Land Search HQ · Middle Tennessee

The Manfredi Homestead

A working land brief for Kent — everything we're looking for, everything we've already ruled out, and where we want to hunt next.

Prepared for: Kent Caudill · Wilson Group Real Estate Buyers: Bob & Julie Manfredi Entity: Manfredi Holdings LLC (TN) Target close: Late summer – fall 2026 Updated: July 20, 2026

The Vision

Not a house — a destination land business

We're building a multi-revenue homestead: short-term rental cabins, agritourism and a working farm (our farm brand Manfredi Provisions is already operating in Nashville), wellness retreats, and private events — with a foundation arm down the road. The land is the platform. That means we evaluate every parcel as a business site first: water, buildability, county rules, and access matter more than the house on it.

Phase

Active land search

Search history

18 months · 2 prior offers

Financing

Ag lender relationship in place

Flexibility

Month-to-month in Nashville — can move fast

The Buy Box

What we're buying

Budget — with structure

≤ $500K

Livable structure in any condition: farmhouse, barndo, cabin, shop apartment. Reach to ~$650K with creative / seller / assumable financing.

Budget — land only

≤ $250K

Raw-land ceiling $15K/acre. We price off comps & days-on-market, not asking.

Acreage

20–50 ac

Sweet spot. Will consider 5–100; under 20 only with exceptional features.

Radius

≤ 1.5 hr BNA

Dual-market bonus near Chattanooga or Huntsville.

Must-haves

Year-round water — creek, river, spring, or stock pond. Multiple sources ideal; seasonal-only needs a price concession.
Titled frontage on a public road — paved or maintained gravel, passable year-round.
STR + agritourism allowed — county verified before we tour.
Buildable terrain — flat to gently rolling, multiple build sites, no heroic grading.

Do not send — hard disqualifiers

Flood zone on the build site
High-tension lines crossing or bordering
Deed restrictions against STR / agritourism / events / added structures
Landlocked or easement-only access
Industrial neighbors — poultry ops, plants, truck corridors
No perc / septic infeasible · Raw land over $15K/acre

Moves a property up the list

Existing structure in any condition · Greenbelt-enrolled · borders state/federal land · wooded + pasture mix · multiple water sources · barns/outbuildings · views & elevation · fiber or fixed wireless · privacy · near tourism anchors (Dale Hollow, Fall Creek Falls, Center Hill, Big South Fork, Natchez Trace) · motivated sellers: 90+ DOM, price cuts, estates.

County Command Board

Where we want to hunt

We deep-researched eight counties across zoning, STR rules, land pricing, taxes, broadband, and tourism drivers, and scored each 1–5. Tier 1 is where we most want listings pulled.

County	Score	Status	Zoning	Land $/acre	Why / watch-outs
Overton	4.4	Top target	None outside Livingston	~$6,642 sold	Best freedom + value + STR gap (only 36 Airbnbs). Standing Stone SP, Dale Hollow.
Wayne	4.3	Strong #2	None — no planning comm.	$5,000–9,000	Natchez Trace tourism. Watch: fiber 44%, ER-only hospital.
Fentress	4.1	Value play	None	$2,000–5,000	Cheapest viable + 99.9% fiber, Big South Fork. Watch: perc on plateau soils, gas mineral rights.
Clay	4.0	Active	Likely unzoned (verifying)	$4,182–8,993	Dale Hollow rental market ($200–376/night). 8 Gbps fiber in Celina.
Jackson	4.0	Active	None outside Gainesboro	~$12,551	Cordell Hull Lake. Watch: hospital closed; Corps shoreline title; pricier.
Macon	4.0	Active	Zoned (2014 code)	~$11,900	Red Boiling Springs anchor; closest to Nashville. Verifying agritourism-cabin permitting.
Stewart	3.7	Watch	Unconfirmed	$10,000–14,000	Land Between the Lakes. High $/acre for the budget.
Cumberland	3.2	Watch	Zoned; permits since '24	~$6,600 sold	I-40 + county-wide fiber, proven STRs. Watch: bedrock, STR-reg risk.

Also open — not yet deep-researched: Lewis (no permits outside Hohenwald)HickmanMaury DicksonLawrenceDeKalb / Center Hill

Property Board

Where the pipeline stands

Tracking

34 Friendship Hollow Rd N — Pleasant Shade (Smith Co.)

5 ac · $149,000 · $29.8K/acre

Honest read: at the acreage floor and well over our $/acre ceiling — tracked, not loved. Kept as a live reference point.

Benchmark comp

Friendship Hollow Rd — Macon/Smith line

56 ac · $249,000 · $4,446/acre

What target-range land should cost — likely unimproved timber/pasture. This is the pricing bar we negotiate from.

Dead — lessons kept

305 Allens Creek Rd — Hohenwald (Lewis Co.)

~21 ac · asked $325,000

Offer pursued, didn't close. Taught us: price off USDA comps not emotion; infrastructure value ≠ acreage value; we now ask for real feasibility periods (30–45 days).

Dead — sold

6778 Deer Park Rd — Nunnelly (Hickman Co.)

12.5 ac · sold

Too small for the model anyway. Full due-diligence set kept as our Hickman pricing baseline.

The Ask

As we kick this partnership off — what we'd love first

Your Multi County alerts are already feeding our system daily — every listing you send gets parsed, scored against the buy box above, and ranked automatically. Here's how to aim the firehose:

Pull active listings in Overton, Wayne, and Fentress that fit the buy box — 20–50 acres preferred, water on the land, real road frontage. These counties are researched and pre-cleared; we can tour fast.
Flag motivated sellers — 90+ days on market, price reductions, estates — anywhere in the six active counties.
Anything with a livable structure ≤ $500K in an active county gets a look even if it's rough — a barndo shell or old farmhouse is a feature, not a problem.
Don't filter out raw land — up to $250K land-only works, and our financing is built for it.