FACT: In 2020, Tennessee posted the largest net gain of U-Haul® trucks crossing its borders, making it the No. 1 U-Haul growth state for the first time. Housing prices are modest compared to the rest of the country, but still, they are appreciating quickly.
PROBLEM: For many, the price of a buildable lot or a piece of rural property is quickly, if not already, getting out of reach for most Americans.
SOLUTION: Because I only buy and sell land below the typical retail prices, I can help make your dream of property ownership a little easier, in one of two ways...
(1) If you want to pay cash, I am happy to accommodate that.
(2) If you don't have cash, I sometimes offer the sale of property on a land contract with a down payment and monthly payments, at ZERO PERCENT (0%) INTEREST. Please take a look at the properties I currently have for sale (watch for a couple more this summer 2022). More information below.
PROBLEM: For many, the price of a buildable lot or a piece of rural property is quickly, if not already, getting out of reach for most Americans.
SOLUTION: Because I only buy and sell land below the typical retail prices, I can help make your dream of property ownership a little easier, in one of two ways...
(1) If you want to pay cash, I am happy to accommodate that.
(2) If you don't have cash, I sometimes offer the sale of property on a land contract with a down payment and monthly payments, at ZERO PERCENT (0%) INTEREST. Please take a look at the properties I currently have for sale (watch for a couple more this summer 2022). More information below.
click on THE PHOTOS BELOW to see INFO ABOUT THESES properties for sale...
1/4 ACRE IN Red Bank TENNESSEE
|
21.7 acres in Polk County, TN. Multiple potential Home Sites on road running through parcel - no restrictions - no building permits. $119,000This large parcel already has a dirt/gravel road, a concrete pad & block walls for a 750 s.f. building, and a hand full of other building sites on the lot. Build a house for the whole family! Far enough away to be private - yet comfortably close enough to town. No building permits required.
|
SOLD 10/29/21 5.32 ACRE NEAR SPENCER, TN - just 10 miles from Fall Creek Falls State Park - Owner finance @ 0 % INTEREST10 miles East of Spencer TN. I was in the process of posting details about this property, but several people saw the sign I posted on the property, and one of them has purchased the parcel. It is currently in escrow, and should be closed by Nov 1st 2021
|
SOLD Residential Lot in Sequatchie Pointe with Winter view of Nickajack Lake |
SOLD OFF GRID LOT IN SEQUATCHIE POINTE, TN
|
SOLD RESIDENTIAL LOT IN Powells Crossroads (near Whitwill, TN)
|
|
|
ABOUT THE SELLER: My name is Larry Stewart, and I am now mostly retired and live in Chattanooga, TN. In my spare time, I buy and sell rural vacant land. I search through thousands of properties each year in order to find a few great parcels that I can buy below wholesale value, so I can sell them here at at a discount. |
I own all of the parcels I sell here. In every case, I have seen the property with my own eyes, and taken the photos you see from ground level. You can tell these, because the usually include either photo and/or video with me on site. Whenever possible, I also take drone video to give you an overview of the surrounding area. This keeps me from buying property with major flaws like undisclosed swamp land, piles of old tires or scattered abandoned refrigerators. The last thing you want is to buy a parcel that looks great in the photos, and then find out there is a big pile of old paint cans, or all the timber has been cut down, or a forest file has turned the area into a waste land. All of the properties you see here are in Tennessee, where I live. If ever I offer a parcel that I haven't seen with my own eyes, I'll disclose that in the property description.
You'll also notice that I often include photos of the actual road going to the parcel. Most of the time, people buy my parcels "sight-unseen", and the last thing either of us wants is for you to get to your newly-purchased property and find that you can't get to the edge of the property because there isn't legal access by a road that can be driven by a regular passenger car.
I provide all the information I know about the parcel in the parcel descriptions, so please don't call me to ask about something that isn't in the description, because the answer will be, "I don't know." If you need someone to drive you around and show you property, then I am not the right seller for you. I'm not going to make an appointment to meet you at the property and try to "sell it to you." If you need that kind of service, you'll likely need a Realtor to show you property that is for sale on the "retail market." But if you are like my typical customer, you are resourceful, don't mind making a few phone calls to determine if this piece of land meets your needs, and you want a great price on that piece of property that suits your needs for now, and will create a legacy you can pass on to others at a later time.
If you see a property you like, and want to buy it, give me a call on my personal cell number: (423) 596-3196. As long as you've read the description I've provided, I'd be happy to discuss the property with you - but please, don't call me until after you've read the entire description. That saves me spending time providing information that is already on the website. Thanks for you cooperation! I'm really not grumpy, but you wouldn't believe how many people call me to ask if they allow mobile homes. That's the kind of information I would put on the website, if I know the answer. In many cases, I haven't done a lot of background research on the property, because I expect you to do your own due diligence. If I did that work for you, I could and would hire a Realtor and sell it on the retail market. So I encourage you to make a few phone calls (the county assessor, the county recorder, the zoning department, etc.) and get your answers first.
If I didn't include that information, the answer is "I don't know". Sometimes they call to ask if the property is still for sale (if is is already sold, I mark it as sold).
So - with that said, take a look at what we have to offer right now, find the one you love, do your due diligence, and call me if you have a real question, or would like to buy the parcel. - Larry Stewart
You'll also notice that I often include photos of the actual road going to the parcel. Most of the time, people buy my parcels "sight-unseen", and the last thing either of us wants is for you to get to your newly-purchased property and find that you can't get to the edge of the property because there isn't legal access by a road that can be driven by a regular passenger car.
I provide all the information I know about the parcel in the parcel descriptions, so please don't call me to ask about something that isn't in the description, because the answer will be, "I don't know." If you need someone to drive you around and show you property, then I am not the right seller for you. I'm not going to make an appointment to meet you at the property and try to "sell it to you." If you need that kind of service, you'll likely need a Realtor to show you property that is for sale on the "retail market." But if you are like my typical customer, you are resourceful, don't mind making a few phone calls to determine if this piece of land meets your needs, and you want a great price on that piece of property that suits your needs for now, and will create a legacy you can pass on to others at a later time.
If you see a property you like, and want to buy it, give me a call on my personal cell number: (423) 596-3196. As long as you've read the description I've provided, I'd be happy to discuss the property with you - but please, don't call me until after you've read the entire description. That saves me spending time providing information that is already on the website. Thanks for you cooperation! I'm really not grumpy, but you wouldn't believe how many people call me to ask if they allow mobile homes. That's the kind of information I would put on the website, if I know the answer. In many cases, I haven't done a lot of background research on the property, because I expect you to do your own due diligence. If I did that work for you, I could and would hire a Realtor and sell it on the retail market. So I encourage you to make a few phone calls (the county assessor, the county recorder, the zoning department, etc.) and get your answers first.
If I didn't include that information, the answer is "I don't know". Sometimes they call to ask if the property is still for sale (if is is already sold, I mark it as sold).
So - with that said, take a look at what we have to offer right now, find the one you love, do your due diligence, and call me if you have a real question, or would like to buy the parcel. - Larry Stewart
|
NICE THINGS PEOPLE HAVE SAID TO AND ABOUT DOING BUSINESS WITH LARRY...
"Larry - When I visited the lot, it was just as you described, and showed on your website. Now that the deal is done, I don't mind telling you that I think the lot is worth at least double what you charged me. I am making plans to build my winter home on the canal. My brother-in-law wants to do the same thing, so please let me know if you find any other land in the area." - Tom and Greer Ellis "I can't believe it was that easy. Since my husband passed away two years ago, I hadn't even through about how that might affect my ability to sell this lot we owned for 41 years. But when I received your letter in the mail, I called and you were friendly and helpful, and you did exactly what you said you would do. Just nine days after I signed the contract, I sat at the escrow office, signed a couple pages, and was handed a cashiers check for the full purchase price. Thank you for handling everything. I even got to ask a couple of questions about Medicaid to the attorney that handled the escrow, and I learned a lot. Thanks Larry." - Arlene Berger "I'm so glad I found my parcel on your website. As you know, I'm and ex-con, and now that I'm out, I have been wanting to own my own place. I don't have a lot of money, but I had been saving up, and I almost had enough money to buy your lot. Fortunately, a friend loaned me the rest. You were right. The escrow company was easy to work with, but I was disappointed in the timing. They said they could close in 10 days, and it turned out to be 16 days. But other than that, everything was great, and I love owning my own land. I'm going to fine me a used trailer and call it home." - David Geoff "Thank you for buying my lot. The local real estate lady in the area charges 10%, and it takes a long time to sell. You just sent me a notary who met me at Wells Fargo. I signed a deed, and she handed me a cashier's check. I felt comfortable being able to deposit the check before the notary left. That worked really well. Anyway, thanks for taking care of this so quickly. This will go a long ways towards getting my wife the treatment she needs. Be well. - John Mershone "Greetings Larry - At first, my wife was skeptical about selling you the property without using a real estate agent, but we called the escrow company and then we both felt better about it. And as you know, everything turned out great. It was nice being able to move on quickly and not have this hanging over our heads for months. So we are getting settled in with her mom, and things are going to be a lot better. Thanks for your patience and understanding, and making the process easy for us." Curtis and Cindy Miller "Larry - I love your video. We watched is several times, and felt like we knew you even before we talked with you on the phone. After we completed the sale, we sent links to our friends and family so they could see the property too. Thanks for being so transparent with everything!" Dustin and Katherine Thomason "Just like you promised, the escrow agent send me the documents and I got them notarized at my bank. I sent those to the escrow company, along with my cashier's check, and two days latter, she sent me a copy of the deed. And, a few weeks later, the county sent us the "recorded" copy of the deed. It feels great to own this parcel in a nice rural subdivision. My wife and I hope to build our retirement home in a few years when I retire. Thanks again!" Jerry Wallace If you have something nice to say about our transaction, please send me an email or text, and I will proudly post it here. Thank you. - Larry Stewart |
WE HAVE DIFFERENT TYPES OF RURAL VACANT LAND FROM TIME TO TIME...
Are you looking for a quarter acre, four acres or forty acres? I generally only buy land within a couple hours drive of my home in Chattanooga, but maybe you are looking in a county that I don't currently have land in? Are you looking to build your dream house, a rural cabin, a tiny house, or are you just looking for a get-a-way parcel where you can unplug, unwind, camp, climb or hunt? Are you just looking for something you can hold for appreciation, or are you looking for land that you can buy (cash or on terms) that you can turn around and sell on terms for a great return on investment? Let me know what you want, where you want it, and I'll see if it is something I can find for you. Generally, whenever you are shopping for something, you can find one or two of the following criteria, but seldom all three:
Send me your criteria to LarrySellsLand@gmail.com In the mean time, do you want to be notified when I post new properties for sale? If so, get on my early notification list by filling out the form below... |
IS VACANT Land in Tennessee a Good Investment?
Land is tangible. It can used and enjoyed for all of time. Unlike many assets (such as stocks and bonds) that can (and have) lost all of their value, A PARCEL OF LAND'S VALUE WILL NEVER BE ZERO!
An article called "What US Land is Really Worth, State by State" by Thomas C Frohlich and Alexander Kent (7/3/2015) stated that "Agricultural and other largely undeveloped areas are generally worth significantly less than cities and suburbs land. Developed land, or land where housing, roads, and other structures are located, was valued at an estimated $106,000 per acre, while undeveloped land was estimated at $6,500 per acre," That's the US average. Most land in Tennessee is valued more than 50% above the US average.
An article that appears on LandCentral.com (9/19/2017) stated: "With affordable property prices, low taxes, and no-state income tax, the state of Tennessee is one of the cheapest states to live in (hands down). Even with amazing commodities and a plethora of attractions, Tennessee land is relatively inexpensive. For instance, the average price for a 251,911 square foot lot (5.783 acres) is $59,408" That's only $10,272.87 per acre! Florida came in at $6,969.60 per acre, Mississippi at $4,920.40 per acre, and Arkansas' Clay County has some of the cheapest land in Arkansas at $2,267.53 per acre.'
The article continued, "As Tennessee continues to grow, you could potentially profit from a land purchase in the Volunteer State. Between the years of 2010 and 2015, the population increased by 4% to more than 6.6 million residents." This was written well before the current shortage of property for sale, and the increase in demand caused by recent events.
In 2020, Tennessee posted the largest net gain of U-Haul® trucks crossing its borders, making it the No. 1 U-Haul growth state for the first time. Housing prices are modest compared to the rest of the country, but still, they are appreciating quickly. There seems to be a rush to either (a) buy and house, or (b) build a house, to accommodate the many telecommuters that need to be reasonably close to a major metropolitan area, but enjoy the lifestyle of a much smaller southern community.
As a land investor, I am having more and more difficulty in finding land in Tennessee that I can purchase below retail prices in order to offer you a strong value. As residents from other states continue to seek property in Tennessee, I'll be less able to offer new properties. If you are in the market to buy Tennessee land now, I suggest you act while you can, if you find a piece of land that meets your requirements.
In the words of Ned Stark, the leader of the House of Stark in HBO's award winning show, Game of Thrones, "Winter is coming!"
An article called "What US Land is Really Worth, State by State" by Thomas C Frohlich and Alexander Kent (7/3/2015) stated that "Agricultural and other largely undeveloped areas are generally worth significantly less than cities and suburbs land. Developed land, or land where housing, roads, and other structures are located, was valued at an estimated $106,000 per acre, while undeveloped land was estimated at $6,500 per acre," That's the US average. Most land in Tennessee is valued more than 50% above the US average.
An article that appears on LandCentral.com (9/19/2017) stated: "With affordable property prices, low taxes, and no-state income tax, the state of Tennessee is one of the cheapest states to live in (hands down). Even with amazing commodities and a plethora of attractions, Tennessee land is relatively inexpensive. For instance, the average price for a 251,911 square foot lot (5.783 acres) is $59,408" That's only $10,272.87 per acre! Florida came in at $6,969.60 per acre, Mississippi at $4,920.40 per acre, and Arkansas' Clay County has some of the cheapest land in Arkansas at $2,267.53 per acre.'
The article continued, "As Tennessee continues to grow, you could potentially profit from a land purchase in the Volunteer State. Between the years of 2010 and 2015, the population increased by 4% to more than 6.6 million residents." This was written well before the current shortage of property for sale, and the increase in demand caused by recent events.
In 2020, Tennessee posted the largest net gain of U-Haul® trucks crossing its borders, making it the No. 1 U-Haul growth state for the first time. Housing prices are modest compared to the rest of the country, but still, they are appreciating quickly. There seems to be a rush to either (a) buy and house, or (b) build a house, to accommodate the many telecommuters that need to be reasonably close to a major metropolitan area, but enjoy the lifestyle of a much smaller southern community.
As a land investor, I am having more and more difficulty in finding land in Tennessee that I can purchase below retail prices in order to offer you a strong value. As residents from other states continue to seek property in Tennessee, I'll be less able to offer new properties. If you are in the market to buy Tennessee land now, I suggest you act while you can, if you find a piece of land that meets your requirements.
In the words of Ned Stark, the leader of the House of Stark in HBO's award winning show, Game of Thrones, "Winter is coming!"
Disclaimer: I am not a Realtor. I am not an Investment Advisor.
I am a private investor, and I have determined, for myself,
that I want to invest in a hard asset like land as part of a sound investment strategy.
I like investing in real estate because, unlike the stock market, it is highly unlikely
that my land's value will ever become worthless, and because land has a long history of
appreciating over time. In these uncertain times, investing in land brings me peace of mind.
I am not offering investment advice. I suggest you consult with someone you trust
before deciding if buying vacant land is a good investment for you.
