Land · Houses · Barndos · Tiny homes

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Land ready to buildHouses under $250KBarndo plans + pricesTiny homes to live in first

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Land

Price per acre plus what's already there. ✓ = has it, "at road" = hookup at the road, ? = listing doesn't say. Drive times are estimates to downtown.

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Land checklist: raw vs ready

Read before buying6 checks

Short Cheap land is often cheap because it's missing one of these. Each missing item has a price. Add it to the land price to get the real cost.

Check	Ready land has	Raw land needs	Cost if missing	How to check
1. Road access	Frontage on a public road	An easement through someone else's land, or a new road	Drive $500–3,500. Landlocked = walk away	Title company, survey ($450–900)
2. Water	County water line at the road	A well drilled	Tap ~$1,000 (KUB). Well $3,100–17,500	Call the water district with the address
3. Septic / sewer	City sewer, or soil that already passed	State soil test, then a septic system	Test $750–1,850. System $3,600–20,000	Ask for the "soil map" or perc test. Rural land almost never has sewer
4. Power	Pole at the road or on the lot	Line run from the nearest pole	Ask the co-op. Long runs cost a lot	Call the power co-op with the address
5. Rules	"Unrestricted", no HOA	Read the deed rules (covenants)	Can block a tiny home or barndo outright	Ask the seller for covenants in writing
6. Ground	Flat, cleared, out of flood zone	Clearing, grading, rock work	Grading $1–2 / sq ft. Rock +$8,000–30,000	Walk it. Check flood map on KGIS or county GIS

How a land purchase works

Find it · listing sites, "for sale" signs, or look up owners of empty land on county GIS
Offer with outs · "subject to septic soil test, survey, and title search." Fail = you get your money back
Soil test · the state checks the soil for septic. Up to 45 days. This is the big one
Title company closes it · they check the owner, liens, and access. You get the deed
Pay · cash under $40K is common. Land loans want 20–50% down

Costs: Angi, Bob Vila, HomeYou, KUB, HomeAdvisor, FindLandSurveyor. Septic timing: TDEC.

Houses

Hand-picked: no as-is, fixers or auctions. Each house gets our 1–10 score from year built, condition and real updates in the listing. "Manufactured" means a factory-built home on its own land. Under $250K near Knoxville, good houses are rare: the median sale is $325K–410K.

Barndo plans: design your own

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Style Living size Bedrooms Siding Roof Lower wall Porch Shop / garage Build level Land price ($) Camera

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Price rates: you finish inside $65–85 / sq ft, turnkey $98–130, upgraded $130–165 (costtobuildhouse.com). Shop = kit + slab. Site work $11K–49K. Real quotes will differ.

Factory tiny homes: live in one while you build

$36K–155K, home only

Short Built in a factory, trucked to your land finished. Needs water, power and septic on the land first. Delivery and setup cost extra.

Model	Beds	Sq ft	Bathroom, size, notes	Starts at

The $36K–58K picks each list a flush toilet, and all but the 12x36 list a shower. Prices seen Nov 10, 2026 on builder sites and tinyhouselistings.com; delivery extra unless noted. Most are on trailers and titled like RVs: ask the county about living in one while you build.