Buying Acreage On The Edges Of Franklin

Craving space, privacy, and room to create your vision, but want to stay close to Franklin? Buying acreage on the city’s edges can deliver all of that, if you approach it with the right due diligence. The details matter more with land than with a neighborhood lot, from septic feasibility to road access and zoning. In this guide, you’ll learn the key checks, local rules, and smart contingencies that help you buy with confidence. Let’s dive in.

Start with jurisdiction and zoning

Understanding who governs your parcel sets the rules for everything that follows.

• Properties at Franklin’s edge may be inside the City of Franklin, in an urban service area, or in unincorporated Williamson County. Each has different zoning, permitting, and development standards.
• Minimum lot sizes, permitted uses, subdivision potential, and building setbacks depend on the governing body.
• Future annexation is possible near city limits. If annexed, requirements like mandatory public sewer connection can change.

How to confirm quickly:

1. Identify whether the parcel is in Franklin or unincorporated Williamson County. Check planning and zoning resources and parcel records to verify the current status.
2. Review current zoning and any recorded covenants or easements that could limit use. Look at comprehensive plan maps to understand future road and utility plans.
3. Ask about who issues permits for building, septic, well, and stormwater. City and county standards differ.

Septic, wells, soils, and buildability

Acreage outside city utilities often relies on onsite systems. Confirming site suitability early protects your investment.

• Septic systems. Most rural parcels need a private septic system. Require a site evaluation or percolation test by a licensed professional. Soil type, depth to bedrock, and seasonal water table determine whether a conventional or engineered system is needed.
• Water source. If public water is not available, plan for a private well. Have a well evaluation completed, including yield, static water level, and water quality testing for bacteria, nitrates, and heavy metals.
• Soils and slopes. Use soil mapping tools to screen for limiting soils such as heavy clay or shallow rock. Steep slopes raise grading, erosion control, and driveway costs.
• Floodplain and wetlands. Flood zone status can affect building placement, insurance, and permitting. Wetlands or jurisdictional streams can limit buildable area and may require state or federal reviews.
• Tree conservation and buffers. Inside Franklin, tree conservation may apply. Rural parcels can still have conservation easements or stream buffers that restrict clearing.

Pro tip: Build your contract around a septic and well contingency. If the site cannot support your intended home or requires an engineered septic you did not plan for, you need a path to renegotiate or exit.

Access, roads, and emergency services

A beautiful tract is only as good as your ability to reach it safely and maintain that access.

• Driveway connections. If your driveway connects to a state route, you may need a Tennessee Department of Transportation (TDOT) driveway permit. For county roads, confirm standards and whether culverts or sight-distance improvements are required.
• Private and shared driveways. Verify recorded ingress and egress easements and any road maintenance agreements. Understand who pays for upkeep and how gates accommodate emergency vehicles.
• Road maintenance. Confirm whether the adjacent road is county maintained or private. Privately maintained roads can add ongoing costs.
• Emergency response. Check which agencies serve the property and typical response times. Some departments specify minimum driveway width, grade, surface, signage, and a turnaround for fire apparatus.

Ask the seller for any permits, recorded agreements, and recent maintenance invoices. These documents clarify obligations and costs before you commit.

Utilities and service availability

Utility availability and extension costs are major budget items for acreage.

• Electricity. Identify the provider and request cost estimates to extend service, install poles, and set meters. Rural runs add up quickly.
• Water and sewer. Determine whether city water or sewer is available now or planned in the future. If not, plan for a well and septic.
• Natural gas and propane. Natural gas can be limited beyond city limits. Many rural owners rely on propane.
• Internet and telecom. Broadband options vary by location. Confirm provider options and speeds before you buy.

Ask for utility maps, any extension cost estimates, and examples of recent bills if service is connected. Build a realistic line item in your budget for utility work.

What drives price for acreage near Franklin

Valuing land differs from pricing a house in a subdivision. Scarce comparables and site variables play a big role.

• Usable acreage. Wooded areas, steep slopes, floodplain, wetlands, and easements reduce where you can build or fence. Price often reflects usable, not total, acreage.
• Highest and best use. Zoning, subdivision potential, and permitted uses can increase or limit value.
• Proximity to amenities. Parcels closer to Franklin’s services, shopping, and commuter routes often trade at a premium.
• Access quality. All-seasons access, recorded maintenance, and strong driveway feasibility support value.
• Septic and water feasibility. Proven septic capacity and reliable water boost marketability and appraisal support.

Expect appraisers to analyze per-acre values and a mix of rural land and improved property comps. With limited sales data, experienced rural appraisers are essential.

Development and site-prep costs to plan for

Even if you buy a finished home on acreage, site work often shows up in your budget. If you plan to build, expect more.

Typical line items include:

• Surveying, boundary marking, and potential easement staking
• Driveway construction, gravel, culverts, and drainage improvements
• Clearing, grading, tree removal, and erosion control measures
• Septic system installation or engineered design if required
• Well drilling and pump equipment
• Electric service extension, poles, and trenching
• Water or sewer main extensions if available
• Barns, fencing, and agricultural outbuildings for hobby farm uses

A thorough site walk with your contractor and a civil or soils professional can refine these costs before you finalize an offer.

Financing realities for land and estate properties

Financing structure often depends on whether the parcel includes a home, a to-be-built plan, or raw land.

• Homes on acreage. Conventional mortgages may work if the dwelling meets lender guidelines.
• Construction loans. If you plan to build, expect a construction loan with budgets, plans, and a timeline.
• Lot and land loans. Raw land usually requires higher down payments, shorter terms, and higher rates.
• USDA loans. USDA Guaranteed loans may be available for primary residences in some rural areas, subject to location and income eligibility. Parcels near Franklin may or may not qualify, so verify with a lender.
• VA and FHA. These programs generally require a habitable dwelling. Raw land alone is less likely to qualify.

Work with lenders familiar with rural acreage and custom builds. They understand appraisals for limited comps and the documentation needed to approve your plan.

Title, easements, and recorded restrictions

Land often carries legal baggage you need to uncover early.

• Title search. Require a full title search to reveal easements, covenants, liens, rights of way, and any subdivision restrictions.
• Easements. Utility, access, pipeline, or conservation easements can restrict building sites or reduce usable acreage. Verify their exact locations on a current survey.
• Mineral rights. Some parcels have severed subsurface rights. Confirm ownership and any prior reservations.
• Conservation easements. Land trusts sometimes hold restrictions that limit subdivision or certain uses.

Title insurance and an attorney’s review are smart safeguards, especially with unusual easements or mineral reservations.

Permits and construction basics

Your permit path depends on jurisdiction and project scope.

• Building permits. The City of Franklin issues permits inside city limits. Williamson County issues permits for unincorporated areas. Barns and accessory structures often need permits.
• Septic and well permits. Onsite systems need site evaluation and approval before construction. Engineered systems require additional plans.
• Erosion and stormwater. Clearing and grading above certain thresholds trigger erosion control plans and possibly state stormwater permits.
• Addressing and 911. Ensure your address is assigned and signage meets emergency service requirements.
• Agricultural uses. County ordinances may regulate livestock numbers, setbacks for barns, and manure management.

Ask your agent to coordinate early conversations with permitting staff so you understand the path, review cycles, and timelines before closing.

Build your professional team

Buying acreage is part real estate transaction and part small development project. Assemble the right experts early.

• Experienced acreage agent. A local agent who regularly handles land and estate properties will coordinate the moving parts and set smart contingencies.
• Licensed surveyor. Order a current boundary or ALTA survey to confirm acreage, setbacks, and easements.
• Title company and real estate attorney. Verify clear title, review covenants, and advise on unusual encumbrances.
• Civil or soils engineer and septic designer. Evaluate build sites, grading, stormwater, and septic feasibility.
• Well driller or hydrogeologist. Test well yield and water quality or plan new drilling.
• Appraiser with rural expertise. Support valuation and financing with appropriate comps.
• Arborist or forestry consultant. Advise on high‑value trees, clearing, or timber considerations.

Smart contingencies that protect you

Use contingencies to verify the site works for your intended use before you are fully committed.

• Survey contingency to confirm boundaries and easements
• Septic and soils contingency for a passing evaluation or engineered plan you approve
• Well contingency for yield and water quality testing
• Title and easement approval contingency with attorney review
• Financing contingency tailored to land or construction timelines
• Environmental review contingency for floodplain, wetlands, and protected resources

Tie each contingency to a defined inspection period and a clear outcome standard so you can proceed, renegotiate, or exit.

A quick buyer checklist

Use this list as a starting point when you tour and before you write an offer.

• Is the parcel in the City of Franklin or unincorporated Williamson County? Who issues building, septic, and well permits?
• What zoning applies, and what uses are permitted? Are there deed restrictions or covenants recorded against the property?
• Do current surveys match the deed? Where are any easements or rights of way located on the ground?
• How much of the land is truly buildable, considering floodplain, wetlands, steep slopes, and buffers?
• Has a septic site evaluation been completed? Is public sewer available nearby or planned?
• Is there a working well, and has water quality been tested recently?
• Who maintains the access road or driveway? Is there a recorded maintenance agreement?
• Which utilities serve the parcel today, and what will extension or upgrade costs be?
• What are the driveway width, grade, and turnaround requirements for emergency access?
• Are there mineral reservations or conservation easements that limit use or subdivision?
• What comparable sales support the price? Has a lender or appraiser with rural expertise reviewed the parcel?
• Which permits will you need for your intended home, barn, or future subdivision?

The bottom line

Buying acreage on the edges of Franklin rewards careful planning. When you confirm jurisdiction and zoning, verify septic and well feasibility, secure reliable access and utilities, review title and easements, and budget for site work, you set yourself up for a successful closing and a property that truly fits your goals. With the right team and contingencies, you can move forward with clarity and confidence.

If you want seasoned guidance from a team that handles acreage, estates, and custom construction across Williamson County, reach out to Susan Gregory. We’ll help you evaluate options, assemble the right experts, and protect your interests from the first tour to the final signature.

FAQs

What should I check first when buying acreage near Franklin?

• Start by confirming jurisdiction and zoning, since city vs county rules control what you can build, permit requirements, and whether public utilities may be required in the future.

How do I know if a Franklin-area parcel will perk for septic?

• Require a professional site evaluation or perc test and a soils review; the results will determine if a conventional or engineered system is needed and where it can go.

Who maintains the road or driveway to a rural property?

• Verify whether the road is county maintained or private, and review any recorded maintenance agreement to understand cost sharing and responsibilities.

What utilities are typically available on the edges of Franklin?

• Electricity is common, but water, sewer, natural gas, and broadband vary by location; plan for a well and septic if public services are unavailable and budget for utility extensions.

How is acreage priced compared to subdivision homes?

• Appraisers weigh usable acreage, access, utility and septic feasibility, zoning and subdivision potential, and proximity to Franklin amenities rather than just house features.

What financing options exist for land or building on acreage?

• Homes on acreage may qualify for conventional loans; raw land often needs lot or land loans or a construction loan, and some areas may be eligible for USDA loans depending on location and income.

Which professionals should be on my acreage-buying team?

• Engage an experienced acreage agent, surveyor, title company and attorney, septic and soils experts, a well driller, and a rural-savvy appraiser to cover due diligence thoroughly.