411 Saint James Rd, Greeneville, TN: A 98-Acre Riverfront Property With Barndominium and Development Potential

Large properties with river frontage, multiple structures, agricultural possibilities, and room for future development are becoming increasingly difficult to find. For buyers searching for more than a conventional home, 411 Saint James Rd in Greeneville, Tennessee, offers an unusually broad combination of land, water, existing improvements, and potential uses.

Currently listed at $1,877,700, following a $11,100 price reduction on September 5, this expansive property encompasses approximately 97.89 acres. It features around 2,300 feet of river frontage, three ponds, pasture, partially wooded areas, rolling terrain, abundant wildlife, and substantial road frontage.

The property includes a 1,300-square-foot barndominium-style living space with one bedroom and two full bathrooms, as well as two large 40-by-80-foot buildings. One of those structures contains approximately 1,600 square feet of framed living space, while another contains the completed 1,300-square-foot residence.

There is also a 30-by-42-foot older pole barn, providing additional space for equipment, hay, farm tools, storage, or other rural property needs.

With public water, septic service, a heat pump for heating and cooling, a kitchen with granite counters and an island, a balcony, mountain and water views, and an A-1 zoning designation according to the listing, the property is positioned as a versatile rural estate rather than a conventional single-family home.

For someone looking for farmland, a hunting retreat, a private rural residence, a family compound, or a property with multiple potential building locations, 411 Saint James Rd presents a unique opportunity to explore.

Property Overview

Here is a quick look at the major property details:

• Address: 411 Saint James Rd, Greeneville, TN 37743
• Asking Price: $1,877,700
• Recent Price Cut: $11,100 on September 5
• Bedrooms: 1
• Bathrooms: 2 full bathrooms
• Living Area: 1,300 square feet
• Lot Size: Approximately 97.89 acres
• River Frontage: Approximately 2,300 feet
• Year Built: 2025
• Property Type: Single Family Residence / Residential
• Architectural Style: Barndominium
• Zoning: A-1
• Heating: Heat pump
• Cooling: Heat pump
• Water: Public
• Sewer: Septic tank
• Fireplace: Not listed
• HOA: None
• Parking: Driveway, gravel, parking pad, uncovered spaces
• Additional Structures: Two large buildings and an older pole barn
• Ponds: Three
• Views: Water and mountains
• Lot Features: Pasture, part wooded, farm pond, rolling slope
• Annual Property Tax: Approximately $2,269
• Tax Assessed Value: $745,900
• Price Per Square Foot: Approximately $1,444 based on the listed residence
• Listing Terms: Conventional

Nearly 98 Acres of Tennessee Land

The most important feature of 411 Saint James Rd is arguably the land itself.

The property encompasses approximately 97.89 acres, providing a scale that is far beyond the typical residential lot.

For buyers who want room to spread out, this amount of land can offer privacy, recreational possibilities, agricultural opportunities, and multiple locations for future improvements.

The listing describes the property as a combination of open land, pasture, partially wooded areas, rolling slopes, ponds, and river frontage.

That variety is particularly attractive because the property is not simply one large expanse of identical terrain.

Instead, different sections of the acreage can potentially serve different purposes.

Open areas may be suitable for pasture or farming, wooded areas can provide wildlife habitat and privacy, ponds can contribute to the property’s scenery and recreational appeal, and river frontage adds another defining characteristic.

Approximately 2,300 Feet of River Frontage

One of the most impressive aspects of the property is its approximately 2,300 feet of river frontage.

Waterfront acreage can provide an entirely different living experience from an ordinary rural property.

The river creates scenic views and may offer opportunities for enjoying nature, observing wildlife, fishing where permitted, or simply spending time outdoors.

The listing describes the river frontage as being mostly walk-out accessible, which can make access to the waterfront especially appealing.

Buyers should independently verify the exact river boundaries, frontage measurements, access points, floodplain information, water rights, environmental considerations, and any restrictions affecting use of the waterfront.

Three Ponds Add to the Landscape

In addition to the river, the property contains three ponds.

Having multiple water features across nearly 98 acres adds another dimension to the landscape.

Ponds can contribute to wildlife habitat, scenery, recreation, and the overall rural character of the property.

The listing does not provide detailed information about pond depths, fish populations, water sources, or permitted recreational activities, so prospective buyers should investigate those details independently.

For someone searching for a private country property, however, the combination of river frontage and multiple ponds is an especially notable characteristic.

Abundant Wildlife and Hunting Potential

The property is described as having abundant wildlife, making it suitable for buyers interested in hunting or observing nature.

Large acreage with a combination of water, woods, pasture, and open land can create a diverse rural environment.

For outdoor enthusiasts, the property may provide opportunities to spend time in nature without leaving the property.

Any hunting activity should comply with Tennessee wildlife regulations and applicable property rules.

The actual wildlife species present, hunting suitability, and habitat conditions should also be confirmed during due diligence.

Agricultural and Farming Possibilities

Another major feature is the property’s agricultural potential.

The listing describes portions of the land as suitable for farming or pasturing animals.

The combination of open acreage, pasture, water, and rural zoning may make the property attractive to someone interested in agricultural use.

Potential buyers should investigate the specific agricultural activities allowed under the property’s zoning and any applicable county, state, environmental, livestock, fencing, or water regulations.

The property’s scale gives an owner considerably more flexibility than a typical residential parcel.

A-1 Zoning

The property is listed with A-1 zoning.

Zoning is particularly important for a property of this size because it can influence how the land may legally be used.

Potential buyers considering farming, livestock, additional residences, accessory structures, subdivision, development, or other uses should verify the current zoning regulations with the appropriate local authorities.

The listing’s mention of potential multiple building sites makes zoning research especially important.

A buyer should never assume that every potential use described in marketing material is automatically permitted.

Multiple Potential Building Sites

The property description specifically highlights numerous scenic locations throughout the property to build a future home.

This could be one of the most significant aspects for a buyer who wants to create a long-term estate.

Instead of being limited to the existing residence, the acreage may offer different locations from which to evaluate future construction.

The road frontage also reportedly creates potential for multiple building sites.

Any future construction would depend on zoning, access, utilities, septic suitability, environmental constraints, setbacks, permits, subdivision rules, and other requirements.

Still, the possibility of choosing among different locations gives the property a degree of flexibility that is uncommon in ordinary residential real estate.

A Potential Family Compound

Because the property offers substantial acreage and multiple possible building locations, the listing suggests it could work as a family compound.

A family compound might allow multiple generations or related households to maintain separate residences while remaining on the same larger parcel.

For families considering this type of arrangement, the key issues would include legal subdivision requirements, access, utility availability, septic capacity, privacy, zoning, and permitted structures.

The existing buildings could potentially provide an initial base while future construction is considered.

The Existing 1,300-Square-Foot Residence

The property currently includes approximately 1,300 square feet of completed living space.

The residence contains one bedroom and two full bathrooms.

Although the bedroom count is modest compared with the size of the land, the property is marketed more around the acreage and its potential than around traditional bedroom count.

The existing living space could function as a primary residence, weekend retreat, hunting cabin, temporary living quarters, or a base while a larger home is planned.

Barndominium-Style Living

The architectural style is listed as Barndominium.

Barndominiums have become popular among buyers who appreciate the combination of residential living areas and the larger-scale structural possibilities associated with barn-inspired construction.

At 411 Saint James Rd, the barndominium concept fits naturally with the property’s agricultural and rural setting.

The residence has metal siding and a metal roof, both of which complement the overall barn-style aesthetic.

For a buyer who wants a practical rural residence rather than a conventional suburban house, this architectural style may be particularly appealing.

Modern Kitchen With Granite Counters

Inside the residence, the kitchen includes several modern features.

The listing identifies granite countertops, a kitchen island, and a kitchen/dining combination.

This creates a functional layout for everyday living and entertaining.

The island can provide additional preparation space, casual seating, or a central gathering point.

The kitchen is also equipped with an electric range, refrigerator, dishwasher, and microwave.

The combination of contemporary kitchen features and the property’s rural setting creates an interesting balance between modern convenience and country living.

Kitchen and Dining Combination

The kitchen and dining area are combined, providing an efficient use of the 1,300-square-foot residence.

For a smaller living space, combining these areas can create a more open feeling.

It also allows meals, cooking, and everyday activities to remain connected.

This layout could work particularly well for a couple, individual owner, weekend occupants, or someone using the residence primarily as a rural retreat.

Luxury Vinyl Flooring

The property features luxury vinyl flooring.

Luxury vinyl is commonly selected for its practical characteristics and relatively easy maintenance.

For a rural property where occupants may frequently move between indoor and outdoor spaces, flooring that is easy to clean can be particularly practical.

The existing flooring also contributes to the newer feel of the residence, which was built in 2025 according to the listing.

Balcony With Scenic Views

The residence includes a balcony, while the property is described as having scenic water and mountain views.

A balcony can provide a natural place to sit outdoors and enjoy the surrounding landscape.

On a property with nearly 98 acres, a private elevated outdoor space can become an important part of everyday living.

The combination of mountain scenery, water, pasture, and wooded areas gives the property multiple visual perspectives.

Mountain and Water Views

The listing specifically identifies water and mountain views.

For many rural buyers, views are among the features that make a property feel special.

The landscape surrounding Greeneville provides a setting where topography and natural features can become part of the property’s everyday experience.

The exact locations and extent of the views should be verified during an in-person visit because seasonal vegetation and weather conditions can affect visibility.

Two Large 40-by-80-Foot Buildings

The property includes two substantial 40-by-80-foot buildings.

Their scale is significant.

One building contains approximately 1,600 square feet of framed living space, while another includes the completed 1,300-square-foot residence.

These structures provide considerable potential for storage, workshop use, equipment housing, or future customization, depending on their existing construction, utilities, zoning, and permitted uses.

For farmers, outdoor enthusiasts, contractors, hobbyists, and buyers with significant equipment, large buildings can be extremely useful.

Additional 30-by-42-Foot Pole Barn

There is also a 30-by-42-foot older pole barn.

The listing describes this structure as providing additional storage for equipment, hay, or farm tools.

For a property with agricultural potential, dedicated storage can be an important practical advantage.

A buyer should inspect the pole barn carefully for structural condition, roof condition, moisture, electrical service, doors, flooring, and other components.

Equipment and Farm Storage

The combination of two large buildings and a pole barn makes the property particularly relevant to buyers who have equipment to store.

Farm implements, tractors, hay, tools, recreational vehicles, lawn equipment, and other large items can require substantial covered space.

The property already offers several structures that could potentially address these needs.

The actual permitted uses and condition of each building should be confirmed before purchase.

A Rural Property Without an HOA

411 Saint James Rd is listed as having no homeowners association.

For buyers seeking agricultural land or a large private estate, avoiding HOA restrictions can be an attractive feature.

Instead of living within a planned residential development, the property offers a much more rural setting.

However, the absence of an HOA does not eliminate government regulations. Zoning, environmental rules, building codes, agricultural regulations, floodplain restrictions, and other local requirements can still apply.

Public Water and Septic System

The property has public water and a septic tank.

This combination is worth noting because buyers of rural properties often need to evaluate private wells and septic systems.

Here, the public water supply can provide one utility advantage, while the septic system requires its own inspection and maintenance considerations.

Prospective buyers should obtain available septic documentation and confirm system capacity, location, condition, and compliance.

Heat Pump Heating and Cooling

The home’s heating and cooling systems are both listed as heat pump.

Having a heat pump provide both heating and cooling can simplify the home’s mechanical system compared with properties that rely on multiple independent systems.

Because the residence is relatively new, buyers should still review the installation, warranty information, maintenance records, efficiency ratings, and operating condition.

A Newer 2025 Residence

Although the listing describes the broader property as having substantial improvements, the residence itself is listed as built in 2025.

That gives the living space a much newer profile than many rural properties.

The combination of newer residential construction with nearly 98 acres of land can be particularly attractive to buyers who want acreage without necessarily starting with an older house requiring extensive interior renovation.

The property does, however, contain older additional structures, including the pole barn, so the condition of each improvement should be considered separately.

Recreation, Privacy and Outdoor Living

The scale of the property naturally lends itself to outdoor activities.

Potential recreational interests could include hiking, wildlife observation, fishing where permitted, hunting, horseback riding where allowed, farming, gardening, and simply enjoying private open space.

The property is large enough that different areas can serve different purposes.

A buyer might use the pasture for animals, wooded areas for wildlife and recreation, ponds for scenery, and river frontage for outdoor enjoyment.

The actual suitability of each activity should be verified according to the property’s terrain and applicable regulations.

Investment and Development Considerations

The listing’s combination of acreage and road frontage may make the property interesting from an investment perspective.

Potential strategies could include:

Building a Private Estate

A buyer could use the existing residence while planning a larger custom home on another part of the property, subject to approvals and feasibility.

Creating a Family Compound

Multiple building locations could potentially support a multigenerational property concept if zoning and subdivision rules allow.

Agricultural Use

Pasture and open land could potentially support farming or livestock activities, subject to applicable regulations.

Recreational Retreat

The river, ponds, wildlife, and acreage could make the property appealing as a private outdoor retreat.

Long-Term Land Investment

Some buyers may view the acreage itself as the primary asset, with the existing improvements providing additional utility.

None of these strategies should be considered guaranteed. The financial success of any investment depends on acquisition costs, financing, taxes, maintenance, market conditions, regulations, and the buyer’s execution.

The $11,100 Price Reduction

The property recently received a $11,100 price cut on September 5, bringing the asking price to $1,877,700.

While a price reduction may attract renewed attention from buyers, it does not necessarily indicate the property’s market value.

The listed tax assessed value is approximately $745,900, with annual property taxes of around $2,269.

Tax assessment figures and asking prices are calculated for different purposes and should not be treated as direct equivalents.

Potential buyers should evaluate the property using comparable sales, land characteristics, improvements, condition, zoning, income potential if applicable, and professional valuation advice.

Why the Land May Be the Main Attraction

At approximately $1,444 per square foot, the listed price per square foot of the existing residence may appear high compared with conventional houses.

But that metric does not tell the whole story.

This is not a standard 1,300-square-foot home on a suburban lot.

The purchase includes nearly 98 acres, extensive river frontage, ponds, multiple structures, pasture, wooded land, road frontage, and potential future building locations.

For acreage properties, evaluating only the price per square foot of the residence can therefore be misleading.

The land and additional improvements represent a major part of the overall offering.

Due Diligence Is Especially Important

Because this property is large and includes multiple structures and natural features, buyers should perform extensive due diligence.

Important areas to investigate include:

• Exact acreage
• River frontage
• Floodplain status
• Water access
• Pond conditions
• Septic system
• Public water connection
• Zoning
• Development restrictions
• Building permits
• Road frontage
• Property boundaries
• Easements
• Access rights
• Agricultural uses
• Livestock regulations
• Hunting regulations
• Environmental restrictions
• Soil conditions
• Future building-site suitability
• Condition of existing structures
• Pole barn condition
• Roofs and exterior materials
• Electrical systems
• Heat pump
• Insurance availability
• Property taxes

A professional land survey, home inspection, septic evaluation, and appropriate environmental or engineering reviews may be worthwhile depending on the buyer’s plans.

Who Could Be a Good Fit for 411 Saint James Rd?

This property is unlikely to appeal equally to every buyer.

It may be particularly interesting to someone who wants:

• Nearly 100 acres
• Riverfront land
• Agricultural opportunities
• Hunting or recreational land
• A rural retreat
• Multiple structures
• A barndominium
• Mountain and water views
• Potential future building sites
• Space for equipment
• A family compound
• No HOA
• A combination of pasture and woods

Conversely, buyers seeking a conventional low-maintenance suburban home may find the property’s size and responsibilities excessive.

Large acreage ownership can require significant maintenance, planning, and ongoing expenses.

A Rare Combination of Land and Improvements

What makes 411 Saint James Rd particularly interesting is the combination of natural and man-made assets.

There is the river.

There are three ponds.

There are nearly 98 acres of pasture, woods, and rolling land.

There are multiple buildings.

There is a newer 1,300-square-foot residence.

There is a large pole barn.

There is road frontage.

And there are potential locations for future construction.

Few residential listings combine all of these characteristics in one package.

Final Thoughts on 411 Saint James Rd

411 Saint James Rd, Greeneville, Tennessee, is a property designed around possibilities.

Listed at $1,877,700 after a recent $11,100 price reduction, the offering includes approximately 97.89 acres and around 2,300 feet of river frontage.

The property combines pasture, partially wooded land, rolling slopes, three ponds, abundant wildlife, mountain and water views, and ample road frontage.

The existing improvements add another layer of versatility.

The completed 1,300-square-foot barndominium-style residence offers one bedroom and two full bathrooms, along with a modern kitchen featuring granite counters, an island, electric appliances, luxury vinyl flooring, heat-pump heating and cooling, and a balcony.

Beyond the residence are two large 40-by-80-foot buildings, including approximately 1,600 square feet of framed living space in one structure, plus a 30-by-42-foot older pole barn.

The property is therefore much more than a single-family home.

It is a large rural tract that could appeal to someone interested in agriculture, recreation, hunting, family compound living, a private estate, future construction, or long-term land ownership.

The A-1 zoning, lack of an HOA, road frontage, public water, and existing improvements add further dimensions to the opportunity, although each potential use must be independently confirmed with the appropriate authorities.

Ultimately, the greatest attraction of 411 Saint James Rd may be its flexibility.

A buyer is not simply purchasing a house. They are acquiring a large landscape with water, open land, woods, existing structures, and numerous possible ways to shape the property in the future.

For someone with a clear vision and the resources to manage a large rural estate, this Greeneville property could represent a rare opportunity to create something truly personal.

Important Disclaimer: All information regarding 411 Saint James Rd, including price, acreage, square footage, river frontage, zoning, taxes, utilities, building dimensions, permitted uses, agricultural potential, development possibilities, and property features, should be independently verified by prospective buyers. Marketing descriptions of potential building sites, farming, hunting, livestock, multifamily or compound uses do not guarantee that such activities are legally or practically permitted. Buyers should consult qualified real estate professionals, inspectors, surveyors, lenders, attorneys, engineers, and local authorities as appropriate before making a purchase decision. The asking price and tax-assessed value are not guarantees of current or future market value, appreciation, rental income, or investment returns.

 

From Zillow