Salem Rd , McMinnville, TN 37110(Warren County)

Utilities: Electric and water available; septic system installed

Restrictions: No zoning, no CC&Rs (verify with Warren County)

Property Advantages

This McMinnville land for sale presents a cost-effective entry point into Tennessee real estate with significant flexibility for development. The 2.37-acre size provides adequate space for residential construction while remaining manageable for maintenance and property taxes.

Location Benefits:

6 miles to downtown McMinnville - Access to county seat amenities, shopping, dining, and services

1.6 miles to Shell gas station - Convenient access to fuel and convenience items

Quick access to TN-56 - Primary transportation corridor through the region

19 miles to Murfreesboro (33 minutes) - Access to larger retail, healthcare, and employment centers

Infrastructure in Place:

Paved road frontage eliminates maintenance costs associated with private gravel roads

Existing gated entrance provides immediate security and privacy

Unpaved driveway already established, reducing initial site preparation costs

Electric and water available at the property line, significantly reducing utility installation expenses

Septic system installed

Natural Assets:

Lightly wooded with mature trees offers privacy screening, shade, and aesthetic appeal while leaving cleared areas for building

Gently rolling topography provides natural drainage and creates visual interest

Elevated building site on property hill captures views and reduces flooding concerns

Mature hardwood trees add immediate property value and reduce landscaping costs

Area Highlights:

McMinnville serves as the county seat of Warren County and anchors the region with a population of approximately 13,800 residents. The city has earned recognition as the "Nursery Capital of the World" due to its thriving horticultural industry, with over 400 nurseries operating in the area.

Regional Position:

Halfway between Nashville and Chattanooga - Equal access to two major Tennessee metropolitan areas

20 miles south of I-24 (Exit 111) - Connection to interstate commerce and travel

35 miles south of Cookeville - Access to Tennessee Tech University and additional services

70 miles northwest of Chattanooga - Day trip distance to urban amenities

Local Economy and Services:

Diversified employment base including manufacturing, agriculture, healthcare, education, and government

McMinnville Electric System provides reliable municipal power

Warren County Utility District manages water infrastructure

Ben Lomand Connect offers synchronous gigabit fiber internet service

Full-service healthcare available locally

Recreation and Attractions:

Cumberland Caverns (13 miles) - Tennessee's largest show cave with over 32 mapped miles

Rock Island State Park - Camping, swimming, hiking, and kayaking on the Caney Fork River

Falcon Rest Mansion (3.3 miles) - Historic 1896 Victorian mansion and museum

Riverfront Park (6.3 miles) - Public green space and community gathering area

Warren County Farmers Market - Year-round access to local produce and goods

Park Theatre - Restored historic venue hosting concerts, plays, and films

Climate and Growing Conditions:

The property benefits from Middle Tennessee's temperate climate and the region's reputation for exceptional soil and growing conditions. The area's climate supports year-round outdoor activities and provides an extended growing season for gardens and food production.

Potential Uses:

The absence of zoning regulations and restrictive covenants creates flexibility for various applications. Prospective buyers should conduct independent due diligence with Warren County to verify all intended uses comply with current regulations.

Residential Development:

Single-family home construction - Elevated building site provides natural foundation drainage

Manufactured or modular home placement - No restrictions prohibiting factory-built housing (verify with county)

Multi-generational compound - Sufficient acreage for main residence plus guest house or in-law suite

Weekend retreat or cabin - Privacy and natural setting ideal for recreational property

RV or camper site - Gated access and existing driveway accommodate recreational vehicles (verify with county)

Agricultural and Homesteading:

Small-scale farming or market gardening - Soil analysis indicates loam and clay loam suitable for cultivation

Livestock grazing - Partial fencing already present; acreage supports horses, cattle, or small livestock (verify with county)

Hobby farm or homestead - Size appropriate for self-sufficiency activities including chickens, gardens, and orchards

Nursery or greenhouse operation - Located in the "Nursery Capital of the World" with established industry support

Apiary or honey production - Wooded areas and flowering plants support beekeeping activities

Commercial or Investment:

Build-to-rent or spec home construction - Growing demand for rural rental properties in Middle Tennessee

Land banking - Hold for appreciation as McMinnville area continues development

Event venue or wedding site - Scenic hilltop views and gated privacy create attractive event space (verify with county)

Outdoor recreation business - Proximity to state parks and caves attracts tourism traffic (verify with county)

Practical Details

Soil and Septic Considerations:

The property contains two primary soil types as identified in USDA soil surveys:

Waynesboro loam (5-12% slopes, eroded): This soil type offers balanced drainage characteristics typical of loam soils. The primary consideration for septic installation is the 5-12% slope, which may require specific drain field design to ensure proper wastewater distribution.

Cumberland clay loam (5-12% slopes, severely eroded): This soil type contains higher clay content, resulting in slower percolation rates. Clay soils typically require alternative septic system designs such as mound systems or aerobic treatment units to achieve proper drainage and meet health department standards.

Important: All septic system installations in Tennessee require professional evaluation by a licensed soil scientist or site evaluator. Buyers must obtain percolation testing and approval from the Warren County Environmental Health Department prior to system installation. Soil surveys provide general guidance only and do not substitute for on-site testing.

Utility Installation:

Electric service: Available at property line; McMinnville Electric System or Caney Fork Electric Cooperative provides connection

Water service: Available at property line; Warren County Utility District provides connection

Septic system: On site; needs county verification

Internet service: Ben Lomand Connect offers fiber internet in the McMinnville area (verify availability at specific address)

Access and Boundaries:

The property features paved road frontage, eliminating concerns about road maintenance agreements or seasonal access issues. An existing gate and unpaved driveway provide immediate site access. Partial fencing is visible on the property; buyers should survey to determine exact fence location and condition. Professional survey recommended to establish precise property boundaries.

Due Diligence Recommendations:

Buyers should independently verify the following with Warren County officials:

Current zoning status and permitted uses

Septic system requirements and soil suitability through official testing

Building permit requirements and setback regulations

Road maintenance responsibility and access rights

Property tax rates and assessment

Any applicable burn bans or outdoor regulations

Well drilling regulations if considering private water source

Financial Considerations:

List Price: $79,999

Price per acre: Approximately $33,755

Estimated property taxes: $87/year; Contact Warren County Trustee for current assessment and tax rate

No homeowners association fees

No mandatory assessments or dues

Why This Property Stands Out

Land for sale in McMinnville TN at this price point with paved access and available utilities represents strong value in the current market. The property balances affordability with development-ready infrastructure, making it accessible to first-time land buyers while offering features that appeal to experienced investors.

The gated entrance and elevated building site provide immediate privacy and security, while the 6-mile distance from McMinnville keeps property taxes lower than in-town parcels while maintaining convenient access to services. The lightly wooded terrain offers natural beauty without requiring extensive clearing for construction.

Warren County's position between Nashville and Chattanooga creates long-term appreciation potential as Middle Tennessee continues to attract new residents and businesses. The property's unrestricted status preserves maximum flexibility as market conditions and buyer objectives evolve.

Schedule Your Property Showing

This buildable land in McMinnville, Tennessee offers immediate availability for qualified buyers. The property can be viewed during daylight hours with advance notice. Call us to arrange your private showing and discuss financing options for this property.

Don't miss this opportunity to secure affordable, unrestricted land with utilities available in one of Middle Tennessee's most desirable areas.

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