Land for Sale in Brown County, IN
Brown County is a rugged, hilly south-central Indiana county of 15,475 residents (2020 census), with Nashville as its seat and only town, Brown County State Park and part of the Hoosier National Forest. Land is wooded hill acreage, cabin sites and hunting parcels. Indiana's Classified Forest and Wildlands program lowers tax on woodland but has strict rules about buildings and withdrawal, and this guide covers it.
Brown County at a glance
- County seat and only incorporated town: Nashville, an art center and tourist attraction.
- 2020 population 15,475; about 316 square miles.
- Brown County State Park, opened in 1931, Yellowwood State Forest and part of the Hoosier National Forest are in the county.
- Terrain is rugged and hilly; Weed Patch Hill, at 1,058 feet, is the highest point.
- Highways: State Roads 46, 135 and 45.
The Brown County land market
Buyers look for wooded hill acreage, cabin sites, hunting land and views. Typical parcels are 5- to 80-acre wooded tracts. Parcels near Nashville and the state park cost the most, and steep ridge and hollow land costs less but is harder to build on.
Indiana Classified Forest and Wildlands
Indiana's Classified Forest and Wildlands program lowers property tax on at least 10 contiguous acres of forest, wetland, shrubland or grassland, if the owner follows a written management plan prepared by the DNR district forester or a professional forester. The DNR inspects at least once every seven years, and owners file an annual report. Enrolled land must be protected from livestock, burning must be approved by the district forester, and Purdue Extension notes owners agree not to construct buildings in the classified area or subdivide it for development. The assessed value for enrolled land is far below market value, though sources differ on the exact figure, so ask the district forester.
If land is withdrawn, the owner pays back taxes for up to 10 years plus 10% interest a year, and land enrolled after June 30, 2006 also owes an extra $100 per withdrawal and $50 per acre withdrawn. Before you buy, ask the assessor and the DNR whether a parcel is classified, because that affects where you can put a cabin, a driveway or a pond.
Septic, slopes and access
Steep slopes and shallow soils make septic design the main cost on many Brown County lots, and county health department approval is required. Driveways on hillsides can be expensive. Many roads are narrow county gravel, and some drives are shared, so confirm recorded easements. Wells vary in depth.
Before you buy land in Brown County
- Classified Forest status and the withdrawal cost if you build.
- Septic site evaluation and driveway cost on steep land.
- Recorded legal access and road maintenance.
- Well depth, power and broadband.
- Zoning, flood and landslide exposure on slopes.
Perc tests and septic for raw landLand due diligence checklist
Frequently asked questions
What is the Indiana Classified Forest and Wildlands program?
A DNR program that lowers property tax on at least 10 contiguous acres of forest or similar land under a management plan, with restrictions on buildings, livestock and subdividing, and a withdrawal penalty.
Can I build a cabin on classified forest land?
Not within the classified area. Owners agree not to construct buildings there, so you would need to withdraw the land or plan the cabin outside it.
Where is Brown County State Park?
In Brown County near Nashville, opened in 1931.