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.

‼️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.

🛠️ Building on Rural Land in Tennessee? Don’t Miss These Permits.Buying rural land is exciting — but before you build, t...
01/26/2026

🛠️ Building on Rural Land in Tennessee? Don’t Miss These Permits.

Buying rural land is exciting — but before you build, there are a few critical permits you’ll need in place. Skipping these steps can cause major delays and unexpected costs.

Here’s the simple breakdown 👇

🚽 Septic Permit
If there’s no public sewer, you’ll need:
✔ A soil / perc test
✔ A septic design
✔ Approval from the health department
Typical cost (2025): $8K–$15K+ installed

💧 Well Permit
No city water? A private well is required:
✔ Permit through the local health department
✔ Licensed well driller
Typical cost: $10K–$20K+ depending on depth

🏗️ Building Permit
Required before construction begins:
✔ Building plans submitted
✔ Inspections throughout the build
Fees often run 0.5%–1% of construction cost

🛣️ Other Permits (Case-by-Case)
• Driveway / road access permits
• Grading or land-disturbance permits
• Floodplain or environmental approvals

💡 Bottom Line
Just because land looks buildable doesn’t mean it is. Permits, soil, access, and utilities all matter — and checking them early saves time and money.

At The Land & Legacy Group, we help buyers and landowners understand permitting, costs, and buildability before they buy or break ground.

📩 Thinking about building on rural land? Message us — happy to help.

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.

🏞️ Looking for Land in Tennessee with NO HOA and NO Deed Restrictions? Here’s How to Find It.One of the biggest frustrat...
01/19/2026

🏞️ Looking for Land in Tennessee with NO HOA and NO Deed Restrictions?

Here’s How to Find It.

One of the biggest frustrations we hear from land buyers is discovering too late that their “perfect” property comes with a long list of rules.

🚫 No mobile homes
🚫 No livestock
🚫 No barns or shops
🚫 HOA fees and approvals

If you want true freedom with your land, here’s what you need to know 👇

✅ Where Unrestricted Land Is Usually Found

Most unrestricted land is:
• Outside of subdivisions
• In rural or agricultural areas
• Not part of a planned community
• Described as “tract,” “acreage,” or “unrestricted”

Use keywords like:
🔍 No HOA
🔍 Unrestricted
🔍 No Covenants
🔍 Rural Land

📜 Always Verify the Deed

Listings don’t always tell the full story. The real answer lives in:
✔ The recorded deed
✔ Plat maps
✔ County Register of Deeds
Even one line of covenant language can limit what you’re allowed to build or use.

💡 Why Unrestricted Land Is in High Demand (2026)

Buyers relocating from high-cost states are looking for:
🏡 Freedom to build
🐄 Ability to farm or keep animals
🔥 No HOA fees or approvals
📈 Strong long-term land value

Clean, unrestricted land continues to command strong demand across East Tennessee.

🧭 Our Advice at The Land & Legacy Group

If you want land you can truly use your way:
✔ Verify the deed
✔ Search rural tracts
✔ Avoid subdivision plats
✔ Work with a land specialist

We help buyers locate clean, unrestricted acreage and verify every parcel before money changes hands.

📩 Thinking about buying land? Message us — happy to help.

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.

🏡 Thinking About Buying Land in Tennessee? Ask This First: Can I Build on It?One of the biggest mistakes land buyers mak...
01/12/2026

🏡 Thinking About Buying Land in Tennessee? Ask This First: Can I Build on It?

One of the biggest mistakes land buyers make is assuming a parcel is build-ready — only to discover later that zoning, soil, or utilities make it far more complicated (and expensive) than expected.

Here are the 7 buildability factors every Tennessee land buyer should check first 👇

🧾 Zoning
Make sure residential use is allowed. Some agricultural or rural zoning districts restrict home construction or require special approval.

💧 Water Source
Is city water available — or will you need a well?
Drilling a well in East TN often starts around $10K–$16K+.

🚽 Sewer or Septic
No sewer? You’ll need a septic system — which requires soil testing and permits.

🧪 Soil Test
This determines whether the land can support a septic system.
No percolation = no build.

🏞️ Terrain & Topography
Steep slopes and rocky land increase build costs and can limit placement.

🚗 Road Access
Legal access and driveway permits are required before you can build.

🏛️ Permits
Building, grading, septic, well, and driveway permits may all be required.

💡 Bottom Line
If you don’t verify buildability before buying land, you’re guessing — and guessing gets expensive.

At The Land & Legacy Group, we help buyers and sellers confirm zoning, utilities, septic feasibility, access, and permitting before closing so there are no surprises later.

📩 Thinking about a parcel? Message us — we’re happy to walk you through it.

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? Check Zoning Before You Buy.One of the biggest mistakes land buyers make is assuming they ca...
01/05/2026

📍 Buying Land in Tennessee? Check Zoning Before You Buy.

One of the biggest mistakes land buyers make is assuming they can “do whatever they want” with a parcel. Zoning decides what’s actually allowed. 🧾

Here’s how we recommend checking zoning and permitted uses in Tennessee 👇

🗺️ Start with the Parcel Info:

You’ll need the address or parcel ID (from the county assessor or listing).

🖥️ Check Local GIS & Planning Sites:

Zoning is set at the city or county level. Many counties offer interactive GIS maps that show zoning districts.

📖 Review the Zoning Code

Each zoning district lists:
✔ Permitted uses
✔ Conditional uses (may require approval)
✔ Setbacks & lot size rules

📞 Call the Planning Department

If anything is unclear, call. Planners can confirm:
• What’s allowed by right
• What needs a permit or approval
• Whether overlays (floodplain, environmental, etc.) apply

💡 Why This Matters
✔ Zoning affects value
✔ Some uses require special approval
✔ Buying without checking can cost time and money

At The Land & Legacy Group, we help buyers and sellers verify zoning, understand permitted uses, and avoid costly surprises before closing.

📩 Thinking about a parcel? Message us — happy to help.

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.

Excerpt from the new economic report regarding the TN market of this past year. "Single-family housing starts declined b...
12/31/2025

Excerpt from the new economic report regarding the TN market of this past year.

"Single-family housing starts declined by 6.5 percent in the first
half of 2025 relative to the same period the year
before, while building permits fell by 4.1 percent.

One potential culprit for this slowdown is elevated
construction-material costs, which rose at an
annualized rate of 13.4 percent in the second
quarter alone."

For those you reading this, how has the fluctuation of building material cost changes throughout the year affected your plans?

If you are interested, comment below if you want a pdf copy of the whole economic report to the TN governers office. It is exaustive and has a lot of helpful, relevent informaiton on our current market and what will most likely happen next year (2026). We will gladly email you a copy.

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

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

🧭 Buying Land in Tennessee? Probably don’t skip the survey.One of the biggest (and most expensive) mistakes we see land ...
12/29/2025

🧭 Buying Land in Tennessee?

Probably don’t skip the survey.

One of the biggest (and most expensive) mistakes we see land buyers make is assuming the boundary lines are “close enough.”

In most situations, they’re not.

A land survey confirms:
✅ Exact property boundaries
✅ Easements & rights-of-way
✅ Encroachments (fences, driveways, structures)
✅ True usable acreage
✅ Satisfies lender & builder requirements

If you are financing your land purchase, most land lenders require a current survey (within 3 years) — and even cash buyers should strongly consider one. For a few thousand dollars upfront, you avoid boundary disputes, redesign costs, and legal headaches later.

💡 Typical survey costs in East Tennessee:

• Small tracts & lots: ~$800-2,000
• Larger acreage: $2,500+ depending on size, terrain, access, and current demand for surveyor work.

📍 Bottom line: If you don’t know exactly what you’re buying, you’re guessing — and guessing gets expensive.

At The Land & Legacy Group, we help buyers and sellers interpret surveys, identify red flags, and understand what land is truly buildable before money changes hands.

📩 Have questions about a parcel you’re considering? Message us — happy to help.

Check out our blog for answers to all 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.

💰 Property Taxes on Land: Tennessee vs Florida, California & Georgia (2025)If you’re buying or holding land, purchase pr...
12/22/2025

💰 Property Taxes on Land: Tennessee vs Florida, California & Georgia (2025)

If you’re buying or holding land, purchase price isn’t the whole story — annual property taxes matter just as much. We get this question often at The Land & Legacy Group, especially from out-of-state buyers comparing markets.

Here’s how the numbers stack up in 2025 👇
📊 Average Effective Property Tax Rates
🌄 Tennessee: ~0.66% (one of the lower rates nationally)
🌴 Florida: ~0.75–0.83%
🌊 California: ~0.70–0.76% (but on MUCH higher values)
🍑 Georgia: ~0.90%+

➡️ Translation: Tennessee generally offers lower annual holding costs for landowners.

💸 What That Means in Real Dollars

On comparable properties, annual taxes often look like:
✔️ Tennessee: ~$1,300–$1,400
✔️ Florida: ~$2,300–$2,900
✔️ California: ~$4,000–$4,900
✔️ Georgia: ~$1,800–$2,200

Lower taxes = easier long-term ownership, especially for vacant or investment land.

🧠 Why This Matters for Land Buyers
✅ Lower holding costs while you wait to build or sell
✅ Better cash flow for long-term investors
✅ More flexibility for rural and recreational land ownership
✅ Added bonus: Tennessee has NO state income tax

🌄 Our Take at The Land & Legacy Group
When buyers compare Tennessee to Florida, California, or Georgia, property taxes are a major advantage. Combined with lower land prices and strong in-migration, Tennessee continues to be a smart place to own land in 2025.
If you’d like a side-by-side tax comparison for a specific parcel, we’re happy to run the numbers and walk you through it.

📩 Just send us a message.

Check out our blog for answers to all 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.

🌄 Is Buying Land in Tennessee a Better Investment Than Florida, California, or Georgia? We get this question all the tim...
12/15/2025

🌄 Is Buying Land in Tennessee a Better Investment Than Florida, California, or Georgia?

We get this question all the time at The Land & Legacy Group — especially from buyers relocating or diversifying out of high-cost states.

Here’s the short answer: for many investors, yes. And here’s why 👇

💰 2025 Average Land Cost (Per Acre)
📍 California: $60,000+
📍 Florida: $20,000–$30,000
📍 Georgia: $9,000–$30,000
📍 Tennessee: ~$13,000–$15,000 (with many rural areas well below that)

Lower entry cost = more acreage, more flexibility, and less risk.

📈 Why Tennessee Stands Out
✔️ More affordable land than FL & CA
✔️ No state income tax
✔️ Lower holding costs
✔️ Strong in-migration and lifestyle demand
✔️ Wide range of uses: homesites, farms, recreation, investment

While Florida and California are already heavily priced in, Tennessee still offers upside without the extreme price pressure.

⚠️ Important Reminder

Not all land investments are equal. Location, access, utilities, zoning, and intended use matter far more than state averages. That’s where local expertise makes the difference.

🧭 Our Take at The Land & Legacy Group

Tennessee continued to be one of the best value-driven land markets in the Southeast in 2025. For buyers looking to stretch capital, reduce tax burden, and build long-term legacy assets — it’s hard to ignore.

If you’re comparing Tennessee to FL, CA, or GA and want a side-by-side land investment breakdown, we’re happy to help.

📩 Send us a message — no pressure, just real numbers.

Check out our blog for answers to all 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.

New Listing Alert!! 💥 Over 60 acres in Cumberland county, at the end of a cul-de-sac. If you're looking for a turnkey hu...
12/15/2025

New Listing Alert!! 💥

Over 60 acres in Cumberland county, at the end of a cul-de-sac. If you're looking for a turnkey hunting property in Near East TN (Crossville area), this is it!

Lot for sale at 00 Westwood Blvd Crossville, TN 38571, with MLS 1324245.

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

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