Rural Residential in Hickman County, Tennessee.
35.80° N · 87.47° W · pop. 24,925 · seat: Centerville
Verdict
Workable
for rural residential use
The honest take
Hickman County offers one of the cheapest rural-residential entry points in Middle Tennessee: the median home is $65,800 and the effective property tax rate is 0.58% — that's a $379 annual tax bill for the typical homeowner. Land at $11–14K/acre means a 5-acre homestead with a modest house can be achieved for well under $200K. Nashville is about 50 miles away via I-40, making a once-or-twice-weekly commute feasible, and Centerville has the basics — groceries, hardware, a pharmacy. But Hickman is genuinely rural: the population is under 26,000 and growing slowly (+3.7% since the 2020 Census). The only hospital is Ascension Saint Thomas Hickman, a critical-access facility with limited beds and no surgical services. Schools are small and ranked below state averages. This is for people who want cheap land and low taxes in exchange for driving 30–45 minutes for most specialized services and accepting that the local economy is thin.
Why Hickman County earns this verdict
- Extremely low cost of entry: $65.8K median home (Ownwell), $11–14K/ac land, 0.58% effective tax rate — annual tax bill ~$379 for the typical homeowner.
- Nashville proximity (~50 miles, I-40) makes occasional commuting feasible and provides access to major healthcare (Vanderbilt), airport, and jobs.
- Critically small local services: Ascension Saint Thomas Hickman is a critical-access hospital with limited beds; no surgical center. For anything beyond primary care, you're driving to Dickson or Nashville.
- Population is small (25,859 est. 2024) and growing slowly (+3.7% since 2020) — not a growth-corridor play like Williamson County.
- Low regulatory overhead: county zoning is straightforward for single-family homes on standard lots, permit process is manageable with limited staff.
Hickman County by the numbers
- 2020 Census population
- 24,925
- 2024 population estimate
- 25,859 (Census QuickFacts V2024) — +3.7% since 2020
- Median home value
- $65,800 (Ownwell Jun 2026)
- Effective property tax rate
- 0.58% — typical annual bill $379 (Ownwell)
- Land price (median / avg)
- Land.com median $14,199/ac; LandSearch avg $11,823/ac (Jun 2026)
- Hospital
- Ascension Saint Thomas Hickman — critical access hospital, limited beds, no surgical services
- Nearest major city
- Nashville — ~50 miles via I-40
- County seat
- Centerville — groceries, hardware, pharmacy, basic services
- Building code
- 2018 IRC (statewide residential); 2021 IBC adopted Aug 2025 (TN State Fire Marshal)
What you'll spend
Existing home (3BR, 1,500 sqft)
$60K–150K
· Ownwell median ~$65.8K; older stock dominates, expect renovation costs
New construction (1,500–2,000 sqft on 5 ac)
$250K–400K
· Land + build; TN construction costs are moderate
5-acre lot with utilities
$55K–100K
· At $11–14K/ac; utility hookup costs vary by distance from road
Annual property tax (median home)
$379
· At 0.58% effective rate on $65.8K — among the lowest in the US
Septic + well (new build)
$10K–22K
· Karst geology may push septic costs higher per TDEC requirements
Homeowner's insurance (annual)
$800–1,500
· Moderate risk; tornado and sinkhole riders may add cost
What to verify before you buy in Hickman County
- Healthcare access: the local CAH can handle basic emergencies but anything surgical or specialized requires a 30–45 minute drive to Dickson or Nashville.
- School quality: small rural district; check GreatSchools ratings and consider private/homeschool options if schools are a priority.
- Internet: rural Highland Rim coverage is patchy. Starlink is the most reliable option; verify service availability for any parcel you're serious about.
- Karst sinkholes: the Highland Rim is limestone karst — sinkholes are common. Always get a geological inspection before buying raw land.
- Limited job market: most employment is in Centerville (county government, schools, Ascension) or requires commuting to Dickson/Nashville.
- Flood risk: Duck River and its tributaries flood. Verify FEMA FIRM panel for any parcel near water — flood insurance may be required.
- Road maintenance: unincorporated roads may be privately maintained. Verify road status and maintenance responsibility with the county highway department.
Common questions
Is Hickman County a good fit for rural residential use?
Hickman County offers one of the cheapest rural-residential entry points in Middle Tennessee: the median home is $65,800 and the effective property tax rate is 0. 58% — that's a $379 annual tax bill for the typical homeowner.
What's the 2020 census population in Hickman County?
24,925
What's the 2024 population estimate in Hickman County?
25,859 (Census QuickFacts V2024) — +3.7% since 2020
What should you check before buying rural residential land in Hickman County?
Healthcare access: the local CAH can handle basic emergencies but anything surgical or specialized requires a 30–45 minute drive to Dickson or Nashville.
Run it on a real parcel
County averages don't buy land. Specific addresses do.
Two parcels five miles apart in Hickman County can score 50 points apart. Sign up and get 3 free AcreLens reports a month on the specific addresses you’re considering — real rural residential scores backed by NREL, USGS, FEMA, and county records.
Hickman County under other lenses
Sources — NREL solar & wind, USGS groundwater & hydrology, FEMA flood zones, USDA soil & wildfire, NOAA climate, and Hickman County, Tennessee public records. Every AcreLens report cites its own per-parcel sources.