Finding large unimproved tracts under $10,000 per acre in East Tennessee has become increasingly difficult as migration into the state continues to surge. When a property listing offering 17.67 rolling acres listed at $114,900—recently reduced by $5,000—hits the market in Hawkins County, it naturally sparks curiosity among homesteaders, land investors, and outdoor enthusiasts.
Located at 150 McMakin Rd, Rogersville, TN 37857, this tract comes with a catch: previous occupants left debris, the primary structure is a basic camp cabin rather than a finished home, and utility infrastructure must be installed by the buyer. However, the sellers are offering a $4,000 closing credit for property cleanup alongside unrestricted rural land potential.
Is this property a massive opportunity to secure sub-$7,000-per-acre land in a desirable Tennessee location, or do the development logistics outweigh the discounted asking price? This comprehensive financial and structural analysis breaks down every detail of 150 McMakin Road to help you make an informed decision.
1. Property Overview & Key Listing Specifications
Before conducting a deep financial analysis, here is the baseline data extracted from public records and MLS disclosures:
| Specification Feature | Property Details | Analysis & Context |
| Current Listing Price | $114,900 (Price cut $5,000 on 8/24) | Highly competitive price point for 17+ acres |
| Price Per Acre | ~$6,502 / Acre | Well below Hawkins County market averages |
| Seller Concession | $4,000 Closing Credit offered | Offsets initial site cleanup & debris removal |
| Total Lot Size | 17.67 Acres | Wooded, rolling, and sloped terrain |
| Existing Structure | Camp Cabin / Storage (0 Bed / 0 Bath) | Unfinished, no plumbing, conversion candidate |
| Zoning Restrictions | None Listed (Unrestricted Rural) | Permits homesteading, RVs, mini-farms, animals |
| Water / Sewer Access | None currently installed | Requires private well drilling & septic tank system |
| Road Frontage Access | Dirt & Paved Road Access | Accessible via McMakin Road in Hawkins County |
2. Financial Valuation & Comparative Market Analysis (CMA)
To evaluate whether $114,900 represents genuine market value, we must calculate the underlying land valuation against regional averages in East Tennessee.
Financial Breakdown
- List Price: $114,900
- Seller Credit: -$4,000
- Effective Purchase Price: $110,900
- Effective Land Cost: $6,276 per acre across 17.67 Acres
- Hawkins County Market Average: ~$13,000 – $15,000 per acre
A. Raw Land Discount Breakdown
At an effective purchase price of $6,276 per acre (after applying the $4,000 closing credit):
- Hawkins County Average: Raw land parcels in Rogersville typically sell for between $12,000 and $15,000 per acre for smaller acreage tracts.
- Acquisition Savings: Buying at ~$6,276/acre provides immediate equity upside, giving the buyer room in their budget to finance site development, well drilling, and septic installation.
B. Regional Acreage Valuation Matrix
| Location / Region | Avg. Cost Per Acre | 17.67 Acre Benchmark Value | Price Comparison |
| 150 McMakin Rd (Rogersville) | ~$6,502 / acre | $114,900 (Actual List Price) | Deep Discount Tier |
| Rogersville Rural Average | $13,168 / acre | ~$232,000 | 50% below local average |
| Knox County / Knoxville Area | $40,000+ / acre | ~$700,000+ | Suburban premium pricing |
| Western Virginia Border Area | $8,500 / acre | ~$150,000 | Comparable rural market |
Key Financial Takeaway: The seller pricing accounts for the work required on-site. By discounting the raw land price below market averages, a buyer can offset upfront site preparation expenses.
3. Structural & Site Condition Analysis
The Existing Structure: Camp Cabin vs. Tiny Home Potential
The listing explicitly discloses that the building on site is not a residential home. It is a primitive camp cabin or storage building without plumbing.
- Option A: Temporary Shelter & Storage
- Use for tool storage
- Weekend camping base
- Storage during main build
- Option B: Tiny Home Conversion
- Frame out interior walls
- Add spray foam insulation
- Connect water line & septic tank
Debris Clean-Up Strategy ($4,000 Seller Credit)
The listing notes that debris and personal items remain from previous occupants. The $4,000 closing credit provides immediate liquidity to handle this issue:
- DIY Approach: Renting a 40-yard roll-off dumpster (~$600 – $900) and clearing the site yourself allows you to retain the remaining credit funds for land development.
- Hired Clean-up: Hiring a local tractor/skid-steer operator in Hawkins County to haul away debris typically runs between $2,000 and $3,500, fully covered by the seller credit.
4. Topography & Land Utility Breakdown
Land in East Tennessee is characterized by rolling hills, ridgelines, and valleys. Understanding how to utilize the 17.67 acres is essential for long-term planning.
| Terrain Type | Approximate Land Share | Best Potential Utility |
| Gentle / Rolling Slope | 25% (~4.5 Acres) | Prime building pad site, garden plots, livestock pasture |
| Wooded Ridgeline | 50% (~8.8 Acres) | Privacy buffer, ATV/UTV trails, wildlife habitat |
| Steep Slope / Elevation | 25% (~4.3 Acres) | Mountain view lookout, timber retention, watershed protection |
Development Requirements
- Water: A private well must be drilled. Drilling depths in Hawkins County typically range from 150 to 350 feet.
- Waste Management: A soil percolation test (perc test) is required to select the optimal location for a conventional septic system.
- Power Access: Grid power availability should be verified with the local utility provider along McMakin Road.
5. Potential Use Cases & Investment Opportunities
| Use Case Category | Key Features & Highlights |
| Homesteading | • Mini-farm potential • Goats & fowl allowed • Ideal for Solar + Well setup |
| Recreational | • Hunting lease potential • ATV / UTV riding trails • Weekend camping cabin base |
| Off-Grid / Tiny Living | • Low utility overhead • Unrestricted land use • Quiet countryside space |
1. Private Country Homestead
With no restrictive HOA or zoning limitations listed, this parcel is suitable for homesteaders. You have the freedom to clear garden plots, raise chickens or livestock, and build a custom primary residence set back from the road.
2. Off-Grid Recreational Escape
If your goal is an affordable weekend getaway, the acreage provides private woods for hunting (whitetail deer, turkey) and off-road trail riding. The camp cabin can serve as a base camp while keeping development costs minimal.
3. Long-Term Land Banking
Tennessee remains one of the fastest-growing states due to zero state income tax and affordable rural living. Buying 17.67 acres at sub-$7,000 per acre allows investors to hold physical land with low annual carrying costs (low county property taxes) as regional land values appreciate.
6. Comprehensive Pros vs. Cons Analysis
Key Advantages
- Attractively Priced: At $114,900 for 17.67 acres, the cost per acre is lower than most surrounding East Tennessee listings.
- $4,000 Closing Credit: Seller credit offsets cleanup expenses directly at purchase.
- Unrestricted Freedom: No HOA rules or municipal zoning restrictions dictating build styles or animal keeping.
- Existing Structure: The camp cabin offers immediate covered storage during property development.
- Location Balance: Secluded natural environment within a short drive to historic downtown Rogersville amenities.
Critical Disadvantages
- Site Cleanup Required: Requires effort to remove leftover items from previous occupants.
- No Existing Utilities: Budget must accommodate well drilling and septic tank installation.
- Structure Is Unfinished: The cabin is not move-in ready and requires work to become living space.
- Sloped Terrain: Portions of the 17.67 acres feature steeper slopes that restrict building placement.
7. Final Verdict: Is 150 McMakin Rd Right for You?
Ideal Buyer Profile
- The Hands-On Buyer: Anyone willing to manage site cleanup using the $4,000 credit to unlock significant land equity.
- The Custom Home Builder: Buyers wanting space to build a custom residence surrounded by woods and mountain scenery.
- The Recreational Investor: Outdoorsmen looking for private East Tennessee acreage for hunting, camping, or ATV recreation at an accessible price point.
Who Should Pass
- Turn-Key Buyers: Those expecting a move-in ready house with working plumbing and finished bedrooms immediately upon closing.
- Suburban Buyers: Buyers who prefer paved subdivision streets, strict HOA covenants, and municipal sewer/water hookups.
Conclusion
150 McMakin Rd, Rogersville, TN offers a substantial 17.67-acre tract of East Tennessee countryside at a fraction of standard per-acre prices. For buyers prepared to oversee basic property cleanup and utility installation, this listing represents a compelling balance of privacy, affordability, and upside potential.
Listed on Zillow
