Walking Horse Capital of the World. Rolling pastures, small-town charm, and affordable acreage in the heart of Middle Tennessee.
Yes — Bedford County allows barndominiums in agricultural zones with minimal restrictions. The county has relaxed rural zoning that favors owner-builders.
| Zone | Min Lot | Barndo OK? |
|---|---|---|
| A-1 (Agricultural) | 3 acres | ✅ Yes |
| R-1 (Rural Residential) | 1 acre | ✅ Yes |
| R-2 (Suburban Residential) | 20,000 sqft | ⚠️ Conditional |
Source: Bedford County Zoning Ordinance
Tennessee allows owner-builders to act as their own general contractor for personal residences. Licensed subs needed for electrical, plumbing, and HVAC.
Bedford County Building & Codes 100 Public Square, Shelbyville, TN 37160 (931) 684-7944 Mon–Fri 8:00 AM – 4:00 PM
Low flood risk overall. About 7% of land sits in FEMA flood zones, mainly along the Duck River. Most parcels on higher ground are flood-free.
Source: FEMA National Flood Hazard Layer, USDA Web Soil Survey
Bedford County delivers strong value — land runs about $12,500/acre, well below neighboring Rutherford County. Shelbyville is growing but still affordable.
Source: U.S. Census Bureau ACS 2024, Bedford County Assessor
Bedford County is horse country meets Southern hospitality. The Tennessee Walking Horse celebration draws visitors worldwide, while everyday life moves at a gentler pace.
Home of the Tennessee Walking Horse National Celebration. Equestrian culture runs deep here.
Beautiful Middle Tennessee farmland with gentle hills, perfect for homesteading or hobby farms.
Nearly 8% growth as Nashville's affordability pushes buyers south. Get in early.
Shelbyville has full municipal services. Rural areas use wells and septic. Duck River Electric covers most of the county with reliable power.
Most of Bedford County outside Shelbyville qualifies for USDA Rural Development loans — zero down payment for eligible buyers.
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