Best States / Tennessee / Sullivan County
Sullivan County, TN · off-grid fact sheet
Can you live off-grid in Sullivan County, Tennessee? 92
of 100
Good with caveats
Yes. We found no major drawback on the land. Water is easy here, with about 47 inches of rain a year and wells near 180 feet.
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 47 inches a year (PRISM, 1991 to 2020 average)
Wells
Typical well depth. Budget for a mid-range well.
The typical well here is about 180 feet deep; a well typically runs $7,000 to $16,000
Growing season
A full season for most vegetables.
About 195 frost-free days, USDA zone 7a; last frost about April 13, first about October 26
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 are rare here. Still, look up the parcel on FEMA's flood map.
FEMA maps no flood zones nearby
Wildfire
Low wildfire risk.
U.S. Forest Service wildfire hazard map: Very Low here
Storms
Hurricanes and strong tornadoes are rare here.
NOAA: no hurricane-strength storm within 50 miles since 1975; about 0.8 strong (EF2 or stronger) tornadoes a decade within 25 miles
Terrain
Rolling ground. Look for a flat house site.
Slopes average about 12%, about 1,610 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 0.5 miles (OpenStreetMap)
Check a Tennessee parcel, or plan the one you own Screen a property Considering a parcel here? Build a homestead plan Already own land here?
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
Sullivan County zones land outside its towns and publishes its zoning map. Our free lookup shows the district for any address.
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.
Look up a parcel's zoning free, or read Is it legal to live off-grid in Tennessee? for permits, septic, wells, and the counties that opt out.
What it costs to set up a homestead here Well
$7,000 to $16,000
Drilled to about 180 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 Zoning
Look up the parcel's zoning district with our free tool.
The county publishes its zoning map.
Soil test
Get a soil test before you count on septic.
The county has to approve the ground before it issues a septic permit.
Road access
Confirm the parcel fronts a public road or has a recorded easement.
Without one, you may not have a legal way in.
Nearby counties 162,135 people live in Sullivan County, about 392.1 per square mile. It ranks tied for 41st of the 95 Tennessee counties we scored, and Tennessee ranks 9th of 50 states.
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Score a parcel free → Sources: FEMA flood maps, USGS and state driller well records, USGS brackish groundwater study, USDA soil survey, USGS 3DEP elevation, U.S. Forest Service wildfire hazard, USGS seismic hazard, USGS PAD-US public land, U.S. Census housing counts, USDA county land values, FCC broadband map, CMS hospital list. Rainfall: PRISM Group, Oregon State University, prism.oregonstate.edu (1991-2020 normals, 4 km grid; accessed 2026-09-17). Temperatures: PRISM Group, Oregon State University, prism.oregonstate.edu (1991-2020 temperature normals, 4 km grid; accessed 2026-09-26). Storms: NOAA hurricane tracks (HURDAT2, 1975-2025) and Storm Prediction Center tornado paths (EF2+, 1990-2025). Roads: © OpenStreetMap contributors . Data updated September 2026.