LandByOwner

TN Land Sale Guide

Sell Land by Owner
in Tennessee

Tennessee-specific deed types, recording office, transfer tax, survey rules, mineral rights, and county recorder links.

Tennessee — Quick Reference

Deed Types
Warranty Deed, Special Warranty Deed, Quitclaim Deed
Recording Office
Register of Deeds (County)
TN.gov — Register of Deeds →
Transfer Tax
None
Survey Required?
Not required (but recommended)
Seller Disclosure
Required by law
Mineral Rights
Commonly severed — verify title
Avg. Days to Close
30–45 days

Tennessee note: Tennessee has no transfer tax. Seller disclosure is required. Perc tests expected for rural lots with planned septic. Coal and gas mineral rights are commonly severed in east Tennessee. Tennessee is one of the most popular states for rural land purchases.

How to Sell Land by Owner in Tennessee

Five steps from pricing to recording — no real estate agent required.

1

Price Your Land

Research recent comparable land sales in your county using AcreValue, county GIS records, or the county assessor site. Price per acre varies widely by access, utilities, timber, and zoning. Overpriced land sits for years.

2

Order a Survey (If Needed)

A boundary survey confirms exact acreage, corners, and easements. Buyers increasingly require one for rural parcels. If your deed references old metes-and-bounds or you're unsure of the exact boundary, order a survey early.

3

Run a Title Search

A title search through your county recorder confirms you own what you're selling and reveals any liens, judgments, or encumbrances. For older rural property, pay special attention to severed mineral rights, timber reservations, and utility easements.

4

Prepare the Deed

Your deed must include grantor/grantee names, legal description, consideration paid, and notarized signatures. Use a state-specific form — Warranty, Grant, or Quitclaim — depending on what protections you're willing to convey.

5

Close and Record

At closing, collect payment (wire transfer or cashier's check), sign the deed, and have it notarized. Record the deed at your county recording office within a day or two. Pay any applicable transfer taxes at recording.

Mineral Rights in Tennessee

In Tennessee, mineral rights (oil, gas, coal, metals) are commonly severed from the surface estate. This means the person who owns the land surface may not own what's beneath it — and vice versa.

  • ›Before listing: pull the full chain of title and look for mineral deeds, mineral reservations, or oil/gas leases.
  • ›If mineral rights are severed, disclose this clearly in your listing and purchase agreement.
  • ›Buyers in Tennessee who want both surface and mineral rights should confirm mineral ownership separately.
  • ›A Mineral Deed is the instrument used when conveying severed mineral interests.
  • ›If you own the minerals, they can be sold separately from the surface — potentially adding significant value.

Seller Disclosures in Tennessee

Tennessee requires sellers to complete a property disclosure form before closing. For vacant land, disclosures typically cover:

  • ›Known environmental hazards or contamination
  • ›Easements, encroachments, or boundary disputes
  • ›Flood zone status or wetland designation
  • ›Zoning restrictions or planned public improvements
  • ›Access limitations (landlocked parcels, right-of-way issues)
  • ›Mineral rights ownership status
  • ›Septic feasibility or existing perc test results

Tools for Selling Land in Tennessee

Value Your Land — AcreValue

Get an instant per-acre land valuation for your Tennessee parcel. Compare to recent comparable sales.

Check Land Value →
List on LandWatch — TN

Reach buyers actively searching for vacant land in Tennessee. LandWatch is the largest dedicated land marketplace.

List Your Land →
Generate Your Deed — Rocket Lawyer

Create a Tennessee-specific Warranty Deed with a notarization-ready template.

Create Your Deed →
Survey & Perc Test Quotes — TN

Get quotes from licensed land surveyors and site evaluators in Tennessee before listing.

Get Survey Quotes →

Frequently Asked Questions — Tennessee Land Sales

How do I sell land by owner in Tennessee?+
To sell land by owner in Tennessee: (1) price your land using AcreValue and county comps, (2) run a title search to verify ownership and clear liens, (3) prepare a Warranty Deed using a state-specific form, (4) record the deed at the Register of Deeds (County), and (5) pay any applicable transfer tax (Tennessee has none). You do not need a real estate agent.
What type of deed do I need to sell land in Tennessee?+
Tennessee commonly uses: Warranty Deed, Special Warranty Deed, Quitclaim Deed. A Warranty Deed provides the strongest buyer protections and is the most marketable. A Quitclaim Deed conveys whatever interest you have with no warranties — suitable for transfers between family members or when you cannot provide title guarantees.
Is a survey required to sell vacant land in Tennessee?+
Tennessee does not legally require a survey to sell vacant land, but buyers and title companies often request one — especially for rural parcels where boundaries may be unclear.
Can I sell my land without the mineral rights in Tennessee?+
Yes — mineral rights are routinely severed from surface rights in Tennessee. You may own the surface but not the oil, gas, coal, or other minerals. Check your chain of title carefully and disclose the mineral ownership status to all buyers. A separate Mineral Deed is used when selling severed mineral interests.
Where do I record a deed in Tennessee?+
In Tennessee, deeds are recorded at the Register of Deeds (County). You will need the original signed and notarized deed, payment of any applicable recording fees, and any required transfer declaration forms. Recording makes the transfer official public record.
When is a perc test required for vacant land in Tennessee?+
In Tennessee, a percolation (perc) test is commonly required when a buyer plans to install a private septic system on a rural lot without access to municipal sewer. The test determines whether the soil drains adequately. Sellers sometimes order a perc test proactively to make a lot more marketable.

Also See: Neighboring States

Kentucky (KY)Virginia (VA)North Carolina (NC)Georgia (GA)Alabama (AL)Mississippi (MS)Arkansas (AR)Missouri (MO)

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