale and active listing data is re-ingested on a rolling basis. USDA farm real estate values update annually. Flood zone data reflects FEMA's current effective National Flood Hazard Layer.
No — by MLS and IDX compliance rules, we display only aggregated area-level statistics. Active listings can show address and list price per IDX rules. For specific closed comps filtered to your criteria, contact us directly.
Ross Welch, Affiliate Broker at Zeitlin Sotheby's International Realty, operating under the Scenic Land & Farms brand. Specializing in farm, scenic, timber, commercial, and development land across Middle Tennessee.
Use the Request Comps button on the dashboard, or email ross@sceniclandfarms.com. Provide property address, approximate acreage, and key features. Typical response within one business day.
Research guides built on the same closed-transaction dataset as the dashboards.