Land for Sale in Tennessee

Land for Sale in Roane County Tennessee

TIMBER, WILDLIFE, FARMLAND VALUE

Deep valleys and limestone uplands shape the land between the Clinch and Emory Rivers. Roane County’s mix of open pasture, oak ridges, and lakefront attracts farmers, hunters, and recreational buyers. Livestock is the dominant ag sector here, backed by hay, small grains, and specialty goats. TVA projects and karst cave systems give the region an unusual mix of history and biodiversity not found elsewhere in East Tennessee.

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Why Roane County Tennessee Land Attracts Buyers

Roane County offers a rare mix of working farmland, lakefront access, and hardwood ridges that appeal to both lifestyle buyers and investors. With over 580 farms operating on nearly 50,000 acres, agriculture remains central to the local economy—even as TVA heritage and river recreation draw new interest to the region. The Emory and Clinch Rivers cut through fertile valleys and wooded slopes, while karst topography creates cave systems found nowhere else in Tennessee.

Livestock operations—especially beef cattle and goats—make up the majority of agricultural income. Hayfields, small grain rotations, and limited row cropping round out the use mix. Most farms here are under 100 acres, offering manageable ownership sizes for first-time landowners or those scaling up from hobby farms. Meanwhile, river tracts and wooded hills offer recreational appeal through hunting, fishing, or simple seclusion.

What truly sets Roane apart is its blend of assets: TVA reservoirs like Watts Bar Lake for anglers and boaters, remote hollows for wildlife, and pasture land with year-round grazing potential. Add to that a low cost per acre compared to Knox or Loudon Counties just to the east, and you get long-term upside with real daily utility. Buyers seeking land with both function and character will find plenty to like here.

River Systems, Cave Habitats, and TVA Lakes Make Roane County Unique

Roane County is shaped by the meeting of the Emory, Clinch, and Tennessee Rivers. Limestone hills and karst sinkholes feed an underground cave network that houses rare amphibians. At the surface, riverbanks and uplands support mature hardwoods, cedar thickets, and rolling pasture. The ecological variety here rivals much larger counties in East Tennessee and supports both farming and wildlife.
Three River Confluence

The Emory, Clinch, and Tennessee Rivers converge near Kingston, forming floodplains, oxbows, and shoreline coves. These waterways support native fish, seasonal waterfowl, and lakeside farmland.

Karst and Cave Systems

Roane has rare subterranean ecosystems, including habitats for the Berry Cave Salamander and other cave species. These limestone formations support aquifers and biodiversity above and below ground.

Mixed Hardwoods and Cedar

Roane's uplands are covered in oak, hickory, and eastern redcedar. These forests provide shade, game habitat, and timber potential across ridges and gently sloping hills.

Livestock, Hayfields, and Mixed-Timber Investment Land

Most land in Roane County is used for cattle grazing, hay production, and timber. Small grain and corn acreage exists, but the terrain favors a diversified use model. Farm sizes range from 10 to 100 acres, with many operations integrating pasture, forest, and creek frontage. This structure appeals to buyers seeking long-term income through land-based enterprises.
Cattle grazing in Roane County
Cattle and Goats

Roane County supports over 8,000 cattle and a growing goat population. Most farms use rotational grazing, and fencing is already in place on many properties. This makes the area attractive for buyers entering livestock or expanding herds.

Hayfield in Tennessee
Hay and Small Grains

With over 15,000 acres of cropland, hay is the most common crop grown in Roane. Oats, wheat, and some corn are also rotated into bottomland fields. Fields are generally smaller and fenced off from wooded slopes.

Roane County timberland
Hardwood Timber

Timberland includes white oak, red oak, and hickory. Parcels on the western edge of the county offer merchantable age stands. Select-cutting and long-term management are common investment approaches here.

Wildlife Habitat and Hunting Land in Roane County TN

Roane County offers a surprisingly diverse mix of game and non-game species thanks to its unique blend of upland hardwoods, bottomland rivers, and karst cave systems. In addition to common species like deer and turkey, the area supports furbearers, raptors, and endangered amphibians. Hunting and trapping are allowed under TWRA rules, and the Oak Ridge Reservation WMA expands opportunities with over 37,000 acres nearby.
Wild turkey in Roane County
Eastern Wild Turkey

Hardwood ridges and fallow fields provide ideal nesting and roosting. Roane produces strong turkey harvests on both private land and public WMAs.

River otter in Emory River
River Otter

Otters are active in the Emory and Clinch Rivers, where they prey on fish and crayfish. These charismatic furbearers are signs of clean, healthy watersheds.

Bald eagle on Watts Bar Lake
Bald Eagle

Watts Bar Lake hosts wintering and nesting bald eagles. These birds of prey are often spotted near shoreline bluffs and islands with tall trees.

Largemouth bass from Watts Bar
Largemouth Bass

Watts Bar Lake offers year-round fishing for bass, catfish, crappie, and hybrids. Local anglers also target sauger near TVA tailwaters during cooler months.

Rare Salamanders and TVA Legacy Set Roane County Apart

Roane County is one of only a few places on earth where the Berry Cave Salamander lives. These neotenic creatures stay underground in permanent larval form and survive only in the cool, dark, and spring-fed cave streams of East Tennessee. Their presence highlights the county’s rare karst terrain and ecological significance. At the same time, Roane’s identity is shaped by the Tennessee Valley Authority, whose hydro projects built Watts Bar and brought power and transformation to Kingston and beyond. The mix of cave species, TVA lakes, and traditional agriculture makes Roane unique among land markets in the region.

Land for Sale in Neighboring East Tennessee Counties

Buyers looking in Roane County often also consider tracts in the adjacent counties—offering similar terrain and land uses but different pricing, school zones, or access to Knoxville or Chattanooga markets.
Loudon County

Closer to Knoxville and I‑75, Loudon County offers riverfront land and row crop farms, but generally at higher price per acre than Roane.

Land for Sale in Loudon County, TN
Cumberland County

Higher elevation and flatter tracts make Cumberland ideal for homesteads, horse farms, and cool-season pastures.

Land for Sale in Cumberland County, TN
Morgan County

Known for dense hardwoods and steep terrain, Morgan County draws hunters, off-grid buyers, and timber investors.

Land for Sale in Morgan County, TN

FREQUENTLY ASKED QUESTIONS

What types of fish are common in Roane County lakes and rivers?

Watts Bar Lake and the Clinch and Emory Rivers support largemouth bass, crappie, catfish, and hybrid striped bass. The waters are also known for sauger and seasonal runs of white bass, especially near tailwaters. Many anglers come for winter catfish or spring crappie.

What row crops grow best in Roane County’s soil and climate?

Roane’s terrain favors hay, oats, wheat, and some corn. Most land is better suited to pasture and hayfields than large-scale commercial row cropping. Bottomlands along rivers provide more fertile ground for row crops, while uplands are used for grazing and timber.

Is poultry farming common in Roane County?

Poultry farming is present but not dominant. According to the USDA, Roane reported under 300 broilers and a small number of turkeys. Cattle and goats are far more significant to the farm economy here.

What are the best public spots for fishing and waterfowl in Roane County?

Paint Rock Refuge and the shores of Watts Bar Lake offer access to fishing and seasonal duck hunting. Waterfowl hunters target mallards, wood ducks, and ring-necked ducks, especially near backwater sloughs and TVA-managed lands.

Are there unique species to watch for in Roane County?

Yes. The Berry Cave Salamander is a rare amphibian found only in a few caves in Roane and neighboring counties. You’ll also find nesting ospreys and bald eagles, along with endangered darters and cave-dwelling fish in karst stream systems.

What types of land use are most common in Roane County?

Most farms are under 100 acres, with a mix of grazing, hayfields, and wooded acreage. Some include river frontage or access to coves on Watts Bar. These mixed-use properties appeal to both working farmers and recreational land buyers.

Explore Land Opportunities in Nearby Counties

Tutt Land Company offers a wide range of properties in neighboring counties. Whether you're interested in hunting land, timber tracts, or rural homesites, our extensive portfolio has something to suit your needs. Explore our current listings in nearby counties to find the perfect property for you.

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