Ok fellas, I've enlisted GrokBot to do some calculations, look for land listings and it's done a hell of a good job.

The idea is this buildout is the final goal, but we'll likely have something temporary in the meantime so the land is at least usable (rainwater collection with ad hock shower/wash station, some solar for wifi/electronic device charging, clearing for RV/Tent, outhouse or compost toilets etc)

I've contacted real estate agents for the following properties:

$59,000 10.13 Acres 10.13-ac 10.13-ac Forest Trails Ln, Celina, TN 38551
$79,900 8.6 Acres 0 Moss Arcot Rd, Celina, TN 38551
$54,900 5.51 Acres 5.51-ac Beaver Ln, Gainesboro, TN 38562
$33,998 5 Acres, 5 Benton Tidwell Rd, Hilham, TN 38568

I've asked it to come up with a building design / ideas in our budget window, here's what we're looking at (I've given it $200,000 to work with as a total so we have plenty of left over for things it didn't calculate):

Estimates only (2026-09-19). Not contractor bids. Minimal permits required for county/state/zoning. Material/diesel can swing this. Jackson Co. TN OPT OUT for residential building permit; septic + electrical still required.

Cleaner “planning envelope” (what we actually discussed)

Build - What’s in it - Mid-thrifty $

A. Shell + slab + erect 36×48 metal + concrete slab $55,000–$70,000

B. Interior fit-out Partitions, lights, light insulation, bath, kitchen cabinets/rough-in $35,000–$50,000

C. Site hookups Septic + electric from road + water tap + gravel drive $25,000–$35,000

D. Contingency 10% $12,000–$15,000
Build total (B+C+D) ~$125,000–$145,000

E. Land Beaver Ln $54,900

GRAND TOTAL Land + build ~$180,000–$200,000

Plan on about $190k all-in for land + one 36×48 combined lodge + hookups, with ~$10k wiggle under a $200k hard cap — before beds/furniture.

Explicitly NOT included in those totals
Twin/queen beds & mattresses for 10 + owner
Computer desk, chairs, game-room furniture
Fridge/dishwasher/washer (beyond basic range)
Mini-splits, solar, landscaping, fencing
Realtor/closing costs on land
Assumptions (paste under the numbers)
No county residential building permit (Jackson OPT OUT); TDEC septic + state electrical still required — usually pulled by the installer/electrician.
Perc already done for 3BD — still reconfirm with installer.
Public water & electric at road (listing) — tap/hookup fees still apply.
Light deed restrictions on Beaver Ln not yet read — may kill multi-building or occupancy plans (we’re waiting on realtor).
Prices are 2026 US/TN ballparks; steel, concrete, and diesel can move the shell/slab hard.

So in summary, we have a blueprint, it's likely to come in 20%-40% over this budget with the contractor costs, insurance and attorney and the other things we've discussed.

I'll keep you updated once I hear from the realtor.