Thinking about buying land in Cumberland Furnace but not sure how many acres you really need? The answer depends on your lifestyle, from gardening and hobby livestock to horses, privacy, and future barns. With the right plan, you can match your goals to a parcel that fits your budget and maintenance comfort. In this guide, you’ll learn practical acreage ranges, local rules to check, and a simple due diligence plan to help you buy with confidence. Let’s dive in.
Acreage by lifestyle goals
Gardening and small orchards
If you want a generous family garden and space for fruit trees, plan for 0.25 to 1 acre. This comfortably fits raised beds, a small orchard, pathways, and storage. If you plan to grow produce at a market scale or add multiple acres of orchard, budget 1 to 5+ acres. Soil quality and sun exposure are critical, so evaluate them early.
Hobby livestock: chickens, ducks, goats, sheep
Most hobby livestock setups work on 0.25 to 2 acres, depending on species and herd size. Chickens need a coop and secure, fenced runs, while goats and sheep require stronger fencing and rotational space. Many small herds can thrive on less than 2 acres with supplemental hay and feed. Plan room for feed storage, manure handling, and a reasonable buffer from neighbors.
Horses: turnout, pasture, and riding space
For Tennessee conditions, a common guideline is 1 to 3 acres per horse for basic turnout and grazing, with pasture quality and rotation driving the exact number. Two acres per horse is often cited as a practical minimum in humid climates. Add 0.5 to 2 acres for a barnyard, paddocks, hay storage, and a riding ring. If you want meaningful private riding loops on your land, 10+ acres is the safer target.
Trail riding and on-site loops
If trail riding on your own property is a must, look at 10 to 40 acres for a short private loop. For varied terrain and longer rides without overlap, you may need larger acreage or coordinated access to adjoining trails.
Privacy and seclusion
For moderate privacy and a house set back from the road, 1 to 5 acres can work well. If you want deep seclusion with a wooded buffer and wide spacing from neighbors, consider 5 to 20+ acres. Road frontage, terrain, and driveway placement can influence privacy as much as the total acreage.
Barns, outbuildings, and future plans
If you anticipate a barn, workshop, or multiple outbuildings, add 0.5 to 3 acres to your baseline plan. This allows for setbacks, equipment yards, and manure or feed storage. If you may add another dwelling or subdivide later, verify county rules and infrastructure feasibility before you buy.
Local factors that change acreage needs
Zoning and minimum lot sizes
Cumberland Furnace is unincorporated, so Dickson County planning rules apply. Permitted uses, setbacks, and minimum lot sizes vary by district and subdivision status. Before you commit, confirm your intended use and any lot size requirements with Dickson County Planning and Zoning.
Septic systems and wells
Most rural parcels rely on private septic and wells. A septic drainfield needs suitable soils and enough room for primary and reserve areas. Schedule a perc test or septic feasibility review with Dickson County Environmental Health and test well flow and water quality. Understand required separation distances between wells, septic, and water bodies.
Floodplains and riverfront considerations
Parts of the area lie near river corridors where FEMA flood zones are present. Always check flood maps for your parcel, and if a site is in or near a floodplain, ask for an elevation certificate and historical flood information. Flood status can affect where you build, insurance costs, and where septic and wells can go.
Soils, slope, and tree cover
Soils and topography can make or break your plans, regardless of acreage. Review USDA NRCS soil surveys for drainage, depth to bedrock, and erosion potential. UT Extension is a helpful resource for pasture productivity and horticulture. Steeper or rocky sites often need engineering input and can increase clearing and building costs.
Utilities and internet
Not all rural parcels have the same utility access. Confirm electric service, and ask about internet options such as DSL, cable, fixed wireless, or satellite. If there is no natural gas, plan for propane. Factor in distance to lines and any easements required for extension.
Access, driveways, and private roads
Some properties use private drives or shared roads with maintenance agreements. Review deeds, plats, and any HOA or road maintenance agreements so you understand your responsibilities. Consider the cost to install or improve a gravel driveway if building on a back portion of the parcel.
Building permits and livestock rules
County building permits are required for homes and most structures. Agricultural buildings may have different requirements but still need to meet setbacks and safety codes. For larger animal operations or manure handling, state or county rules may apply. Small hobby flocks are usually less regulated, but verify local guidance before you buy.
What size fits common buyer profiles
- Urban commuter who wants a big garden and a few chickens: 0.25 to 1 acre. This balances room to grow with easy maintenance.
- Two riders, small barn, ring, and turnout for horses: 3 to 10 acres. Roughly 3 to 5 acres is a workable minimum for two horses with rotation, though 10+ acres is better for long-term pasture health and privacy.
- Hobby farmer with goats or sheep and a few beef cattle for personal use: 5 to 20 acres. Expect to supplement feed on the lower end and manage intensively.
- Privacy seeker planning a cabin or barn in a wooded setting: 5 to 20+ acres. Verify setbacks, soils, and any creek or floodplain constraints early.
- Rider prioritizing private trail loops and outdoor recreation: 10 to 40+ acres to support varied routes without frequent overlap.
Ownership workload and costs by acreage
Acreage comes with ongoing time and equipment needs. Under 1 acre is manageable with a push mower or small rider. Between 1 and 5 acres, a riding mower or compact tractor is helpful, and mowing can take several hours per week in growing season. For 5+ acres, many owners invest in a tractor with implements or hire out mowing and brush control.
Key maintenance items to plan for:
- Mowing and brush control: Heavier growth and wooded edges require periodic clearing.
- Fencing: Livestock and horse fencing must be sturdy and regularly maintained; cost scales with perimeter length and materials.
- Water and manure management: Plan for storage, composting, or removal. Larger operations may require permits.
Recurring costs to consider in Dickson County:
- Property taxes based on assessed value and applicable exemptions.
- Insurance that reflects distance to fire services, barns, animals, or flood exposure.
- Utilities, well upkeep, and septic pumping every 3 to 5 years depending on use.
- Driveway and private road maintenance, from grading to gravel replacement.
- Seasonal feed and hay costs for livestock and winter care for horses.
Due diligence: a simple step-by-step
- Preliminary checks before making an offer
- Verify zoning and permitted uses with Dickson County Planning and Zoning.
- Pull FEMA flood status and ask the county floodplain administrator if you are unsure.
- Review USDA NRCS soil maps and consult UT Extension for pasture and horticulture potential.
- Confirm utility availability for electric, internet options, and propane.
- Request septic records and well logs from the seller if available.
- Inspections and tests under contract
- Order a perc test or septic feasibility review and have any existing system inspected by a certified pro.
- Test well flow and water quality, including bacteria, nitrates, and minerals.
- Review topography for buildable area, driveway feasibility, and erosion concerns.
- Obtain a survey and title review to confirm acreage, boundaries, easements, and restrictions.
- If floodplain is involved, get an elevation certificate and a flood insurance quote.
- Permits and approvals
- Confirm septic permit requirements and setback rules with Dickson County Environmental Health.
- Verify building permits and any applicable agricultural exemptions with County Building and Codes.
- If you plan to subdivide or add dwellings in the future, review subdivision and utility extension rules now.
- Local experts to contact
- Dickson County Planning and Zoning and Building Codes offices.
- Dickson County Environmental Health for onsite wastewater guidance.
- County Assessor or Tax Office for tax rates and exemptions.
- UT Extension in Dickson County for pasture, livestock, and horticulture advice.
- USDA NRCS for soil surveys and field office support.
- Local fencing, well, septic, and land-clearing contractors for cost estimates.
Choosing the right parcel size in Dickson County
The best acreage for you depends on your goals, management style, and the land’s natural limits. A well-sited 3-acre parcel can outperform a rocky 10-acre tract if it has better soils, access, and buildable area. Start with your must-haves, use the ranges above as a guide, and let site-specific facts refine your target. The right due diligence will save you time, money, and stress.
If you want a trusted local advisor to walk this with you, reach out to Cheryl Barrett. With decades of experience across suburban Clarksville and the surrounding countryside, Cheryl understands equestrian properties, farms, riverfront, and everything in between. Ready to talk through your acreage goals and next steps? Schedule a Consultation with Cheryl Barrett.
FAQs
Will a septic system limit where I can build in Cumberland Furnace?
- Yes. Drainfield siting depends on soil percolation, setbacks from wells and streams, and slope, so a large lot can still have a limited buildable footprint.
Can I keep a horse on a 1-acre lot in Cumberland Furnace?
- Possibly for very light use or stall boarding, but long-term pasture is limited on 1 acre; plan roughly 1 to 3 acres per horse for turnout and healthier rotation.
How do floodplain rules affect riverfront acreage near Cumberland Furnace?
- Flood status can restrict buildable areas, require elevating structures, and increase insurance costs, so check FEMA maps and verify with county floodplain staff.
Do I need a new survey to confirm acreage and boundaries?
- Yes. A current survey helps confirm acreage, easements, and encroachments and is essential for planning fences, barns, and any future divisions.
Are there programs to help with pasture, forestry, or conservation costs?
- Sometimes. Tennessee and federal programs may offer cost-share for stream buffers, pasture improvements, or forestry; ask NRCS and UT Extension for current options.
