Fall Creek Falls country. Stunning waterfalls, Cumberland Plateau beauty, and some of the cheapest land in Tennessee.
Yes — Van Buren County has virtually no zoning restrictions. Build what you want on your land.
| Zone | Min Lot | Barndo OK? |
|---|---|---|
| Agricultural/Unzoned | None | ✅ Yes |
| Residential | 1 acre | ✅ Yes |
Source: Van Buren County. Virtually no zoning — most land is unrestricted.
Most states allow owner-builders to act as their own general contractor for personal residences. Check Tennessee requirements — licensed subs are typically needed for electrical, plumbing, and HVAC.
Van Buren County Courthouse 121 Main St, Spencer, TN 38585 (931) 946-2121 Mon–Fri 8:00 AM – 4:00 PM
Low flood risk. The plateau terrain and well-drained land mean only 9% is in FEMA flood zones.
Source: FEMA National Flood Hazard Layer, USDA Web Soil Survey
Among the cheapest land in Tennessee at $6,500/acre. The trade-off is remoteness and limited infrastructure.
Source: U.S. Census Bureau ACS 2024, Van Buren County Assessor
Source: U.S. Census Bureau Building Permits Survey · Updated annually
📉 Residential permits declined in Van Buren County. This could signal tighter lending, higher costs, or market cooling.
Van Buren County is for people who want to disappear — in the best way. Fall Creek Falls State Park, the Cumberland Plateau, and absolute quiet.
Tennessee's most popular state park — 256-foot waterfall and miles of trails.
$6,500/acre median. Buy a homestead for what a lot costs elsewhere.
Cumberland Plateau elevation means cooler summers and stunning fall colors.
Very rural infrastructure. Wells, septic, and propane are standard. Broadband is extremely limited — Starlink is the primary option.
All of Van Buren County qualifies for USDA Rural Development — zero down payment for eligible buyers.
We're building a tool that scores every parcel by buildability — flood risk, soil, zoning, access, and more. Be the first to search.
New listings, zoning changes, and builder availability — delivered to your inbox.
Making products from home?
A new tax law lets you deduct 100% of a production workshop — not just equipment, the building itself.
See if you qualify →New listings, zoning changes, and builder availability — delivered to your inbox.