Can you live off-grid in Bledsoe County, Tennessee?
92
of 100
Good with caveats
Yes, with two things to plan around. Water is easy here, with about 58 inches of rain a year and wells near 140 feet. The U.S. Forest Service rates wildfire risk high in parts of the county, so plan cleared ground around the house. Septic will likely cost more, because rock or a hard layer sits about 30 inches down.
What the land says
Rain
Rain can supply much of a household's water with a large tank. A garden mostly waters itself in normal years.
About 58 inches a year (PRISM, 1991 to 2020 average)
Wells
Shallow wells, so drilling should be one of the cheaper costs.
The typical well here is about 140 feet deep; a well typically runs $6,000 to $13,000
Growing season
A full season for most vegetables.
About 197 frost-free days, USDA zone 7b; last frost about April 14, first about October 25
Sun
Good sun. Size the array and battery bank for winter.
About 4.8 hours of full sun a day, averaged over the year
Flood
Flood zones run along creeks and rivers here. Look up the parcel on FEMA's flood map.
FEMA maps flood zones within a quarter mile in places
Wildfire
Wildfire risk is high in parts of the county. Check the risk for the parcel you want.
U.S. Forest Service wildfire hazard map: Low to High here
Storms
Strong tornadoes pass through now and then. A safe room is worth pricing.
NOAA: no hurricane-strength storm within 50 miles since 1975; about 3 strong (EF2 or stronger) tornadoes a decade within 25 miles
Terrain
Flat to gentle, easy to build on.
Slopes average about 5%, about 1,730 feet above sea level
Soil
Expect a costlier septic system, because rock or a hard layer sits about 30 inches down. The county's soil test decides.
Loam, well drained (USDA soil survey). A mound, sand filter, or treatment unit typically runs $10,000 to $20,000
Road
Paved roads are close by.
Nearest paved road usually within about 0.8 miles (OpenStreetMap)
Check a Tennessee parcel, or plan the one you own
Get a free 0-100 off-grid score.
A step-by-step build plan, sizing your solar, water, garden, septic, heat, and buildings.
Is it legal here?
Zoning
Rural land here is often unzoned. Confirm with the county before you build.
Building code
Statewide residential code exists but counties and municipalities may opt out, and many have.
Rainwater
Collecting it is allowed.
Composting toilets
Allowed.
Water rights
Owners of land along a creek or lake can make reasonable use of its water.
Drilled to about 140 feet, with pump and pressure tank
Septic
$10,000 to $20,000
Mound, sand filter, or treatment unit
Solar and batteries
$18,000 to $34,000
Sized for a modest household
Road or driveway
$3,000 to $7,000
From the nearest road to a house site
Clearing
$1,000 to $3,000
A house site, solar, and garden
Total
$38,000 to $78,000
Before the house
Before you make an offer on land here
Soil test
Get a soil test before you count on septic.
Rock or a hard layer sits about 30 inches down, which can rule out a standard system.
Wildfire
Ask an insurance agent whether they will write a policy.
The U.S. Forest Service rates wildfire risk high in parts of the county.
Flood map
Look up the parcel on FEMA's flood map.
Flood zones run along creeks and rivers here. Building in one means flood insurance and extra permits.
Nearby counties
15,060 people live in Bledsoe County, about 37 per square mile. It ranks tied for 41st of the 95 Tennessee counties we scored, and Tennessee ranks 9th of 50 states.