Land for Sale in Tennessee

Land for Sale in Sullivan County, Tennessee

FARMS, TIMBER, AND RIVER ACCESS

Rolling ridges and Appalachian valleys define this part of northeast Tennessee. Sullivan County offers farm-ready pastures, riverfront terrain, and wooded slopes tied to the Holston River basin. Land here supports beef cattle, poultry, and timber harvests, with minimal suburban pressure outside Kingsport and Bristol. It’s also part of Tennessee’s top forestry economy, and sits near rare cave ecosystems and native fish habitats. You’ll find land suited for everything from row crops to remote hunting tracts.

We currently do not have any listings in this area. Partner with Tutt Land to unleash the full potential of your land sale, as our expert team guides you through a streamlined process, customized marketing strategies, and an extensive buyer network. So sell your land today.

Why Sullivan County Tennessee Land Attracts Buyers

Sullivan County sits at the intersection of the Ridge-and-Valley and Blue Ridge regions, making it a varied and functional place to own land. Its mix of pasture, cropland, and woodland supports cattle, poultry, and timber production—key drivers in northeast Tennessee. Buyers looking for active ag land will find options ready for grazing or hay, with row crop ground also available. Tennessee’s forestry economy is thriving, and Sullivan plays a quiet role in it with managed hardwood and pine tracts.

The county isn’t overbuilt, so large tracts still exist outside Kingsport and Bristol. Farm and timber parcels offer long-term value with income potential, whether from lease, harvest, or small-scale ag production. The Holston River system runs through the county, bringing fishing access and habitat-rich corridors that appeal to outdoorsmen. The area’s cave systems and rare aquatic species also add value for conservation buyers.

This part of Tennessee also balances quiet rural life with city access. Regional festivals, natural landmarks like Morrell Cave, and educational infrastructure in Kingsport help make rural ownership more livable. That balance draws both end users and investors who want rural land with solid fundamentals. Whether for homesteading, hunting, or long-term hold, Sullivan County land checks multiple boxes.

Top Natural Features of Sullivan County TN That Attract Land Buyers

Sullivan County blends Appalachian terrain, active river systems, and unique cave habitats. The Holston River forks run through the region, feeding into the Tennessee River basin and supporting rare fish species like the snail darter. Rolling hills, pastureland, and dense woodlands give buyers varied choices for recreation, agriculture, or conservation. The landscape here still feels intact, especially in eastern sections near Cherokee National Forest.
Holston River Forks

The North and South Forks of the Holston River converge in Sullivan County. These rivers offer prime fishing, scenic value, and wildlife corridors supporting rare aquatic species.

Morrell Cave

This 4.4-mile cave system near Bluff City once produced saltpeter for the Confederacy. It’s now a state natural area with rare bat and cave salamander habitat.

Rolling Appalachian Ridge Land

Eastern Sullivan County transitions into the Blue Ridge, offering elevation change, timber stands, and wildlife-rich valleys ideal for hunting or off-grid development.

Livestock, Hay, and Timber Investment Land in Sullivan County TN

Sullivan County supports a mix of productive land uses. Livestock production leads the economy, with cattle and poultry dominating sales. Many buyers look for hay-ready pastures or land they can lease to nearby operators. Timber investment is viable too, with marketable hardwoods and access to forestry support through UT Extension. These uses often overlap—many tracts can support all three if managed wisely.
Sullivan County TN Livestock Land
Livestock Grazing

Beef cattle operations are widespread in Sullivan County. Pasture ground often includes fencing, barns, and water access. Some landowners lease to local producers for steady income. With most ag sales tied to livestock, grazing land is always in demand.

Sullivan County TN Hay Land
Hay and Forage

Hayfields in Sullivan County feed local livestock and sometimes supply commercial buyers. Gently sloping ground is ideal for round bale production. Many tracts support haying with minimal inputs, offering passive or part-time ag income.

Sullivan County TN Timber Land
Mixed Timber Tracts

Hardwoods and pine grow well here, especially in east-county ridges. Managed forests may qualify for greenbelt tax rates and provide marketable timber every 15–25 years. Timberland also adds value as hunting habitat and long-term investment.

River Fish, Migratory Birds, and Rare Species in Sullivan County TN

Wildlife here is shaped by elevation, water, and forest cover. The Holston River system supports game fish and endangered darters. Caves host protected bats. Grassland patches see occasional overwintering birds like the Savannah Sparrow. There’s plenty of room for traditional deer hunting too—but rare sightings and protected species add conservation value for certain buyers.
Whitetail Deer in Sullivan County TN
Deer

TWRA data shows strong deer harvests in this region, with 8+ point bucks regularly taken. Mixed woodlots and hay fields create ideal edge habitat.

Turkey in Sullivan County TN
Turkey

Wild turkey are common throughout the county, especially where mature hardwoods meet open fields. Spring hunts draw strong local participation.

Savannah Sparrow in Sullivan County TN
Savannah Sparrow

These migratory birds winter uncommonly in northeast Tennessee. Fields and overgrown edges provide temporary refuge for grassland species.

Fishing in Sullivan County TN
Fishing

The Holston River offers bass, trout, and catfish. Its clean flows also host rare darter species, signaling healthy aquatic systems for anglers and biologists alike.

Why Buyers Value Rural Land Near Kingsport and Bristol TN

Sullivan County land attracts both end users and investors who want a foothold in northeast Tennessee. Its rural tracts sit near regional hubs like Kingsport, Bristol, and Johnson City—giving landowners access to hospitals, commerce, and I-81 without high-density sprawl. That makes it appealing for folks looking to retire, homestead, or slowly develop. The area also benefits from strong local schools and Tennessee’s no-income-tax climate. Combined with steady land appreciation and timber returns, that’s a formula buyers trust.

Rural Land for Sale Near Sullivan County TN

Land buyers often look at surrounding counties to compare price, terrain, and access. These nearby counties offer similar Appalachian farmland and recreational tracts within a short drive.
Hawkins County

Known for tobacco history and Holston River frontage. Good mix of pasture and wooded tracts for sale.

Land for Sale in Hawkins County, TN
Washington County

Offers rolling farmland near Johnson City with good schools and suburban growth potential.

Land for Sale in Washington County, TN
Carter County

Mountainous land, hunting cabins, and small farms around Elizabethton. Gateway to Watauga Lake.

Land for Sale in Carter County, TN

FREQUENTLY ASKED QUESTIONS

What kinds of fish are found in Sullivan County rivers and lakes?

Anglers in Sullivan County fish the North and South Forks of the Holston River for smallmouth bass, catfish, and trout. The waters are part of the Tennessee River watershed and also support rare species like the snail darter and boulder darter in some tributaries. These fish indicate clean, free-flowing streams that attract fly fishermen and conservation-minded buyers.

What are the best crops to grow in Sullivan County?

Local farms raise hay, corn, and soybeans, with forage crops being most common due to the county’s livestock focus. Gentle slopes and average annual rainfall make it suitable for pasture rotation and row crops alike. Specialty growers sometimes raise vegetables and berries on smaller acreage near Kingsport.

Is poultry farming common in this area?

Yes, poultry plays a major role in Sullivan County agriculture. Broiler operations and egg-laying houses are scattered through the eastern and southern parts of the county. Combined with cattle, these livestock sectors account for over 80% of local farm sales according to USDA data.

Are there opportunities for sustainable timber harvests?

Yes. Many Sullivan County landowners manage pine or mixed hardwood tracts for long-term harvest. The region’s hardwood market is strong, and UT Extension offers help with management plans. The state’s forestry industry generates over $300 million in payroll statewide.

What cultural sites or local traditions make land here unique?

Morrell Cave stands out as one of the largest caves in East Tennessee and was once used for Confederate saltpeter mining. Local events like Kingsport’s Fun Fest and Bristol’s Rhythm & Roots draw crowds each year, celebrating Appalachian heritage and music. These add cultural depth to owning land here.

What is the land use split in the county?

According to USDA, Sullivan County’s farm acreage breaks down as 38% cropland, 38% pasture, and 19% woodland. The rest is used for farmsteads, ponds, and fallow land. This balanced layout supports cattle, poultry, and timber rotation without needing major conversion.

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.

Sell Your Land in Tennessee? Let Tutt Land Do the Heavy Lifting

Whether you're selling pastureland in Bedford County, timber acreage in Wayne, a poultry farm in Giles, or hunting property in Hardeman—Tutt Land Company has you covered. With 80+ years of experience buying, managing, and marketing rural land across Tennessee, we specialize in turning local properties into statewide opportunities.

We showcase your land across high-traffic platforms—from YouTube and social media to print advertising and top national land listing networks. Our marketing strategy targets qualified buyers searching for everything from mini farms and investment tracts to equestrian estates and raw acreage.

List your Tennessee land with Tutt Land and get the exposure, expertise, and energy your property deserves.

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Step into a career where wide-open spaces mean wide-open potential. As a land professional with Tutt Land Company, you’ll join a team that’s been buying and selling rural property across the Southeast for over 80+ years—specializing in timber tracts, hunting land, farms, and large acreage parcels.

Whether you're helping a landowner sell a legacy farm in Giles County or guiding a buyer to their first hunting property in Hardeman, you’ll have the backing of an experienced team, industry-best marketing, and a trusted name in land sales.

So whether you're shouting Go Vols!, singing Rocky Top, chanting Let’s Go Tigers! in Memphis, yelling Go Mocs!, backing the Govs Up!, echoing Go Bucs Go! in Johnson City, or cheering on Maryville Rebels and Oakland Patriots under the Friday night lights—if Tennessee land is in your blood, Tutt Land is where you belong.

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