The Land and Legacy Group

The Land and Legacy Group Contact information, map and directions, contact form, opening hours, services, ratings, photos, videos and announcements from The Land and Legacy Group, 5303 Kingston Pike, Knoxville, TN.

We represent & counsel our valued clients in various types of real estate brokerage & investment products, with a focus on helping you create and manage a family legacy, both in retirement and for your estate.

🔍Buying Land in Tennessee? Don’t Skip These Inspections.There’s no house to inspect…but that doesn’t mean there aren’t r...
04/06/2026

🔍Buying Land in Tennessee? Don’t Skip These Inspections.

There’s no house to inspect…but that doesn’t mean there aren’t risks. In fact, land issues are often invisible — and costly if you miss them.

Here’s what we recommend at The Land & Legacy Group 👇

🧪 1. Perc (Soil) Test — MOST IMPORTANT
• Determines if septic will work
• No sewer? This is non-negotiable
💲 ~$500–$1,500

🌲 2. Timber Evaluation (If Wooded)
• Understand timber value vs. clearing cost
• Can add (or subtract) serious value

🌎 3. Environmental Check (If Needed)
• For questionable past use or nearby commercial activity
• Helps avoid contamination issues

💧 4. Drainage & Flood Review
• Standing water? Floodplain?
• Impacts buildability and insurance

🛣️ 5. Access Verification
• Do you have legal AND physical access? 🚫 Huge red flag if not

⚡ 6. Utilities Check
• Power, water, sewer/septic
• Direct impact on build cost

📊 What we’re seeing in 2026:
Buyers who do proper due diligence are winning.
Buyers who skip it are taking on risk they don’t understand.

💡 Bottom line: Don’t ask “Is this land a good deal?”

👉 Ask: “Can I actually use it the way I want?”

At The Land & Legacy Group, we help buyers build a smart due diligence plan — so there are no surprises after closing. If you’re looking at land and want a second opinion before you move forward, send us a message.

Check out our blog for answers to your most pertinent real estate questions

https://www.thelandandlegacygroup.com/blog/



News, tips and information on buying and selling real estate in East TN.

🧱 Can You Subdivide Land in Tennessee?Short answer: Yes — but it’s not automatic.We get this question all the time at Th...
03/30/2026

🧱 Can You Subdivide Land in Tennessee?

Short answer: Yes — but it’s not automatic.

We get this question all the time at The Land & Legacy Group, especially from landowners sitting on larger tracts wondering if they can increase value.

Here’s the simple breakdown 👇

📍 Step 1: Check Zoning
• Minimum lot size
• Road frontage requirements
• Setbacks

If you don’t meet these → subdivision may not be allowed.

📐 Step 2: Survey + Plat
• A surveyor lays out new lot lines
• Creates a plat map for approval
💲 Typically $1,500–$4,000+

🛣️ Step 3: Access + Utilities
Each new lot needs:
✔ Legal road access
✔ Water/sewer or septic viability

🚫 No access = major red flag

🧾 Step 4: County Approval
Local planning commission reviews and approves before lots can be sold.

📊 What We’re Seeing in Tennessee (2025):
• Strong demand for smaller, buildable lots
• More landowners splitting larger tracts
• Counties enforcing rules more strictly

💡 Reality Check:
Not all land can (or should) be subdivided.

We regularly see deals fall apart due to:
• Lack of road frontage
• Soil/septic issues
• Zoning restrictions

💰 When It Makes Sense
Subdivision can:
✔ Increase total property value
✔ Attract more buyers
✔ Create multiple exit opportunities

But only if the land supports it.

At The Land & Legacy Group, we help landowners figure out:
✔ If subdivision is possible
✔ What it will cost
✔ Whether it’s actually worth it

If you’re sitting on land and wondering if you should split it — send us a message. Happy to take a look.

Check out our blog for answers to your most pertinent real estate questions!

https://www.thelandandlegacygroup.com/blog/



News, tips and information on buying and selling real estate in East TN.

Very thankful for an amazing leadership team this year!RLI TN Chapter, Hurdle Land & Realty, Realtors Land Institute
03/23/2026

Very thankful for an amazing leadership team this year!

RLI TN Chapter, Hurdle Land & Realty, Realtors Land Institute

Last night, Joshua Christian had the honor of introducing Realtors Land Institute National President Geoff Hurdle, ALC, and it’s only fitting that our Meet the Member series kicks off with him.

A current RLI TN board member, Joshua is the founder of The Land and Legacy Group and a land and luxury estate specialist focused on East and Middle Tennessee. His work goes well beyond the transaction. He helps landowners, families, and investors think through the full picture: valuation, marketing, 1031 exchanges, trust-held assets, and legacy planning strategies that protect wealth for the next generation.

If you’re sitting on land or an estate and wondering what your options actually are, Joshua is the person to call.

https://www.thelandandlegacygroup.com

🚧 Buying Land in Tennessee? Don’t Assume You Have Access.One of the biggest (and most expensive) mistakes we see? Buyers...
03/23/2026

🚧 Buying Land in Tennessee? Don’t Assume You Have Access.

One of the biggest (and most expensive) mistakes we see? Buyers assume a property has legal access… without actually verifying it.

Here’s how to check for easements, access roads, and right-of-way issues 👇
🔎 1. Review the Title Work

Look for:
• Ingress/egress easements
• Right-of-way agreements
• “Subject to easements of record”

📄 2. Read the Deed
This tells you who can use the land — and where.

🗺️ 3. Check the Plat Map
You’ll often find shared driveways, access points, and utility corridors here.

🚶‍♂️ 4. Walk the Property
See a road, driveway, or power line?
👉 Someone likely has rights to use that area.

🚫 5. Watch for Landlocked Parcels
No road frontage + no recorded easement = 🚩

This can seriously impact value and usability.

📊 In today’s Tennessee market, we’re seeing more land splits and rural development — which means access issues are becoming more common.

💡 Bottom line:
Access isn’t just physical — it has to be legal.

At The Land & Legacy Group, we help buyers verify:
✔ Legal access
✔ Easement locations
✔ Potential red flags before closing

If you’re looking at land and want a second set of eyes on access or easements, send us a message.

Check out our blog for answers to your most pertinent Tennessee real estate questions!

https://www.thelandandlegacygroup.com/blog/



News, tips and information on buying and selling real estate in East TN.

🌿 Can Conservation Easements or Agricultural Covenants Limit Land Use in Tennessee?If you're buying rural land, this is ...
03/09/2026

🌿 Can Conservation Easements or Agricultural Covenants Limit Land Use in Tennessee?

If you're buying rural land, this is an important question to ask early.

In some cases, yes — certain properties may have conservation easements or agricultural covenants that limit how the land can be used.

These agreements are designed to protect things like:

🌾 Farmland
🌲 Forests
🐦 Wildlife habitat
🏞️ Scenic open space

Here’s what that might mean for a buyer:
✔ You may still be able to build a home
✔ Farming, timber, and recreation are often allowed
✔ But subdivision or large-scale development may be restricted

The key thing to know:
These restrictions are recorded with the property, so they typically show up during a title search and deed review before closing.

📊 As Tennessee continues to grow, farmland preservation programs and conservation agreements are becoming more common — especially on large rural tracts.

That doesn’t mean these properties aren’t valuable. In fact, many buyers specifically want protected land for privacy, farming, or conservation.

At The Land & Legacy Group, we help buyers understand:
• What rights come with the land
• Whether any easements or covenants exist
• How those restrictions affect future plans

Because buying land should come with clarity — not surprises after closing.

If you’re considering purchasing land in Tennessee and want help evaluating potential restrictions, feel free to reach out.

Check out our blog for answers to your most pertinent questions on Real Estate in Tennessee!

https://www.thelandandlegacygroup.com/blog/



News, tips and information on buying and selling real estate in East TN.

⛏️ How Do Mineral Rights Work in Tennessee Land Deals?When buying land, most people assume they’re purchasing everything...
03/02/2026

⛏️ How Do Mineral Rights Work in Tennessee Land Deals?

When buying land, most people assume they’re purchasing everything — surface and subsurface but that’s not always the case.

In Tennessee, mineral rights can be legally separated from surface rights. That means someone else could own the oil, gas, limestone, or other minerals beneath your property.

Here’s what that means for buyers and sellers 👇

🔎 Buyers
• Always confirm whether mineral rights transfer with the sale
• Review the title report carefully
• Look for phrases like “subject to reservations” or “excepting mineral rights”
• Ask about any existing leases

💰 Sellers
• If you own mineral rights, they can add value
• You can transfer them — or reserve them
• Clear disclosure prevents confusion during closing

📍 In East Tennessee, large-scale oil production isn’t common — but mineral reservations in older deeds are. We regularly see rights that were severed or leased decades ago and only show up during detailed title work.

The key takeaway:

Owning the land doesn’t automatically mean you own what’s underneath it. At The Land & Legacy Group, we help our clients review title work, clarify mineral ownership, and understand exactly what’s transferring before closing.

If you’re buying or selling land in Tennessee and want clarity on mineral rights, send us a message.

Check out our blog for answers to all your most pertinent questions!
⛏️ How Do Mineral Rights Work in Tennessee Land Deals?

When buying land, most people assume they’re purchasing everything — surface and subsurface but that’s not always the case.

In Tennessee, mineral rights can be legally separated from surface rights. That means someone else could own the oil, gas, limestone, or other minerals beneath your property.

Here’s what that means for buyers and sellers 👇

🔎 Buyers
• Always confirm whether mineral rights transfer with the sale
• Review the title report carefully
• Look for phrases like “subject to reservations” or “excepting mineral rights”
• Ask about any existing leases

💰 Sellers
• If you own mineral rights, they can add value
• You can transfer them — or reserve them
• Clear disclosure prevents confusion during closing

📍 In East Tennessee, large-scale oil production isn’t common — but mineral reservations in older deeds are. We regularly see rights that were severed or leased decades ago and only show up during detailed title work.

The key takeaway:

Owning the land doesn’t automatically mean you own what’s underneath it. At The Land & Legacy Group, we help our clients review title work, clarify mineral ownership, and understand exactly what’s transferring before closing.

If you’re buying or selling land in Tennessee and want clarity on mineral rights, send us a message.

Check out our blog for answers to all your most pertinent questions!
https://www.thelandandlegacygroup.com/blog/



News, tips and information on buying and selling real estate in East TN.

💰 Do Land Sellers in Tennessee Pay Capital Gains Tax Differently Than Home Sellers?Short answer: the tax rules are the s...
02/23/2026

💰 Do Land Sellers in Tennessee Pay Capital Gains Tax Differently Than Home Sellers?

Short answer: the tax rules are the same — but the outcome is often very different.

Here’s what land owners need to know 👇

🏡 Home Sellers

If you lived in the home for 2 of the last 5 years:
• You may exclude up to $250,000 (single)
• Or $500,000 (married filing jointly)
That’s a major tax advantage.

🌿 Land Sellers

If you’re selling raw land or investment property:
• The home sale exclusion usually does not apply
• Your profit is typically subject to capital gains tax

📅 Owned it over 1 year?
Most sellers pay the long-term capital gains rate (often 15%).

📍 Good news for Tennessee sellers:
Tennessee does not have a separate state capital gains tax.
You’re generally only dealing with federal tax.

💡 There may be strategies available — like a 1031 exchange — if the land was held as an investment.

At The Land & Legacy Group, we always recommend sellers understand their potential tax impact before listing — not after closing.

If you’re considering selling land in Tennessee and want to understand how capital gains may affect you, send us a message. We are happy to connect you with trusted local tax professionals and help you plan strategically.

Check out our blog for answers to all your pertinent real estate questions!
https://www.thelandandlegacygroup.com/blog/



News, tips and information on buying and selling real estate in East TN.

⏱️ How Long Does It Take to Close on Land in Tennessee?We get this question all the time at The Land & Legacy Group.The ...
02/16/2026

⏱️ How Long Does It Take to Close on Land in Tennessee?

We get this question all the time at The Land & Legacy Group.
The short answer?

📅 Most land closings in Tennessee take 30–60 days.
But it can be faster — or slower — depending on a few key factors.

Here’s what determines the timeline 👇

💵 Cash vs. Financing
• Cash deals often close in 21–30 days
• Land loans typically take 45–60 days (sometimes longer)
Land financing usually requires more underwriting than home loans.

📄 Title Work
Clean title = smoother closing.
Old liens, easements, or estate issues can extend timelines.

🔎 Due Diligence
Zoning checks, floodplain review, access verification, and utilities research all happen during this period. The faster you complete these, the faster you close.

🏦 Lender Efficiency
Pre-approval before making an offer can shave weeks off the process.

📊 In today’s Tennessee land market (2026), well-prepared buyers with clean contracts are typically closing within 30–45 days. The key is preparation.

At The Land & Legacy Group, we help buyers:
✔ Structure clean contracts
✔ Coordinate title companies
✔ Navigate land financing
✔ Avoid surprises that delay closing

If you're thinking about buying land in Tennessee and want a realistic timeline for your situation, send us a message.

Check out our blog for answers to your most pertinent real estate questions!
https://www.thelandandlegacygroup.com/blog/



News, tips and information on buying and selling real estate in East TN.

‼️New listing alert‼️The Land & Legacy Group is pleased to present this turnkey recreational property in lovely Rutledge...
02/09/2026

‼️New listing alert‼️

The Land & Legacy Group is pleased to present this turnkey recreational property in lovely Rutledge TN.

39+ acres of 🌳land complete with a stocked pond, two homes, multiple outbuildings and even a family orchid🌳🍑🫐

Listed at: $895,000
DM us with any questions or to set a date to schedule a tour this exceptional property.

Home for sale at 292 Burkhart Rd Rutledge, TN 37861, with MLS 1328113.

💰 Buying Land in Tennessee? Don’t Forget Closing Costs. 🌿When purchasing land, the price on the listing isn’t the whole ...
02/09/2026

💰 Buying Land in Tennessee? Don’t Forget Closing Costs. 🌿

When purchasing land, the price on the listing isn’t the whole story. Closing costs still apply — and understanding them upfront can save you stress (and money) at the table.

Here’s a simple breakdown for Tennessee land buyers in 2025 👇

📄 Title Search & Title Insurance
✔ Confirms clean ownership
✔ Protects you after closing
💲 ~0.5%–1% of purchase price

🧾 Recording Fees
✔ County filing costs
💲 $50–$150 (varies by county)

🧑‍⚖️ Escrow / Closing Fees
✔ Handles paperwork & funds
💲 $300–$800

🏦 Financing Costs (If Using a Land Loan)
✔ Origination, appraisal, underwriting
💲 Often 1%–2% of loan amount
📌 Land loans require higher down payments than most homes

📊 What to Expect Overall
Most buyers spend about 1.5%–2% of the land price on total closing costs.
👉 Knowing this upfront helps you:
• Budget accurately
• Make stronger offers
• Avoid last-minute surprises

At The Land & Legacy Group, we walk land buyers through every step — no guesswork, no pressure, just clear guidance.

If you’re considering buying land in Tennessee and want a realistic cost breakdown, send us a message. 🌄

Check out our blog for answers to your most pertinent real estate questions!
https://www.thelandandlegacygroup.com/blog/



News, tips and information on buying and selling real estate in East TN.

Buying Land in Tennessee? Don’t Skip This Step. 🌱Before you buy a parcel, one question matters more than most:👉 Is the l...
02/02/2026

Buying Land in Tennessee? Don’t Skip This Step. 🌱

Before you buy a parcel, one question matters more than most:
👉 Is the land in a floodplain or does it contain wetlands?🌊

Here’s the simple breakdown we walk clients through at The Land & Legacy Group 👇

🗺️ Floodplains
• Check FEMA flood maps
• Some zones require flood insurance
• Flood status can limit where you build but not always if you can build

🌾 Wetlands
• Mapped via National Wetlands Inventory (NWI)
• Often tied to soil type & drainage
• May require permits before disturbing or building

⚠️ Important: Online maps are a starting point, not the final answer. For building or development, a professional review is often required.

✅ Why this matters:
• Avoid surprise permitting delays
• Understand insurance costs before closing
• Protect long-term land value
• Know exactly where your home, driveway, and septic can go

At The Land & Legacy Group, we help buyers verify:
✔ Floodplain status
✔ Wetland indicators
✔ Soils & perc feasibility
✔ True buildable areas — not just what looks buildable

Thinking about buying land in Tennessee? Ask questions before you buy — it saves time, money, and headaches. Reach out, we are standing by to help you.

Check out our blog for answers to your most pertinent real estate questions!
https://www.thelandandlegacygroup.com/blog/

News, tips and information on buying and selling real estate in East TN.

Address

5303 Kingston Pike
Knoxville, TN
37919

Opening Hours

Monday 9am - 7pm
Tuesday 9am - 7pm
Wednesday 9am - 7pm
Thursday 9am - 7pm
Friday 9am - 7pm
Saturday 9am - 7pm

Telephone

+18652358655

Website

Alerts

Be the first to know and let us send you an email when The Land and Legacy Group posts news and promotions. Your email address will not be used for any other purpose, and you can unsubscribe at any time.

Shortcuts

Featured

Share

Share on Facebook Share on Twitter Share on LinkedIn
Share on Pinterest Share on Reddit Share via Email
Share on WhatsApp Share on Instagram Share on Telegram