Thinking about carving your acreage into buildable lots near Nashville? The upside can be compelling, but a few early decisions can make or break your pro forma. You want clarity on rules, timelines, utilities, and cost drivers before you tie up capital. This guide gives you a practical roadmap to Nashville’s process, from the five-acre rule to sewer capacity and stormwater permits, so you can move forward with confidence. Let’s dive in.
What counts as a subdivision in Nashville
The five-acre rule
Any division that creates two or more parcels or results in lots under five acres is treated as a subdivision in Metro Nashville. That means you will follow the Metro Subdivision Regulations and often need a plat approval.
Minor vs major plats
Small, simple splits can follow a minor plat path. Larger projects or any plan that adds roads or utilities typically require a preliminary plan, construction plans, inspections, and a final plat. The Metro Subdivision Regulations outline submittals, review steps, and when performance assurance is required.
Zoning controls lot yield
Subdivision does not change zoning. Minimum lot size and bulk standards in the Zoning Code determine your potential lot count. Confirm the base district and any overlays before you sketch a layout.
Map your site constraints first
Sewer or septic drives yield
Utility availability is often the biggest swing factor. If public sewer is available, you will coordinate with Metro Water, obtain connection permits, and pay any applicable capacity charges under Metro Code Title 15. If sewer is not available, every lot must pass Health Department review for onsite systems per Metro Code Title 16 Appendix H. Poor soils can require engineered or advanced systems, which raise per-lot costs.
Water, power, and gas
Plan for water main extensions, meters, and system development charges, plus line extensions for electric, gas, and telecom. Get written availability letters and extension estimates early.
Topography, floodplain, and wetlands
FEMA floodplains, steep slopes, and possible wetlands all affect lot layout and may trigger special plan requirements. The Subdivision Regulations address “critical lot” conditions and site design expectations. Wetland or stream impacts can require state or federal permits.
Roads and access
Frontage, driveway spacing, and required road improvements can be significant cost items. Your plan may require turn lanes, paving, or off-site work. Confirm any expectations tied to the community character transect using the Community Character Manual.
Permits and approvals you will need
Pre-application and concept plan
Start with a pre-application meeting with Metro Planning. Staff will flag the applicable section of the Subdivision Regulations, key reviewers, and likely improvements. Concept plan fees are published by Metro and can change, so confirm current amounts.
Construction plans and bonding
Major subdivisions move from preliminary approval to engineered construction plans for roads, utilities, and stormwater. Metro may allow you to record a final plat by posting performance assurance rather than building all improvements first, as outlined in the Subdivision Regulations.
Final plat and recording taxes
Once certificates are complete and conditions are met, you can record your plat with the Register of Deeds. Tennessee imposes a recordation tax of $0.37 per $100 of consideration or value under T.C.A. §67-4-409. Confirm any additional county recording fees.
Timeline and cost drivers
Typical timelines
- Simple two-lot minor split with no extensions: several weeks to 2–3 months, depending on reviews and survey timing.
- Multi-lot project with new roads or utilities: many months to 2+ years, including design, permitting, construction, and final plat. State law gives planning commissions approval timelines, summarized by MTAS, but real-world schedules depend on scope and comments.
Budget checklist
- Survey and plat preparation by a licensed Professional Land Surveyor.
- Planning, engineering, and design fees for roads, stormwater, and lots.
- Sewer capacity and tap costs, or septic design and installation per Metro Code Title 15 and Title 16 Appendix H.
- Roadway and access improvements.
- Erosion control and permanent stormwater facilities. Sites disturbing 1 acre or more usually need an NPDES construction stormwater permit under TDEC’s program.
- Performance bonds or letters of credit, inspections, and plan review fees, as required by the Subdivision Regulations.
- Recording costs and state recordation tax under T.C.A. §67-4-409.
Market signals to watch
Lot demand and absorption
Regional lot supply has loosened from the tightest pandemic levels, yet demand varies by submarket. National land indices show improved lot availability, though close-in suburbs can still be competitive, according to industry reporting.
Property values and taxes
Davidson County assessments have risen in recent reappraisals, which can influence holding costs and pricing strategy. Local reporting notes meaningful increases since 2021 in the latest update from the Assessor’s office, as summarized by Axios Nashville.
Your local game plan
Build the right team
At minimum you will want a licensed Tennessee PLS, a civil engineer with Metro experience, and a soils professional if septic is in play. You can verify surveyor licensure through the Tennessee Board of Examiners for Land Surveyors.
Six practical next steps
- Confirm jurisdiction and zoning, then schedule a pre-application with Metro Planning.
- Order a current boundary survey and title work to locate easements and constraints.
- Request water and sewer availability letters, plus capacity and tap fee estimates in writing.
- If sewer is not available, order soil testing and septic feasibility for each proposed lot.
- Draft a concept layout that respects topography, floodplain, and frontage requirements.
- Build a conservative pro forma that includes design fees, utility extensions, stormwater, roadwork, bonds, and the state recordation tax.
If you want seasoned, local guidance before you commit capital, reach out. Our team pairs deep Nashville and Williamson County experience with builder-side know-how to help you pressure test yield, timeline, and exit value. Start a conversation with Susan Gregory to map the smartest path for your acreage.
FAQs
What triggers a subdivision review in Metro Nashville?
- Any split creating two or more lots or producing lots under five acres requires review under the Metro Subdivision Regulations.
How do sewer vs septic decisions affect lot yield?
- Public sewer access can support smaller lots, while septic requires Health Department approval for each lot and may need larger areas or engineered systems in poor soils.
How long does a Nashville minor lot split take?
- A simple two-lot minor plat can take several weeks to 2–3 months, depending on staff schedules, comments, and survey timing.
What recording taxes apply in Tennessee at plat or deed recordation?
- Tennessee assesses a recordation tax of $0.37 per $100 of consideration or value under T.C.A. §67-4-409, plus county recording fees.
Do I need a stormwater permit to build subdivision infrastructure?
- If you disturb 1 acre or more, you will likely need an NPDES construction stormwater permit and must meet local erosion and stormwater control requirements.
