Buying Land to Build a Custom Home in Middle Tennessee: Your Complete Guide

What to Look for When Buying Land to Build a Custom Home in Middle Tennessee

At AXIS Construction, one of the most common questions we hear is:

“We found a piece of land we love... can we build on it?”

Not all land in Middle Tennessee is ready for your custom home. The right lot can make building easier and more affordable, while the wrong plot could bring hidden costs and delays. Here’s what every homebuyer should know before making an offer.

1. Start With the Location, But Think Long-Term

Location is often the first thing buyers consider, but it’s critical to look beyond just the current state of the neighborhood. Ask yourself: what will this area look like in five or ten years? Is the region experiencing growth, with new schools, shopping, or infrastructure projects in the works? Or does it feel likely to remain rural and secluded?

• Growth potential: Research planned developments nearby, which could affect privacy, views, and future resale value.
• Property value trends: Look at how land values have changed in recent years. Stable or rising prices can indicate long-term investment potential.
• Lifestyle fit: Even if a spot feels peaceful now, consider the potential for future traffic or commercial development that could alter the character of the area.

Choosing with the future in mind means weighing today’s tranquility against tomorrow’s possibilities, so you don’t end up surprised by changes in your surroundings.

2. Understand Zoning and Land Restrictions

Before you take the leap, it’s essential to confirm that your vision for the property lines up with local rules and restrictions. Zoning determines how you can use the land, and many Middle Tennessee properties have unique caveats.

• Residential zoning: Make sure your lot is actually zoned for residential construction, and verify whether there are minimum acreage requirements for building.
• Easements and setbacks: Check for easements, which allow utilities or neighbors certain rights to a portion of your land. Setback rules will dictate how close your home can be to property lines, roads, or water features.
• Deed restrictions & HOA rules: Some parcels have deed restrictions or are part of homeowners’ associations that limit house size, style, or even landscaping options.

Having your builder, like AXIS Construction, review these documents before closing can save you disappointment and costly changes later.

3. Soil Testing and Septic Requirements

Middle Tennessee features a variety of soil types, and not all are suitable for new construction, especially if you plan to install a septic system. Soil quality and drainage impact everything from build costs to your home’s long-term stability.

• Perc testing: For lots without city sewer, a percolation (perc) test determines if the soil can safely handle a septic system. Lots over five acres may be exempt, but it’s best to confirm local regulations.
• Foundation planning: Even where sewer is available, sites with heavy clay or shallow bedrock make excavation and foundation work more complicated and expensive.

A failed or marginal soil test can halt your project or lead to substantial added costs. Always get a professional assessment before purchase.

4. Utility Access Impacts Cost and Timeline

Never assume utilities are “just a hookup away.” Accessibility to water, power, sewage, and modern conveniences often determines the real value of land for custom home building in TN.

• Water supply: Determine if you have access to city water or need to drill a well, factoring in potential costs and water quality.
• Sewer or septic: Is there a public sewer tie-in, or will you need to install and maintain your own septic system?
• Electricity and gas: Check how close utility lines are to your lot. Bringing power or natural gas from the main road can be costly if you’re far from existing infrastructure.
• Internet access: For many buyers, high-speed internet is non-negotiable. Rural areas may offer only limited or expensive options.

We’ve seen many clients fall in love with a property, only to realize later that running utilities to the site could cost tens of thousands of dollars and delay construction by months.

5. Evaluate the Topography and Drainage

The land’s physical shape, its slope, elevation, and drainage, affects where and how you can build. It impacts both construction budget and your future maintenance needs.

• Slope: Steeper lots may require substantial grading, retaining walls, or custom foundation plans. Level lots are easier and less expensive to build on.
• Drainage: Poor drainage can lead to water pooling around the foundation or in the yard, leading to potential flooding and maintenance headaches.
• Building site placement: The contours of the land dictate your options for basements, crawlspaces, or slab-on-grade foundations, and can affect driveway design and usability.

A site walk with an experienced builder ensures you know what’s possible, and what’s not, before you buy.

6. Road Access and Driveway Feasibility

Even an ideal property can become a logistical headache without proper road access. Rural parcels in Middle Tennessee often require extra diligence on how you’ll get to your front door.

• Legal access: Verify road frontage or confirm you have a legal easement to cross neighboring land if needed.
• Driveway construction: Assess the length, grade, and possible obstacles (like creeks or steep hills) that might make driveway installation expensive or complicated.
• Construction access: Make sure the route is accessible for heavy trucks and equipment during the building phase.

Long or complex driveways can add significant unexpected costs to your project. Don’t overlook driveway feasibility when you’re evaluating a lot.

7. Flood Zones and Environmental Concerns

Before you buy land for your new home, check the FEMA flood maps and be aware of local environmental factors that could affect safety, costs, and resale value.

• Floodplain risks: Building in a flood zone may require special engineering, higher insurance, or even restrict your ability to build at all.
• Sinkholes, wetlands, and protected trees: Middle Tennessee’s landscape includes features that can restrict building, increase costs, or require lengthy approvals.

Environmental due diligence upfront protects you from costly surprises or regulatory headaches down the road.

8. Involve Your Builder Before You Buy

One of the best moves you can make is to involve your builder early in the land buying process. At AXIS Construction, we routinely walk lots with clients before they purchase, using our expertise to flag potential issues and help you estimate site development costs.

• Professional assessment: We review topography, utility accessibility, zoning, and all of the factors above.
• Transparent advice: Our honest evaluation can save you from costly mistakes and ensure you’re choosing land that fits your vision and your budget.

A one-hour visit now can save you hundreds of hours, and thousands of dollars, in the long run.

Final Thoughts

Investing in land for a custom home in Middle Tennessee should be an exciting step toward your dream, not a source of stress or regret. The right lot can bring peace of mind, lower costs, and set the stage for a home that’s perfect for years to come. For expert guidance and a seamless custom build experience, reach out to AXIS Construction for a complimentary land evaluation before you buy.

Contact Axis Construction today to schedule your free site assessment and start building your dream with confidence!

Schedule a Free Land Evaluation

Before buying land, contact AXIS Construction for a land walk and site review.
We’ll make sure your lot is buildable, budget-friendly, and a smart investment for your future custom home.

Contact us to get started, or call (615)-985-2222.