Realtracs MLS data as of October 27, 2026

Homes With Acreage in Coffee County, TN

Buyers ask me all the time what a home with a little land costs around Manchester and the rest of Coffee County. This page answers with real Realtracs MLS numbers by acreage, then walks through what to check before you buy a home on acreage: septic, well water, the survey, zoning, flood zones and greenbelt.

The sales figures cover the last 12 full months, October 2025 through September 2026. Active listings are a single snapshot from October 27, 2026.

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Sales and prices by acreage

Closed sales are grouped by the MLS acreage of the home sold, and active listings by the acreage on the listing. The last row combines the two larger groups. Homes with no acreage entered in MLS are left out of this table.

What the numbers show

• Homes on 1 acre or more made up 202 of the 754 sales with acreage entered. Most homes sold in Coffee County sit on less than an acre: 552 sales were under 1 acre.
• The median sale price rose with land: $300,000 under 1 acre, $389,450 on 1 to under 5 acres and $552,000 on 5 acres or more. The 1 acre or more median of $417,000 is higher than the countywide median of $324,700.
• The 1 to under 5 acres group had the shortest median time on market, 23 days. Homes on 5 acres or more had a median of 32.5 days.
• On October 27, 2026 there were 78 active listings on 1 acre or more. Their median list price was $539,900. List prices are asking prices, not sale prices.

There were only 17 closed sales on 10 acres or more over these 12 months, too few for a reliable median, so the table combines them with the 33 sales on 5 to under 10 acres into one group of 5 acres or more. Large tracts vary so much in land, buildings and road frontage that a single median says little about any one property. If you are shopping above 10 acres, I will pull the individual sales that fit your search.

Septic and water on homes with acreage

Of the 202 homes on 1 acre or more that sold from October 2025 through September 2026, 149 were listed in MLS with a septic tank and 36 with public sewer. For water, 146 listed city water, 39 listed utility district water and 14 listed well water. These fields are entered by the listing agent, so confirm them for the home you like. The takeaway: plan on septic questions for nearly any home on acreage, and do not assume a rural home has a well.

Manufactured homes on land

The figures on this page do not include manufactured homes, which follows the rule used in my market reports. In the same 12 months there were 54 manufactured home sales in Coffee County, 25 of them on 1 acre or more. If you are looking at a manufactured or modular home on land, ask how the home is titled and whether an affidavit of affixation was recorded. My manufactured and modular homes guide explains financing and title.

What to check before you buy a home on acreage

1. City or county, and the zoning

Outside Manchester and Tullahoma city limits, the Coffee County Codes Compliance office at 1329 McArthur Street in Manchester, (931) 723 4841, handles zoning, building permits and inspections. Much of the rural county is zoned A 1, the Agricultural Forestry district, and the county bulk regulations list a 5 acre minimum lot size there with building setbacks of 50 feet from all property lines. Ask about setbacks, outbuildings, animals and whether more than one home is allowed on the tract.

2. Septic

TDEC issues septic permits in Tennessee and has an online search for septic permit records. Ask the seller for the permit and any repair records, and have the system inspected during your inspection period. TDEC says a Septic System Modification Permit is required for construction that will impact an existing system, and its examples include adding bedrooms and building a pool, garage, shop or barn. If you plan a shop or barn, find the tank and drain field first. My septic systems guide covers the details.

3. Well water

If the home uses a well, test the water. TDEC strongly recommends testing well water for bacteria at least once a year, and its minimum distances for new wells include 50 feet from septic tanks and drain fields and 100 feet from animal pens and feed lots. My guide to buying a home with a well explains testing, records and licensed drillers.

4. Survey and access

Know exactly where the lines are and how you reach the house. A boundary survey by a Tennessee registered land surveyor can reveal encroachments or a missing road frontage, and if access is by easement, have it reviewed before closing. The Coffee County Register of Deeds says plats that divide land into lots of less than 5 acres must be approved by planning and zoning before recording.

5. Flood zones and low spots

Look up the exact address on the FEMA Flood Map Service Center and check the whole parcel, including the driveway and any outbuildings. Walk the land more than once if you can, because low spots and creeks look different after heavy rain. My flood zones and flood insurance guide walks through each step.

6. Greenbelt and rollback taxes

Larger tracts may be taxed under greenbelt, which values qualifying land by its present use. Agricultural and forest land must be at least 15 acres, and open space land at least three acres in a designated area. When greenbelt land sells, the new owner must file a new application, due by March 15, to keep the classification. If land leaves the program, rollback taxes for the prior three years can be due for agricultural and forest land, or five years for open space. Ask who pays any rollback and put it in the contract. My greenbelt guide explains the rules.

7. Room for horses

Planning on horses? UT Extension says approximately two to three acres are needed for each mature horse for pasture to supply most of its diet, so count usable pasture, not total acreage. Inside Manchester city limits, keeping horses takes approval. My horse property guide covers zoning, fencing, barns and Coggins tests.

8. Financing and utilities

USDA Rural Development says its guaranteed loan can be used for a site with a new or existing home in an eligible rural area, with no set acreage limit; see my USDA loan guide. Duck River Electric Membership Corporation serves much of Coffee County outside Tullahoma, so confirm the electric and water providers for the address in my utilities guide. Buying bare land to build on instead? Start with my land buying guide.

About these numbers

• Source: Realtracs MLS, residential property in Coffee County, Tennessee. Data as of October 27, 2026.
• Period: closed sales from the last 12 full months, October 2025 through September 2026. Active listings count homes in Active status on October 27, 2026; coming soon and under contract listings are not counted.
• Scope: single family homes, townhouses, condos and modular homes, the same scope as my Coffee County housing market report. Manufactured homes are excluded. Bare land listings are not included.
• Acreage comes from the MLS acres field, which listing agents fill in from the plat, tax records, a survey or the owner. It can differ from the deed or a new survey. 108 of the 862 closed sales and 48 of the 317 active listings had no acreage entered and are left out of the acreage figures.
• Groups: under 1 acre, 1 to under 5 acres and 5 acres or more. Sales on 10 acres or more are combined into the 5 acres or more group because there were fewer than 25 of them.
• Days on market uses the MLS days on market field. Septic and water counts use the MLS sewer and water source fields.
• Information deemed reliable but not guaranteed. Compiled by Matt Sargent with Keller Williams from Realtracs MLS data. Past results are not a guarantee of future results.

Fair housing note: this page describes land, homes and public rules, not who lives in any area. Every home is open to every buyer.

This guide is general information, not legal, tax or survey advice. Rules can change, so confirm details with the county, TDEC and your closing attorney or title company.

Looking for a home with acreage?

I help buyers compare homes with land across Coffee County and line up septic, well, survey and zoning checks before deadlines pass. Call or text me at (615) 497 1658, or request my buyer guide and tell me how much land you want.

Common questions

Matt Sargent is a Tennessee licensed affiliate broker with Keller Williams who helps buyers and sellers in Manchester and Coffee County. Call (615) 497 1658 or send a message.