15.21-Acre Level Unrestricted Land Tract with Paved Road Frontage – Clarksville, TN – $225,000

Property Overview

This level, unrestricted 15.21-acre tract at 1 Gip Manning Rd in Clarksville, Tennessee offers paved road frontage, public water availability at the road, municipal power availability at the road, and multiple potential configurations across three lots identified as T3, T4, and T5. The land includes approximately 574 feet of paved road frontage, with portions previously cleared and maturing hardwoods along the perimeter and road frontage providing natural privacy.

The property is zoned AG and has no HOA. Its level terrain provides a straightforward setting for evaluating future residential or acreage uses, subject to applicable zoning, subdivision, permitting, utility, access, and development requirements. The three-lot configuration creates potential for a family compound, multiple home sites, or use of the acreage as one larger tract.

Land & Outdoor Features

The acreage is characterized by level topography and approximately 574 feet of paved road frontage. The property was partially cleared several years ago, while maturing hardwoods along the perimeter and frontage provide a natural wooded component and additional privacy.

The tract consists of three lots, T3, T4, and T5. The existing configuration offers several possibilities for future planning, including keeping the acreage together, creating larger home sites, or exploring a multi-home family compound. Any subdivision or construction plans remain subject to applicable governmental approvals, utility requirements, access requirements, and local regulations.

Utilities & Access

Public water is available, with water and power available at the road. Sewer service is listed as none for the property. The road surface is paved, providing direct road access to the tract.

The property is approximately 8 miles from Downtown Clarksville, approximately 10 miles from Fort Campbell, and approximately 1.5 miles from a Cumberland River boat ramp according to the current listing description. Additional regional destinations listed with the property include Hopkinsville, Land Between the Lakes/Kentucky Lake, and Nashville.

Property Details

• Property type: Land
• Lot size: 15.21 acres
• Topography: Level
• Zoning: AG
• Parcel/APN: 063077 08001 00008077
• Road surface: Paved
• Road frontage: Approximately 574 feet
• Water: Public water available
• Sewer: None listed
• HOA: No
• Inclusions: Land only
• Annual tax amount: $935
• Lots: T3, T4, and T5

Buyer Area Research

Area Overview

Clarksville is a growing Middle Tennessee community in Montgomery County near the Kentucky border and Fort Campbell. The U.S. Census Bureau estimated Clarksville’s population at 188,829 as of July 1, 2025, compared with a 2020 census population of 166,722, representing 13.2% growth from the 2020 estimate base to 2025.

Sources: U.S. Census Bureau QuickFacts | U.S. Census Bureau Population Estimates

Safety & Crime

The City of Clarksville’s 2024 annual report presents Tennessee Bureau of Investigation crime-report data for 2019 through 2023. Reported total offenses declined from 14,665 in 2019 to 11,994 in 2023, while the reported crime rate declined from 91.66 offenses per 1,000 residents to 65.93 per 1,000 over the same period. These figures are city-level statistics and should not be interpreted as property-specific conditions.

Buyers should review the most current law-enforcement and government data when evaluating a particular location, since crime statistics can change by year and geography.

Source: City of Clarksville Annual Reports

Schools & Education

Schools identified in property-specific listing records include Woodlawn Elementary School, New Providence Middle School, and Northwest High School. Available listing information places Woodlawn Elementary approximately 4 miles away, New Providence Middle approximately 5 miles away, and Northwest High School approximately 4.8 miles away. School boundaries and enrollment eligibility should be confirmed directly with the Clarksville-Montgomery County School System before relying on assignment information.

The Clarksville-Montgomery County School System serves the Clarksville and Montgomery County community and reported enrollment information for the 2026–2027 school year.

Sources: Clarksville-Montgomery County School System | CMCSS Demographic Information | Zillow Property School Information

Healthcare & Hospitals

Clarksville provides access to hospital and emergency-care facilities, including Vanderbilt Clarksville Hospital at 651 Dunlop Lane. The hospital provides emergency care and a broad range of inpatient and outpatient services. Vanderbilt Emergency Sango at 1325 North Highway 76 operates as a 24-hour freestanding emergency department with diagnostic services including X-ray and CT imaging.

Sources: Vanderbilt Clarksville Hospital | Vanderbilt Emergency Sango

Housing Market History

Historical housing-market data provides context for the broader Clarksville, TN-KY metropolitan area. The Federal Housing Finance Agency’s All-Transactions House Price Index, published through the Federal Reserve Bank of St. Louis, uses an index rather than dollar home values, allowing the historical trend to be viewed consistently across years.

The index increased from 238.41 in 2021 to 370.62 in the fourth quarter of 2025. This is historical market information for the metropolitan area, not a forecast and not an estimate of the value of this land.

More recent Zillow market information for Clarksville reported an average home value of $319,419 as of August 31, 2026, with a 0.3% year-over-year change. Zillow notes that its displayed data represents the surrounding area rather than property-specific data for this land.

Sources: Federal Reserve Bank of St. Louis / FHFA House Price Index | Zillow Clarksville Housing Market | Zillow Research Housing Data

Transportation & Access

Clarksville Transit System provides fixed-route public transportation throughout the Clarksville urbanized area, with buses operating from the Transit Center at 200 Legion Street. Current route information and service changes are maintained by the city and can change over time.

Regional roadway access includes Interstate 24 and major Clarksville corridors such as US-41A, SR-12, SR-13, and SR-48. Interstate 24 provides a major east-west connection between the Clarksville area, Nashville, and points beyond.

Sources: Clarksville Transit System | Clarksville Transit Routes | Tennessee Department of Transportation – I-24 Corridor

Shopping & Everyday Services

Clarksville provides a range of everyday shopping and service options. Kroger currently lists four grocery locations in Clarksville, including stores at 110 Dover Crossing Road and 2015 Needmore Road in ZIP code 37042, as well as locations on Madison Street and Lowes Drive. Grocery stores, pharmacies, fuel services, banking, restaurants, and other daily-use businesses are available throughout the broader Clarksville area.

Source: Kroger Clarksville Store Directory

Parks & Recreation

Clarksville’s recreation system includes parks, trails, sports facilities, river access, and outdoor recreation. Liberty Park includes a 10-acre fishing pond, a four-lane Cumberland River boat ramp, a walking trail, sports fields, playground facilities, and the Wilma Rudolph Event Center. Billy Dunlop Park occupies 30 acres and includes fishing access, canoe and kayak access, picnic areas, playground facilities, and a pavilion.

The Clarksville Blueway also provides public river access at Billy Dunlop Park, Liberty Park, McGregor Park, Robert Clark Park, and Trice Landing.

Sources: Clarksville Liberty Park | Clarksville Billy Dunlop Park | Clarksville Blueway

Utilities & Connectivity

The property is listed with public water available and no sewer service. At the broader community level, Clarksville Water System provides water service throughout the Clarksville-Montgomery County area, while CDE Lightband provides municipal electric service and broadband services within the city limits.

Property-level utility availability should be confirmed with the appropriate providers before construction. Availability at the road does not establish connection capacity, installation cost, or service approval for a particular future homesite.

Sources: Clarksville Water System | City of Clarksville Services and CDE Lightband | Clarksville Utility Service Information

Development & Planning

Clarksville continues to experience population growth and active municipal planning. In April 2026, the City of Clarksville considered a proposed redevelopment of the former Frosty Morn property into a 65-unit affordable senior-housing community. The proposal involved a long-term ground lease structure and was described by the city as a proposed redevelopment rather than a completed project.

Development activity elsewhere in Clarksville should not be interpreted as a guarantee of future development on or immediately around this property. Buyers considering future use should verify current zoning, subdivision requirements, building regulations, access requirements, utility availability, and any applicable planning restrictions with the relevant authorities.

Source: City of Clarksville – Former Frosty Morn Redevelopment Proposal | City of Clarksville Departments and Planning Resources

Property Summary