Thinking about selling a home with acreage around Greeneville? You are not just selling a house. You are selling land, utilities, access, and a lifestyle that buyers will inspect closely. In this guide, you will learn how to price the house and the land, what to disclose in Tennessee, how to prepare fields and outbuildings, and the marketing that attracts the right buyers. Let’s dive in.

Why acreage sales differ in Greeneville

Selling acreage is different from an in-town listing because buyers value the land’s usability as much as the home. Local housing metrics help you price the house, while land trends and parcel features guide your per-acre value. Recent snapshots for Greeneville show median home prices in the mid-$300k range, which offers a helpful baseline for the home component when separating house value from land value, as shown on the Greeneville market overview.

At the same time, farmland and pastureland values have been rising nationally and in Tennessee. The USDA’s land-value reporting, summarized by DTN, shows statewide increases, which can strengthen demand and influence per-acre pricing for your acreage portion of the sale according to a recent summary of USDA/NASS land value trends. When you blend these two viewpoints, you can set a price that reflects both the residence and the land.

Who your buyers are

Acreage buyers come with specific goals. You will likely see:

• Hobby farmers and small livestock owners who want usable pasture, water, and secure fencing.
• Horse buyers who look for ride-out access, barns, arenas, and trailer-friendly drives.
• Timber or recreational buyers who value wooded acreage, trails, or hunting potential.
• Privacy-seekers who focus on views, distance to town, and access roads.
• Local buyers who want more space for equipment, a shop, or a possible guest unit.

Each group values different features. Highlight the features that match your property best, such as utility hookups, flat usable acres, road frontage, water sources, and outbuildings.

Tennessee and Greene County rules to know

Rural sales carry extra paperwork and a few legal must-dos. Getting this right builds trust and helps your deal move smoothly.

Required seller disclosures

Tennessee requires residential sellers to provide a property disclosure or a disclaimer, with timing and form set by statute. Review Tenn. Code Ann. § 66-5-202 and use the standard Tennessee REALTORS forms that apply to your situation, such as RF-201 (Condition Disclosure), RF-203 (Exemption), or RF-204 (Disclaimer). Your listing agent will advise which form you need and when to deliver it. See the statute and form guidance here:

• Tennessee Residential Property Disclosure statute, Tenn. Code Ann. § 66-5-202
• Tennessee REALTORS legal hotline summary of forms

Certain rural items are often called out in disclosures or addenda. These can include any known exterior injection wells, percolation or soil-absorption test results, whether the residence was moved, sinkhole knowledge, Planned Unit Development status, and septic permitting details.

Septic, wells, and environmental records

If you have a private well or septic, buyers and appraisers will ask for documentation. Gather permits, any percolation or soil tests, pump-out receipts, repair invoices, and recent water test results for bacteria and nitrates. Tennessee law also requires disclosure if a septic system was permitted during a public sewer moratorium, which can create a future obligation to connect to public sewer. See the rule in Tenn. Code Ann. § 68-221-409.

Permits, codes, and subdivision checks

Before you advertise “possible subdivision” or development potential, confirm what is actually feasible. Contact Greene County Planning and Building to ask about setbacks, minimum lot sizes, plat and recording requirements, and right-of-way or road access rules. These offices can also help you verify whether outbuildings were permitted under current codes. Start here:

• Greene County Planning and Permits

Greenbelt classification and rollback taxes

Many larger parcels in Greene County carry a present-use, or “Greenbelt,” classification for agricultural, forest, or open-space land. If use changes or land is developed, rollback taxes can be triggered. Confirm your current status with the county assessor and disclose any potential rollback tax exposure. Learn more at:

• Greene County Property Assessor
• Tenn. Code Ann. § 67-5-1008 on Greenbelt and rollback taxes

Price the house and the land right

A clear pricing plan helps you avoid costly missteps and needless price cuts. Appraisers often value rural properties by blending approaches that reflect both the residence and the land.

Step 1: Set the house baseline

Run a comparative market analysis for similar single-family homes in Greeneville city or nearby neighborhoods. Use recent local metrics to establish a starting value for the house. The Greeneville market overview provides a snapshot that can help you anchor the home portion before adding land value.

Step 2: Build land comps

Next, find recent sales of similar-acreage parcels in Greene County. Pay close attention to usable acres versus total acres, access, fencing, water sources, topography, and timber. If comps are thin, consider an income or residual approach and consult a rural appraiser. The American Society of Farm Managers and Rural Appraisers outlines common methods used for farm, timber, and recreational tracts in their guidance on valuation approaches. Explore the appraisal frameworks at ASFMRA.

Step 3: Adjust for improvements

Outbuildings, barns, fencing, and ponds add value, but appraisers may assign lower contributory value to older or specialized structures. Document what you have done, including repair invoices and dates. A functional, well-kept shop may not add dollar-for-dollar value like a new kitchen, but clear documentation helps buyers and appraisers credit the right amount.

Step 4: Weigh access and development

Proximity to paved roads, utility availability, and the potential for subdivision can lift value. Steep slopes, lack of legal access, or unclear easements can pull it down. Before claiming “subdividable,” confirm the rules and process with Greene County Planning and Permits.

Step 5: Use rural specialists

If your parcel is complex or unique, a land-experienced agent and a rural appraiser can reduce pricing errors and shorten time on market. Professionals with specialized training in land and rural property understand how to reconcile the house and land components for a realistic list price.

Prep your fields and buildings

First impressions on acreage are visual and functional. Make it easy for buyers to see how they could use your land.

Field and site readiness

• Mow a clear path to the most usable areas and, if possible, flag or stake corners so buyers can understand boundaries.
• Repair gates and outline any private road or shared driveway responsibilities in writing. Provide basic road maintenance info, and be ready to explain who grades or plows. If you have questions about property details, the county assessor’s office is a good local contact.
• Remove equipment and debris, and tidy paddocks and yards so fences and terrain are easy to see.

Barns, shops, and outbuildings

• Clean and deodorize barns, remove waste, and eliminate safety hazards such as exposed wiring or sharp edges.
• Fix doors, latches, and lighting so everything opens, closes, and turns on as expected.
• Gather documentation for upgrades, such as electrical work, roofing, or new concrete. Include before and after photos when you can.

Utilities, water, and tests

• Provide recent well water test results plus septic permits, pump receipts, and repair invoices.
• If you lack recent tests, consider a basic bacterial and nitrate test to reassure buyers and lenders.
• If sewer is nearby, note its location and any known distance to connect. If a septic permit was issued during a sewer moratorium, disclose the possible future duty to connect, per Tenn. Code Ann. § 68-221-409.

Showing logistics

• Schedule showings when the ground is dry and daylight is good so buyers can assess slope, sunlight, and access.
• If livestock are present, move them out of the primary viewing areas or time showings when they are penned elsewhere.

Market what land buyers value

Your marketing should help buyers picture the property and answer common questions up front. That reduces uncertainty and keeps attention on your best features.

Listing assets to include

• High-quality drone photos and a simple property map that shows topography, fencing, access roads, water, and building locations.
• A PDF copy of the survey if available, or a clear map with acreage estimates and labels for pasture, woods, and build sites.
• Detailed captions that point out utilities, water sources, outbuilding types, and usable acres.

What to write in your listing

• Be precise about acreage breakdowns, such as pasture versus woodland.
• Note utility types clearly, such as well, septic, propane, and electric. Mention any water features.
• Call out improvements like barns, shops, fencing, ponds, and gates. Focus on utility and condition, not just size.

Documents buyers ask for

Having your paperwork ready makes your listing stronger and your contract period smoother. Collect these items before you go to market:

• Current deed and the most recent survey or plat, if available.
• Tennessee seller disclosure or disclaimer form and any addenda that apply, plus septic-related disclosures if used by your agent. See the forms guidance at Tennessee REALTORS and the state statute at Tenn. Code Ann. § 66-5-202.
• Septic permits, percolation or soil reports, well logs, water test results, and recent system repair invoices.
• Any HOA or restrictive covenants if applicable. Proof of Greenbelt or agricultural classification if applicable, plus notes on possible rollback tax exposure, supported by Tenn. Code Ann. § 67-5-1008.

Timeline to list with confidence

• Weeks 8 to 12 before listing: Gather deeds, surveys, permits, and water or septic tests. Confirm your Greenbelt status and any subdivision questions with the county. Start with the Property Assessor and Planning and Permits.
• Weeks 4 to 6 before listing: Complete exterior cleanup, fence and gate repairs, and small fixes to barns or shops. Photograph improvements and organize invoices.
• Listing week: Publish a clear property map, disclosure forms, test results, and a fact sheet that summarizes utilities, road access, acreage breakdown, and any lease information.
• Under contract: Be ready to coordinate inspections for well flow, septic, and structures, and deliver requested records quickly to keep the deal on track.

Selling acreage takes care, but you do not have to do it alone. With smart pricing, clear disclosures, thoughtful prep, and buyer-focused marketing, you can attract the right offers and move forward with confidence. If you are ready to talk strategy for your Greeneville property, reach out to Kimberly Leonard for a tailored plan and professional marketing.

FAQs

How do I price a house with acreage in Greeneville?

• Separate the home’s value using Greeneville residential comps, then add land value based on recent acreage sales and features, and consider a rural appraiser for complex parcels.

What disclosures are required when selling acreage in Tennessee?

• You must provide a property disclosure or disclaimer under Tenn. Code Ann. § 66-5-202, plus septic and related disclosures if applicable, using the standard Tennessee REALTORS forms.

What is Greenbelt and how can rollback taxes affect my sale?

• Greenbelt values qualifying land based on use; if use changes or land is developed, rollback taxes may be triggered, so confirm status with the assessor and disclose any exposure.

How should I prepare barns and pastures before showings?

• Clean and deodorize barns, fix doors and lighting, tidy pastures, repair gates and fences, and create clear access paths so buyers can see how they would use the land.

Why do buyers and lenders ask for well and septic records?

• Water tests and septic permits or pump receipts reduce uncertainty, support lending and appraisal, and help buyers feel confident about private systems and future obligations.

Can I subdivide my Greene County acreage before selling?

• It depends on setbacks, access, and county rules; confirm feasibility with Greene County Planning and Permits before advertising any potential split or development.