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.
Tennessee allows owner-builders to act as their own general contractor for personal residences. Licensed subs 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
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.
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