Is Land a Good Investment in Tennessee This Summer?
A Buyer’s Guide to Kentucky Lake and Nashville’s Big Backyard | July 2026
If you’ve typed “is land a good investment” into Google this year, you’re in good company — and in Tennessee, the answer keeps trending toward yes. With zero state income tax, low property taxes, and roughly 11,000 Baby Boomers hitting retirement age every day nationwide, Tennessee has become one of the most sought-after states for buyers looking to trade a mortgage payment for a piece of ground they actually own. At Tennessee Land & Lakes, we’ve watched this play out firsthand across our two flagship communities: Paris Landing at Kentucky Lake and The Reserve at High Forest, southwest of Nashville. Here’s what buyers searching this summer need to know.
Two Tennessee Locations, Two Ways to Live
Paris Landing, Kentucky Lake, TN sits on a quiet plateau overlooking Kentucky Lake — at more than 160,000 acres and 2,300 miles of shoreline, it’s the largest lake east of the Mississippi. This is peak boating, fishing, and lake-life territory, just minutes from Paris Landing State Park’s marina, golf course, and resort. Tracts range from 5 to 47 acres, wooded and private, with riding and hiking trails already cut in. July is the busiest season on the water here, which is exactly why summer is the smartest time to walk a property and picture your dock.
The Reserve at High Forest, tucked into horse country on the way to Hohenwald — named one of the “Most Charming Towns” by Travel & Leisure — offers a different kind of quiet: rolling hills, streams, Buffalo River access, and Natchez Trace Parkway scenery, all about 90 minutes from downtown Nashville. Tracts here run 5 to 43 acres, ideal for a weekend cabin, a hunting retreat, or a long-term homestead away from city noise.
Both communities share the same foundation: new survey, clear title, electric and high-speed fiber internet, virtually no restrictions, no HOA, and flexible financing (cash, land loans, or home equity options).
Why Now, and Why This Summer Matters
Tennessee’s economy is adding jobs faster than it can fill them, and commercial investment is following the people. That combination has pushed real estate prices up across the state — which is precisely why land buyers are moving quickly on acreage priced below prevailing market rates. Mark your calendar: Tennessee Land & Lakes is holding a Large Acreage Event at Paris Landing on Saturday, August 1st, and July is the window to schedule a private showing, compare available tracts, and lock in financing
before that event’s pricing and inventory shift. Waiting until fall typically means fewer choices and higher prices — land doesn’t come with a restock date.
Search volume for “is land a good investment” has been climbing steadily, and the financial case for Tennessee specifically is straightforward. There’s no state income tax, so whatever a buyer earns from a job, a business, or retirement income goes further here than in most neighboring states. Property taxes are among the lowest in the country, which matters enormously for a long-term hold like raw acreage — you’re not bleeding cash every year just to keep the land in your name. Layer on top of that a genuine supply problem: as one of our founders puts it, the world’s population has nearly doubled since we started this business, but the supply of land hasn’t changed at all. Add in a Tennessee job market with tens of thousands of open positions and wages rising faster than prices, and it’s easy to see why commercial money and new residents keep flowing into the state, pushing land values up in the process.
What to Look For When Buying Land in Tennessee
Whether you’re drawn to lake life or horse country, a few things separate a smart purchase from a regretted one:
Utilities and internet access. Raw land with no electric or connectivity can turn into a costly, multi-year project. Every lot at Paris Landing and The Reserve at High Forest already has electric and fiber optic internet in place or in progress.
Clear title and a current survey. Boundary disputes and title issues are the most common land-buying headaches. A ready-to-build package that includes a new survey and warranty deed removes that risk before you ever sign.
Restrictions and HOA rules. If you want to park an RV, run ATVs, hunt, or eventually build off-grid, HOA covenants can quietly kill those plans. Both communities are virtually unrestricted, with no time limit to build.
Distance to a real city. Recreational land loses value if it’s too remote to reach on a weekend. Both properties sit roughly 90 minutes from Nashville, close enough for regular trips, far enough to feel like an escape.
Frequently Asked Questions
Is land a good investment in Tennessee right now?
Yes. Tennessee combines zero state income tax, low property taxes, and strong in-migration from retirees and remote workers, all of which support long-term land values — especially in high-demand corridors near Nashville and Kentucky Lake.
How do I buy land in Tennessee with Tennessee Land & Lakes?
Call (877) 374-5253 or request pricing online to schedule a private, one-on-one showing. Our team
walks you through available tracts, financing options, and the complete ready-to-build package before you commit.
Is financing available, or do I need to pay cash?
Both. We work with lenders offering cash purchases, land loans, and home equity financing, with coordinators available to walk you through the process.
Can I put an RV, camper, or hunting cabin on the land?
Yes. Properties at both Paris Landing and The Reserve at High Forest are virtually unrestricted with no HOA, making them well-suited for RVs, travel trailers, hunting camps, or a simple cabin in the woods.
What’s the difference between Paris Landing and The Reserve at High Forest? Paris Landing sits directly above Kentucky Lake, built for boating, fishing, and waterfront recreation. The Reserve at High Forest is inland horse country southwest of Nashville near Hohenwald, better suited to buyers wanting privacy, streams, and Buffalo River access over lake access.
How far are these properties from Nashville?
Both communities are approximately 90 minutes from downtown Nashville, placing them inside what locals call “Nashville’s Big Backyard.”
Do the lots have electric and internet already?
Yes. Every offering includes electric and high-speed fiber optic internet, either installed or actively being run to the site.
What’s included in the price when I buy?
Every tract comes with a complete, ready-to-build land package: a new survey, a warranty deed with clear title, financing coordination, and utilities — all handled before closing, which saves buyers significant time and money compared to buying raw, unimproved land elsewhere.
Ready to See It in Person?
Search interest in Tennessee land is climbing every month, and inventory at these prices, this close to Nashville and Kentucky Lake, is limited. If you’ve been researching where to buy land in Tennessee this summer, the next step is simple: call (877) 374-5253 or visit tennesseelandandlakes.com to schedule your showing before the August 1st event.
Tennessee Land & Lakes • Offered by Waters-Edge Properties, Inc., Broker • 136 Fox Road, Knoxville, TN 37922 • (877) 374-5253 • tennesseelandandlakes.com
Prices and acreage subject to change without notice. Equal Housing Opportunity.