Tennessee Barndominiums: Builders, Codes, Costs & Financing

If you’re considering building your dream barndominium in Tennessee, you may be wondering whether there are any building restrictions or laws that may affect your building. The good news is that Tennessee has few restrictions on building and land use.

In fact, Tennessee is one of the most barndominium-friendly states in the country — light zoning in rural areas, a growing base of experienced builders, and terrain ranging from Nashville’s rolling hills to the Smokies to the Mississippi River bottomlands. But “few restrictions” doesn’t mean no rules, and Tennessee’s geography is more varied than most guides let on.

Let’s take a closer look at the building laws, local barn home builders and the average cost of building a barndominium in the state.

Here’s what actually applies.

Tennessee Barndominium Construction Regulations

Overall, Tennessee is pretty off-grid-friendly with few building restrictions. Many areas of the state don’t even have zoning laws, which means that you are free to use the land however you wish (for the most part).

You’ll also find that rural and agricultural areas often don’t require building permits to build any kind of structure. Permits will still be required for grid-tied electric hookups and septic systems.

That said, your structure will still need to meet building codes.

Building Codes: What Actually Applies

Tennessee enforces the 2012 International Building Code (IBC) and 2018 International Residential Code (IRC) statewide, with enforcement handled primarily at the local level. That local enforcement is where things get interesting for barndo buyers:

Urban and designated conservation areas are where you’re most likely to run into real restrictions — if you’re building near Nashville, Knoxville, Chattanooga, or Memphis city limits, check local zoning before you buy land, not after.

Zoning is minimal to nonexistent in many rural and unincorporated areas. In these areas, you can generally use land however you wish, and permits often aren’t required for the structure itself.

Permits are still required for grid-tied electrical hookups and septic systems, even in areas with no general building permit requirement.

Many counties and cities have opted out of the state’s residential inspection program. In these jurisdictions, your barndo doesn’t need a formal inspection to be occupied — though you can request one voluntarily, and doing so can help with insurance and resale later.

A contractor license is required for any project over $25,000. This threshold catches nearly every barndo build, so confirm your builder or contractor holds a current Tennessee license, and confirm licensed professionals are handling electrical, plumbing, and HVAC regardless of whether the county requires an inspection.

Many counties and cities in TN have opted out of the residential inspection program, which means that you can build your barndominium without having to worry about inspections.

You can request one if you’d like, but it’s not required

The cities and counties that have opted out include:

Many other counties and cities in the state have an exemption for the State Residential Building Program.

In other words, it’s relatively easy to build a barndo in most areas of Tennessee.

Urban and conservation areas are the primary areas of the state where building restrictions will come into play if you want to build a barndominium.

Seismic Risk: The Detail Most Guides Skip

If you’re building in West Tennessee, this matters more than almost anything else on this page. The New Madrid Seismic Zone runs through the western part of the state, and counties in that region carry a Seismic Design Category of C or D1 — a meaningfully higher design standard than the rest of the state. This affects:

• Foundation design
• Frame connections
• Lateral bracing
• Anchor bolt specifications

If your builder is quoting a standard barndo package without mentioning seismic detailing and you’re building west of the Tennessee River, ask directly whether their engineering accounts for it. A kit designed for East Tennessee’s terrain won’t automatically meet West Tennessee’s seismic requirements.

Barndominiums In Tennessee: Best-Selling Floor Plans

Climate: Tennessee Isn’t One Climate Zone

Tennessee’s geography splits meaningfully into two design considerations:

• East Tennessee (Smokies, Knoxville, Chattanooga area): humid subtropical climate with colder winters and higher rainfall. This side of the state generally calls for more robust insulation and moisture-resistant materials.
• West Tennessee (Memphis and the Mississippi River corridor): milder winters, hotter and more humid summers. Cooling capacity and heat-resistant materials matter more here than insulation depth.

If a builder is quoting the same spec sheet regardless of which end of the state you’re in, that’s worth a follow-up question.

Tornado activity is also a statewide consideration and has been increasing in frequency — ask about wind design details (anchor bolts, hurricane ties, impact-rated openings) regardless of which region you’re building in.

Our Favorite Barndominium Builders In Tennessee

Multiple Tennessee barndo builders are popping up around the state, willing to help would-be buyers design, plan and erect their barndos.

A few of the most prestigious builders include:

Midsouth Barndominiums

https://midsouthbarndominiums.com
100 N Walnut Street
Hohenwald, TN 38462
931-203-7003

Midsouth Barndominiums is an experienced team from Tennessee that is fully licensed and insured. The company focuses on residential and commercial projects with the customer needing to prepare and level a pad for the structure.

Multiple packages are available, including:

• Material and labor options
• Material packages

Midsouth will handle the framing, structure and installation in accordance with the blueprints that the customer provides. However, the customer is responsible for the following:

• Electric
• HVAC
• Plumbing
• Interior finish
• Permits
• Fees

Multiple models are available to choose from.

Summertown Metals

https://summertownmetals.com
3864 Summertown Hwy.
Summertown, Tennessee 38483
931-796-1521

Summertown Metals has a streamlined process that helps would-be barndo owners construct their buildings rapidly. Their professional process goes through multiple stages:

1. Blueprints must be provided to the company before a quote can be given.
2. Quotes are provided based on the detailed blueprints of the client. All estimates are free of charge.
3. Contracts can be signed if you agree to the quote and want to begin your build. A 20% deposit is required at this point.
4. Concrete will need to be formed according to your pipes and drains. The concrete will be poured and need to be cured to progress.
5. Shipping is the next step, with all materials being shipped to the job site.
6. Framing will occur for all of the exterior walls, doors and windows and trusses set.
7. Metal will be put up and all interior stud walls will be set.
8. Final repairs and finishes are put in place, including garage doors.

Multiple models are available through Summertown Metals. They are one of our top picks for turnkey builders in the US.

Watson Metals

https://watsonmetalsllc.com/
238 Interstate Drive
Manchester, TN 37355
888-METAL-81

Started in 1997 by Michael Watson, Watson Metals are a custom builder that is known for going the extra mile for their clients and customization options.

The company is experienced in many different types of barn construction and can build-to-suit for a wide range of uses including: residential, agricultural, commercial, and industrial structures.

They specialize in making their own kits and offer a standing seam profile in either 12” or 16” widths. These can be created on-site with their portable roll former.

DKNR Designs

https://www.dknrdesigns.com/
Knoxville, TN
423-616-1690

If you are looking for a complete white glove service from true building artisans, your search should begin and end with DKNR Designs. Founded by construction technical engineer Dave Etter, they bring over 40 years of experience and have a team of multi-national professionals.

As you can see on their website, they do not build ordinary metal buildings. They go above and beyond are work as your advocate throughout the entire construction process.

Compass Construction Service

https://compassconstructionservice.com
Blountville, TN 37617
423-676-4377

Compass Construction Services LLC is located in Johnson City, TN and will custom build your barndo for you. The builder will work with you to make your dream home with no limitations on the:

• Layout
• Size
• Shape

Compass’ team will even outfit your interior design, so every last detail is handled by one company. Once a design concept is agreed upon, the builder will create a pre-made shell or barn kit in the factory that allows for rapid construction.

Sturdy and durable, you can have your dream home built to withstand the elements and require fewer repairs.

Hines Construction Company

https://www.tnlandandbarnhomebuilders.com/
McMinnville, TN 37110
931-273-0900

Hines Construction Company focuses on the middle Tennessee area. They are a small family-owned company that was created by James Hines. Since, 2021 James and his sons have specialized in barndo construction services.

As a custom builder they can build any luxury design from start to finish. They are also experienced with tiny homes, land excavation and hardscape services.

How Much Does It Cost to Build a Barndominium in Tennessee?

One of the biggest concerns when building a barn-style house, or any home for that matter, is cost. How much will it cost to build your barndominium home?

It’s difficult to estimate costs when there are so many variables to consider:

• Do you have land already, or do you need to purchase a plot?
• How big is your barndo going to be?
• What kind of finishes or features do you want?
• Will you be hooked up to city water and sewer, or will you install a well and septic?
• Does the land need to be cleared and graded, or is it ready to build?

While it’s difficult to estimate your individual cost for a barndo, we do have some general figures to go off of.

A builder-grade new construction homes will cost anywhere from $ 100 to $ 400 per square foot, with $150 per square foot being the average cost.

In Tennessee, the average home costs $261,940 to build.

What It Actually Costs

Cost breaks out differently depending on whether you’re buying a shell to finish yourself or a full turnkey build:

Build type	Typical range
Shell kit only (frame, roof, exterior skin)	Roughly $25–$45/sq ft
Turnkey (fully finished, move-in ready)	Roughly $150–$275+/sq ft

Be cautious of kits quoted at $13–$20/sq ft — these are typically light-gauge or agricultural post-frame packages that aren’t engineered for residential occupancy. Upgrading one to meet residential code after the fact often costs more than starting with the right kit. For reference, a conventional builder-grade home in Tennessee averages around $150/sq ft, with the state average total build cost around $261,940 — a useful benchmark for comparing barndo savings.

Site work is a separate line item from the structure itself and includes excavation, driveway grading, and foundation prep — get this quoted separately, since it varies widely by lot conditions.

Keep in mind that this figure is only for the home itself. You also need to consider other costs associated with building a project from start to finish, such as:

Excavation and Site Work

Your home site will likely need at least some excavation and site work to prepare for the foundation and whatever else you have planned for the property.

Costs will vary, but on average, you can expect to spend:

• At least $2,000 on excavation work
• $3,000-$5,000 per acre for clearing land

Excavation and site work can also include installing a driveway. If your site needs extensive work, these costs can easily add up.

Foundation

Barndominiums can have the same foundations as stick-built homes:

• Crawl space
• Slab
• Full basement
• Walkout basement
• Partial basement

Slab foundations are the most affordable options and one of the most popular choices for barndos.

Generally speaking, foundations cost anywhere from $4,070 to $14,230, depending on whether you have a basement and the size of the barndo.

HVAC, Plumbing and Electrical Work

If you want to live in your barndo full-time, then you’ll need to ensure that you have an HVAC system, electrical work and plumbing in place.

• The cost of a new HVAC system is, on average, $7,500
• The average cost to install a new plumbing system s $4,080
• The average cost to install electrical wiring can range from $500-$2,000+

Remember that these are just average costs, and the size of the barndo will play a big role in the final cost of these systems.

Flooring, Countertops and Cabinets

Your barndominium will also need flooring and cabinets, which can come at a high cost, depending on your preferences.

• Flooring can cost anywhere from $2-$20 per square foot
• Cabinets can cost anywhere from $250-$360+ per cabinet
• Countertops can cost anywhere from $8-$13 per square foot

These costs are difficult to estimate because prices can vary greatly. If you want high-end granite countertops and hardwood cabinetry, the costs will be significantly higher.

Appliances

You’ll also need appliances for your home, and these costs can also vary greatly. On average, appliances can cost:

• $190-$10,000+

Costs will depend on the size, type and functions. Most people will spend at least $2,000 on their appliances. If you want high-end models, you can expect to spend significantly more.

Building Permits and Inspections

Some counties in Tennessee don’t require permits or inspections, which means that you may save on these costs.

However, if you do require them or you opt to have inspections, then you can expect to spend:

• $3,000 on average for permits
• $4,500 for inspections

Again, these costs may be much lower in some parts of TN or non-existent.

Utilities

One big cost concern when building any type of home is utilities. You may dream of building your barndo off the beaten path away from the city, but living so far away from utility connections can mean that you’ll pay exorbitant costs to get connected.

But what if you have a well and septic installed?

• It costs $15-$60 per square foot to drill a well
• It costs anywhere from $7,000-$20,000 to install a septic

The cost of connecting to city sewer and water will vary greatly. Electric hookups can cost at least $1,000, but it’s not uncommon for costs to soar to $10,000 or more. We encourage you to opt for energy-efficiency improvements anywhere your budget allows.

Realistic Build Timeline In The Volunteer State

Plan on 6–12 months total, broken down roughly as:

Phase	Typical duration
Design & engineering	2–4 weeks
Kit production (foundation work often happens concurrently)	6–10 weeks
Shell erection	2–4 weeks
Interior finish	3–5 months

Permitting speed varies enormously by location: rural counties may issue permits in a matter of days, while Nashville-area counties can take several weeks. Build this into your timeline expectations before you lock in a move-in date.

Financing

Barndominiums remain harder to finance than conventional homes because many national lenders don’t have an appraisal framework for them. In Tennessee:

• USDA Rural Development loans are a strong option for buyers in eligible rural areas — much of Tennessee outside its major metro cores qualifies. These allow $0 down and can fund land purchase and construction in a single closing.
• Builder-affiliated financing is common — several Tennessee barndo builders maintain relationships with lenders experienced in underwriting barndo appraisals, which is often faster than approaching a national bank directly.
• As with any state, confirm your lender’s appraiser has barndo experience specifically — a generic residential appraisal can undervalue non-traditional construction.

Final Thoughts

Building a barndominium in TN is a straightforward process. Most areas of the state have relaxed laws and regulations for building structures, which will make your project far less stressful.

Just make sure that you do your research to understand whether you need permits and the requirements for building on your land.

Working With a Local TN Builder

Given how much enforcement and climate requirements vary by region, a builder with recent experience in your specific part of the state is worth more than a generalist. When vetting a Tennessee builder, ask:

• Whether they’ve built in your county recently, and whether they know your local permitting office
• Whether their engineering accounts for seismic detailing if you’re in West Tennessee
• For references or photos from completed local projects — not just plan renderings

This page is for general informational purposes and isn't a substitute for confirming requirements directly with your county's building and zoning office, a licensed state contractor, or a mortgage professional.