Raw land, infill lots and teardowns in Williamson County, Tennessee, bought for cash by a builder who builds luxury homes here. Written offer, or our questions, within one business day.
Including Franklin, Brentwood, Nolensville, Thompson's Station, Spring Hill, Leiper's Fork, College Grove.
ReStar data: population 2024, net migration year to July 2025, typical single-family value (Zillow ZHVI) August 2026, household income ACS 2024, single-family permits July 2026.
We buy land for cash across Williamson County, Tennessee: raw acreage, infill lots and teardowns in Franklin, Brentwood, Nolensville, Thompson's Station and the rest of the county. Send the address or parcel number and you get a written offer, or our questions, within one business day. There is no commission, we cover standard closing costs and we pay for our own survey and soil work. What your land is worth depends mostly on the ZIP it is in and how buildable it is, and both are laid out below.
One difference from most cash land buyers you will find for Williamson County: they buy vacant land to resell it, often to someone like us. We build on it, so we price your acreage or lot from the home that will stand on it, not from a resale discount.
The highest typical home value of any county in Tennessee in ReStar's data, and the highest of our eight markets: a typical single-family home here is valued near $945,000, up about 32% in five years. Land costs what the finished homes can pay for, and here they can pay a lot.
Land is worth what the homes built on it can sell for, less what it costs to build them. So the quickest honest read on land value in Williamson County is the value of the homes around it, ZIP by ZIP. Across the 9 ZIP codes centered in the county, the typical single-family home ranges from $554k in 37062 (Fairview) to $1.30M in 37046 (College Grove). The fastest-rising over the last year is 37027 (Brentwood), at +3.5%.
The last column is a benchmark, not an offer. The National Association of Home Builders' 2024 cost survey found the finished lot averaged 13.7% of a new home's sales price nationally. Apply that share to the typical home in each ZIP and you get a rough ceiling on what a builder budgets for a finished lot there, one that already has road access, utilities and approvals. Raw land sells below it by whatever it costs to get there, which is why a parcel with sewer at the road and a parcel that needs a septic system can draw very different offers in the same ZIP.
| Town | ZIP | Typical home | 1-yr | 5-yr | Finished-lot benchmark (13.7%) |
|---|---|---|---|---|---|
| College Grove | 37046 | $1.30M | +2.8% | +37.7% | $178k |
| Brentwood | 37027 | $1.30M | +3.5% | +42.6% | $178k |
| Arrington | 37014 | $1.27M | +2.7% | +44.6% | $175k |
| Franklin | 37069 | $1.04M | +3.1% | +38.2% | $142k |
| Franklin | 37067 | $981k | +2.7% | +41.7% | $134k |
| Franklin | 37064 | $931k | +2.3% | +37.5% | $128k |
| Nolensville | 37135 | $835k | +3.0% | +35.9% | $114k |
| Thompson's Station | 37179 | $738k | +1.1% | +37.3% | $101k |
| Fairview | 37062 | $554k | +0.1% | +32.2% | $76k |
ReStar platform data: Zillow Home Value Index, single-family, 2026-08-31. ZIPs assigned to the county by their center point; a ZIP that straddles a county line is listed where most of it sits. Town is the USPS place name.
Acreage south and west of Franklin toward Leiper's Fork and College Grove, where estate lots with rolling pasture and tree lines are what luxury buyers are asking for, and infill lots or teardowns inside Brentwood and Franklin where an older, smaller house sits on land worth more than the house.
Our full buy box is on the sell my land page. It is loose on purpose: send the parcel even if it misses a line, and we will tell you straight if it is a pass.
Two parcels the same size, a mile apart, can be worth very different amounts because of rules that never show up in a listing. These are the ones we check first in Williamson County.
Most land outside the cities is on septic, and Williamson County runs its own Department of Sewage Disposal Management rather than leaving it to the state. A septic design there starts from a soil map drawn to the county's standard, and disturbed ground (cut, filled or compacted) needs a more detailed map. That makes the soil work the single biggest unknown on a rural Williamson parcel, and we price it in instead of asking you to pay for it first.
Source: Williamson County Sewage Disposal Management
The Williamson County Zoning Ordinance (effective January 1, 2013) governs development in unincorporated areas. In the main rural districts, RP-5 (west of I-65) and RD-5 (east of I-65), the maximum density is 1 unit per 5 acres and traditional subdivision lots must be at least 5 acres; conservation subdivisions allow smaller lots at the same overall density. The Voluntary Agricultural District requires a 15-acre minimum lot.
Source: williamsoncounty-tn.gov
Greenbelt lets qualifying land be taxed on its current-use value instead of market value; agricultural and forest tracts generally need at least 15 acres and open space at least 3 acres, with a 3,000-acre cap per owner per county. When the land is disqualified (converted to another use, or a sale that ends the classification), rollback taxes are due: the taxes saved over the preceding three years for agricultural and forest land, or five years for open space land. The State Board of Equalization describes rollback as a recapture, not a penalty, and it is a first lien on the land. Generally whoever changes the use is personally liable; when a sale causes the disqualification the seller is liable unless a written contract or the deed shifts it to the buyer, and a buyer who declares in writing an intent to keep greenbelt but does not file a new application within 90 days becomes solely responsible.
If your land is taxed at a farm or open-space value, raise it at the start. Who pays any rollback is a term of the contract, and it belongs in the price conversation, not at the closing table.
Source: comptroller.tn.gov · comptroller.tn.gov
Tennessee assesses residential and farm property at 25% of appraised value and commercial/industrial at 40%; the tax rate is applied per $100 of assessed value. Williamson County's 2025 county rate outside Franklin and Spring Hill is $1.30 per $100 of assessed value, and cities add their own rates.
Source: comptroller.tn.gov
Williamson County reappraises on a four-year cycle. 2025 was a countywide reappraisal year, when the county rate was reset to $1.30 per $100 of assessed value (from $1.88 in 2024). (williamsoncounty-tn.gov)
An Educational Impact Fee, adopted in November 2016, is charged when a building permit is issued for a new home to fund school facilities in the Williamson County School System, so it is a cost for whoever builds. (williamsoncounty-tn.gov)
We start from the house we would build and work backward. Take a home that would sell at the county's typical value of $945,000. At the national 13.7% lot share, the finished lot behind it is budgeted at about $129k. If the land already has a paved road, water and sewer or an approved septic site, most of that budget can go to the land. If a driveway has to be cut, power brought in and a septic system engineered, those costs come out first, and so does the time it takes to get approvals. That is the whole reason two owners in the same ZIP can get very different numbers, and why we would rather tell you which line is costing you than just quote a figure.
The full method, with the arithmetic and what happens when build costs move, is in how much is my land worth. If you want to take the unknowns off the table before you sell to anyone, start with is my land buildable.
Tell us where it is. We reply within one business day with a written offer or the questions we need answered, and we cover standard closing costs.
No obligation. We reply within one business day with a written offer or the questions we need answered. We call or email; we do not text.
Tennessee does not require an attorney to conduct a real estate closing. Title insurance agencies handle title and escrow; Public Chapter 769 of 2026 (HB 569, effective July 1, 2026) adds written-disclosure rules when separate buyer and seller title agencies share premiums or fees. The parties choose whether a title agency or an attorney runs the closing.
| Cost | Selling to us | Listing the land |
|---|---|---|
| Agent commission | None | Negotiated with your agent; land listings often carry a higher percentage than houses |
| Standard closing costs | We cover them | Seller's share per local custom and the contract |
| Deed transfer or recording tax | Follows state custom; set out in the contract | Tennessee realty transfer tax is $0.37 per $100 of the greater of the consideration or the property's value, collected by the county Register of Deeds when the deed is recorded (Tenn. Code Ann. 67-4-409). By law the grantee (buyer) is responsible for paying it. A separate mortgage (indebtedness) tax is paid by the borrower on a recorded deed of trust. |
| Survey, soil or perc tests | We pay for our own | Often requested from the seller |
| Farm-use rollback, if any | Negotiated in the contract | Negotiated in the contract |
| Liens, back taxes, mortgage payoff | Paid from your proceeds | Paid from your proceeds |
Sources: transfer tax · closing practice
Where to check the facts yourself, most of it free. These are the same sources we use.
Send the address or parcel number to a buyer who pays cash and does not need a lender: we reply within one business day with a written offer or our questions, and the due-diligence period is written into the contract. Listing can bring more if the parcel is clearly buildable and you have months to wait.
Acreage south and west of Franklin toward Leiper's Fork and College Grove, where estate lots with rolling pasture and tree lines are what luxury buyers are asking for, and infill lots or teardowns inside Brentwood and Franklin where an older, smaller house sits on land worth more than the house.
It depends on the ZIP and on how buildable the parcel is. Typical home values in Williamson County range from $554k to $1.30M by ZIP, and at the national 13.7% lot share that implies finished-lot budgets from about $76k to $178k. Raw land sells below a finished lot by the cost of access, utilities and approvals.
No. We make a written offer from public records, maps and land sales, and do the survey, soil and title work ourselves during the due-diligence period, at our cost.
Yes. Greenbelt lets qualifying land be taxed on its current-use value instead of market value; agricultural and forest tracts generally need at least 15 acres and open space at least 3 acres, with a 3,000-acre cap per owner per county. When the land is disqualified (converted to another use, or a sale that ends the classification), rollback taxes are due: the taxes saved over the preceding three years for agricultural and forest land, or five years for open space land. The State Board of Equalization describes rollback as a recapture, not a penalty, and it is a first lien on the land. Generally whoever changes the use is personally liable; when a sale causes the disqualification the seller is liable unless a written contract or the deed shifts it to the buyer, and a buyer who declares in writing an intent to keep greenbelt but does not file a new application within 90 days becomes solely responsible. Who pays is agreed in the contract, so raise it before you agree a price.
Tennessee realty transfer tax is $0.37 per $100 of the greater of the consideration or the property's value, collected by the county Register of Deeds when the deed is recorded (Tenn. Code Ann. 67-4-409). By law the grantee (buyer) is responsible for paying it. A separate mortgage (indebtedness) tax is paid by the borrower on a recorded deed of trust.
Yes to all three. Back taxes and liens are paid from the proceeds at closing, we work with the executor or every heir on title, and a landlocked parcel is priced around the easement work rather than turned down.
Other counties where we buy land: Collin County, TX · Comal County, TX · St. Johns County, FL · Delaware County, OH · Hamilton County, IN · Forsyth County, GA · Washington County, UT
Guides for landowners: How to Sell Land: By Owner, With an Agent, or to a Cash Buyer · How Much Is My Land Worth? Three Methods, With Real Math · Is My Land Buildable? A Seller's Checklist Before You Price It · Selling Land to a Developer: How Builders Price It and What to Ask · Selling a Teardown: How to Sell a House for Its Land Value · Selling Inherited Land: Taxes, Title and Your Real Options
