Best Rural Areas in Tennessee
Top 5 areas for rural homeownership • Updated 2026-03-27
7,051,339
Population
$64,035
Median Income
$250,800
Median Home Value
56%
Rural Rent Savings
Metro
$1,652/mo
Davidson County (Nashville)
Rural
$725/mo
Morgan County
Save
$927/mo
per month (56% less)
2BR Fair Market Rent • HUD Fair Market Rent FY2026
Key Insight
Tennessee combines no state income tax with some of the lowest property taxes in the nation—and affordable rural land. The Cumberland Plateau and Appalachian counties offer forested acreage from $4K-$8K/acre, while Nashville suburbs command $40K-$60K. Water is abundant (rainfall 50+ inches/year), making this one of the easiest states for rural living. The catch: everyone else discovered it too, so prices are rising fast.
🗺️ Top 5 Rural Areas
Top 5 Rural Areas in Tennessee
Cumberland Plateau (Morgan/Fentress)
Morgan/Fentress County • Population: 22,000 (Morgan) / 18,000 (Fentress)
Land Price
$4,000-$10,000
per acre
Property Tax
0.58%
annual rate
Population
22,000 (Morgan) / 18,000 (Fentress)
in area
USDA Loans
✓ Yes
eligible
✓ Why You'll Love It
- •Some of the cheapest land in Tennessee
- •Stunning gorges and waterfalls (Frozen Head, Obed Wild & Scenic)
- •Very low property taxes (0.58%)
- •Abundant water—rainfall 55+ inches/year
- •Strong homesteading community
- •No state income tax
⚠ Things to Consider
- •Limited services—nearest hospitals in Cookeville or Oak Ridge
- •Twisty mountain roads (slow travel)
- •Some areas have poor cell coverage
- •Job market limited to Knoxville/Oak Ridge commute
- •Poverty rate higher than state average
Water
Excellent water availability. Abundant rainfall, springs, and creeks. Wells typically 100-200ft with good production. Many properties have spring-fed water.
Internet
Improving. Twin Lakes Telephone expanding fiber on plateau. Rural areas: Starlink increasingly common.
USDA Loans
Excellent eligibility throughout
Research this area:
💰 Example Deal Scenarios
Appalachian Timber
Hancock County
Cumberland Plateau Homestead
Morgan County (Sunbright)
Upper Cumberland Development
Cumberland County (near Crossville)
*Example scenarios for illustration. Actual returns vary based on market conditions.
🔗 Tennessee Resources
Ready to Buy Rural Land?
Before you make an offer, read our essential guides on due diligence, water rights, and rural financing.