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.