Why Does Due Diligence Matter When Buying Land in the Smokies?

Purchasing land in the Smoky Mountains can be an incredible investment, whether you’re dreaming of building a family cabin, planning a future short-term rental, or securing a piece of the Smokies to call your own.

 

Before you buy it’s important to do your research!

 

Buying land in the Smokies comes with factors you’ll want to consider. Things that could impact what you can build, how you use the property, and the cost that might come along after closing. 

 

This blog will walk you through six key things to think about before you purchase land in Sevier County and includes helpful links to our in-depth blog posts on each topic.

 

Start With Zoning and Restrictions

Zoning determines how a property can be used and every city in Sevier County has its own set of rules.

For example, Gatlinburg’s R-1A and R-2A zones restrict short-term rentals, while some areas in Pigeon Forge and Sevierville require specific permits. 

These seemingly small details can make a big difference depending on your plans for the land!

In addition to zoning, you’ll want to review any restrictive covenants or homeowners association rules, which can affect everything from building materials to landscaping choices.

Read more here: What Everyone Should Know About Real Estate Zoning in Sevier County, TN

 

Check for Easements and Access Rights

An easement gives another party the right to use a portion of your property.

For example, a utility company running power lines or a shared driveway providing access to a neighboring lot.

Easements can affect where you build, how you use the land, and even your property value. Before purchasing, make sure you understand any easements recorded on the parcel and who’s responsible for maintenance.

A current survey is the best way to identify existing easements, and you can also verify them through the local assessor’s office or utility departments.

Learn more about easements here.

 

Confirm Utility Access

Not all land in Sevier County has access to city water and sewer. If your property doesn’t, you’ll likely need to install either a well or septic system, and sometimes both. 

To confirm whether utilities are available:

• Contact the city’s utility department for water and sewer access.
• Ask local providers about electricity, gas, and internet service.
• If you need a septic system, environmental testing is required before installation.

Read more septic tank facts here.

 

Don’t Skip Environmental or Site Testing

If you’re planning to build, a percolation test (often called a “perc test”) will determine how well the soil absorbs water, this is a crucial step for septic system approval.

You may also want to request environmental testing to check for drainage issues or protected wetlands. 

These steps can save you from major headaches later and ensure your dream build goes smoothly.

 

Get a Professional Land Survey

A land survey provides the most accurate picture of what you’re buying — boundaries, easements, topography, and access points.

Surveys protect you from boundary disputes, encroachments, and other costly surprises down the road.

They’re also essential if you’re planning to build, subdivide, or develop the property.

Your land survey questions are answered here!

 

Understand Property Taxes and Appraisals

Land taxes in Sevier County are based on several factors, including appraised value, assessment ratio, and the local tax rate. Knowing this ahead of time helps you estimate holding costs and future expenses.

If you’re not sure how to calculate your potential tax liability, we’ve created a simple breakdown to help you get started. Find it in our blog post Short Term Rental Property Tax Increases in Sevier County, Tennessee

 

Buy Land in Sevier County, TN with Confidence

Buying land in the Smoky Mountains is an exciting opportunity, but the details really matter. 

Doing your due diligence early can help you avoid unexpected costs, legal complications, or building delays.

Whether you’re investing in a future short-term rental or creating your own mountain retreat, our team is here to help you navigate every step.

Ready to start your search? 

View Lots and Land for Sale in Sevier County or Contact Us today to speak to our Land Specialist!