Haha!! I had to read this when I saw the topic!!
Next county over or the one over from that and I bet I could pick up land for $1-2k an acre. But you're pretty far out by that point. Around me probably $3-4k but the wine o's have moved in turning it into what they believe is the next Napa Valley I guess. Good for me in another 10-15, sell my house high! Property tax for me and almost 2 acres, less than $800/year. No state income tax and I believe the whole state would revolt if they tried, oh, they have tried and we did. 9.25% tax on everything though, not painful. Rolling hills, in the middle, rivers and lakes galore. Mountains in the east, a plateau with more rivers, lakes. Flat in the west with Memphis, upper west Tennessee is pretty flat up near Missouri. Not fond of Memphis myself. Registration on my truck at 16k, commercial is $138/year. Open or conceal carry and we like our guns in Tennessee. Yeah, pretty good place to be as long as the Komifornians don't move out here wanting to ruin everything.
Good luck man! I know I've heard your woes in our conversations! Boy! Do I know about greener grass!! Hahaha!!! Chat with you later man!!
Shawn