Sell Waterfront Land in Hickman County, TN
Waterfront and lakefront land in Hickman County, Tennessee carries premium value but also premium complications. Flood zone regulations, riparian rights, shoreline setbacks, and environmental permits scare off most buyers. EasyOffer buys waterfront parcels for cash, handling the complexity so you do not have to.
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Market Snapshot: Hickman County, TN
Latest available data from public sources. Updated .
Median Home Value
$224,100
Census ACS 2024
Median Sale Price
$295,000
Redfin
Days on Market
73 days
Redfin
Population
25,859
+3.6% since 2020
U.S. Census
Home Price Index
+11.4% YoY
+11.4%
FHFA
Median Household Income
$68,247
Census ACS 2024
Land Area
613 sq mi
U.S. Census
Net Migration
+779 households
IRS SOI 2022
Sale-to-List Ratio
95.8%
Redfin
Unemployment Rate
2.4%
BLS
Property Tax
$1,038/yr
Census ACS 2024
Median Age
42.3 years
Census ACS 2024
Poverty Rate
10.6%
Census ACS 2024
| Metric | Value | Change | Source |
|---|---|---|---|
| Median Home Value | $224,100 | — | Census ACS 2024 |
| Median Sale Price | $295,000 | — | Redfin |
| Days on Market | 73 days | — | Redfin |
| Population | 25,859 | +3.6% since 2020 | U.S. Census |
| Home Price Index | +11.4% YoY | +11.4% | FHFA |
| Median Household Income | $68,247 | — | Census ACS 2024 |
| Land Area | 613 sq mi | — | U.S. Census |
| Net Migration | +779 households | — | IRS SOI 2022 |
| Sale-to-List Ratio | 95.8% | — | Redfin |
| Unemployment Rate | 2.4% | — | BLS |
| Property Tax | $1,038/yr | — | Census ACS 2024 |
| Median Age | 42.3 years | — | Census ACS 2024 |
| Poverty Rate | 10.6% | — | Census ACS 2024 |
Why Land Owners in Hickman County Choose EasyOffer
Hickman County spans 613 sq mi across Tennessee with a population of 25,859, growing 3.6% since 2020. The median home value is $224,100 (Census ACS 2024). properties sell in a median of 73 days on the open market. 779 more households moved into Hickman County than left in 2022 (IRS data). the county has unemployment at 2.4% (BLS) and a poverty rate of 10.6%. property taxes average $1,038/year (Census ACS).
Waterfront land in Hickman County is subject to layers of regulation that most buyers and even many realtors do not understand. FEMA flood zones, Army Corps of Engineers wetland permits, state shoreline setback requirements, and riparian or littoral rights all complicate the sale. Buyers who want waterfront property often cannot get conventional financing on unimproved waterfront lots due to flood insurance requirements. A direct cash sale bypasses the regulatory gauntlet and puts money in your hands without the delays.
We also serve property owners in nearby Dickson County, Maury County, Williamson County, and throughout Tennessee.
About Hickman County
Hickman County was established in 1807 and named for Edwin Hickman, a surveyor killed in 1791 at what is now Defeated Creek. The county's 19th-century economy was built on iron, with furnaces processing local high-quality iron ore. Centerville, the county seat, remains the only incorporated town in this large rural county.
Communities We Serve
Centerville
The county seat and Hickman County's only incorporated town, serving as the commercial and government center for a county spread across 613 square miles.
Nunnelly
An unincorporated community southwest of Centerville, home to The Ranch, a well-known residential addiction and behavioral-health treatment center.
Wrigley
A census-designated place that grew up around early-20th-century iron operations in the northern part of the county.
Grinder's Switch
A historic rural community made famous as the fictional home of Grand Ole Opry comedian Minnie Pearl.
Lyles
A small census-designated community in the county's wooded countryside along the rural road network.
Major Employers
- •The Ranch (Promises Behavioral Health) — a residential addiction and mental-health treatment center near Nunnelly and one of the county's largest employers
- •Life Care Centers of America — long-term care and nursing operations employing roughly 120 people
- •Accurate Energetic Systems — a military and commercial explosives manufacturer in Hickman County, established in 1980
- •Argana Fruit and Clark Container — fruit-processing and packaging-products manufacturers based in the county
School Districts
Hickman County School District
Getting Around Hickman County
Hickman County has no interstate, and its 613 square miles are tied together by state and US highways centered on Centerville, including State Route 100 and State Route 50. Interstate 40 runs just along the county's far northern edge near Bucksnort, giving that corner faster access toward Nashville and Memphis. Most rural tracts are reached by county roads, so road frontage strongly affects land value.
Land & Flood Risk
Hickman County's overall flood risk is rated Relatively Low, but the Duck River has a serious flood history — the May 2010 flood pushed the Duck River at Centerville far past record stage, destroying homes and farmland. Tracts in the river and creek bottoms remain the real floodplain exposure. The county also lies in a tornado-prone region; a violent F5 tornado struck the area in 1998.
Recent Developments
- •On October 10, 2025 an explosion at the Accurate Energetic Systems explosives plant in rural Hickman County killed 16 workers, one of the deadliest US industrial disasters in recent years
- •In April 2026 Tennessee's occupational-safety agency concluded its largest-ever investigation, citing Accurate Energetic Systems for 95 violations and assessing about $3.13 million in penalties — the highest in state history
- •Hickman County released a draft Future Land Use Plan update in August 2025 to guide rural growth and development across the county
How It Works
Selling waterfront land in Hickman County does not have to involve months of permitting and paperwork. Here is how it works:
Tell Us About Your Property
Enter your address and contact info. Takes 30 seconds.
Get Your Cash Offer
We analyze your Hickman County property and send a fair, no-obligation offer.
Close and Get Paid
Pick your closing date. We handle paperwork and pay all closing costs.
Tell Us About Your Property
Enter your address and contact info. Takes 30 seconds.
Get Your Cash Offer
We analyze your Hickman County property and send a fair, no-obligation offer.
Close and Get Paid
Pick your closing date. We handle paperwork and pay all closing costs.
Frequently Asked Questions
Can I sell waterfront land in a FEMA flood zone in Hickman County?
Yes. We buy land in all FEMA flood zones, including AE, VE, and X zones. Flood zone designation affects value but does not prevent a cash sale. We factor in flood risk and insurance costs when making our offer.
What are riparian rights and do they transfer with the sale?
Riparian rights grant waterfront landowners certain rights to use the adjacent water body. In Tennessee, these rights generally transfer with the land. We review all water rights as part of our due diligence.
Do I need environmental permits before selling waterfront land?
No. You do not need to obtain wetland delineations, shoreline permits, or environmental clearances before selling. We handle all of that after closing.
How is waterfront land valued differently in Hickman County?
Waterfront land is valued based on linear feet of water frontage, water body type and quality, depth and buildability of the lot, flood zone classification, and views. These factors matter more than raw acreage for waterfront parcels.
What if my waterfront lot has wetlands or protected habitat?
We still buy it. Wetlands and protected habitat limit development potential but do not eliminate value. We evaluate the usable upland area and any available mitigation options.
Can I sell waterfront land with a dock or boat slip?
Yes. Existing docks, boat lifts, seawalls, and permitted boat slips add value to the property. We include all fixed improvements in our cash offer.
What Our Sellers Say
“My mom passed and I inherited her place in Antioch. It needed a ton of work and I live out of state so I couldn't deal with contractors or showings. They came out, looked at it, and had a number for me the next day. We closed in 9 days. The whole thing was so much easier than I expected.”
Inherited Property
“Honestly I was skeptical at first because I'd heard horror stories about cash buyers lowballing people. But they explained exactly how they came up with the number and it was fair. We were behind on payments and they got everything done in a week. No last-minute changes, no surprises at closing.”
Avoided Foreclosure
“My husband got transferred to Dallas and we had about three weeks to figure out the house. A friend told us about EasyOffer. They gave us a cash offer that same afternoon and worked around our move date. We closed 11 days later without having to do a single showing or open house.”
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