Can you live off-grid in Cheatham County, Tennessee?
89
of 100
Good with caveats
Yes, with two things to plan around. Water is easy here, with about 52 inches of rain a year and wells near 200 feet. NOAA counts about six strong tornadoes a decade within 25 miles, so a storm shelter belongs in the plan. The ground is steep, with slopes averaging about 15%. That raises the cost of a driveway, septic, and foundation.
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 52 inches a year (PRISM, 1991 to 2020 average)
Wells
Typical well depth. Budget for a mid-range well.
The typical well here is about 200 feet deep; a well typically runs $8,000 to $17,000
Growing season
A full season for most vegetables.
About 205 frost-free days, USDA zone 7b; last frost about April 6, first about October 29
Sun
Good sun. Size the array and battery bank for winter.
About 4.9 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 in places
Wildfire
Low wildfire risk.
U.S. Forest Service wildfire hazard map: Very Low here
Storms
Strong tornadoes are common. A storm shelter belongs in the plan.
NOAA: no hurricane-strength storm within 50 miles since 1975; about 6 strong (EF2 or stronger) tornadoes a decade within 25 miles
Terrain
Steep in places. Driveways, septic, and foundations cost more.
Slopes average about 15%, about 600 feet above sea level
Soil
Good ground for a standard septic system. The county's soil test decides.
Silt loam, well drained (USDA soil survey). A standard system typically runs $5,000 to $10,000
Road
Paved roads are close by.
Nearest paved road usually within about 0.6 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 200 feet, with pump and pressure tank
Septic
$5,000 to $10,000
Standard system
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
$34,000 to $71,000
Before the house
Before you make an offer on land here
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.
Zoning
Confirm with the county whether the parcel is zoned.
Rural land in Tennessee is often unzoned.
Soil test
Get a soil test before you count on septic.
The county has to approve the ground before it issues a septic permit.
Nearby counties
42,254 people live in Cheatham County, about 139.7 per square mile. It ranks tied for 58th of the 95 Tennessee counties we scored, and Tennessee ranks 9th of 50 states.