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The Quiet Corner of Tennessee That’s Winning the Housing Game
Affordable housing is a hot topic across the country right now. With no state income tax, no vehicle tax, and low property taxes, Tennessee is seen as one of the most budget-friendly states to live in—but Northeast Tennessee stands out even more. Kingsport, in particular, is gaining attention. It sees home sales similar to some…
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A Letter to Dad, 11 Years Later
Dear Dad, It’s April 15. Hard to believe it’s been 11 years since I got the call that stopped me in my tracks. They held off on announcing my appointment as city manager that day, but you already knew it was coming. The mayor had tipped you off ahead of time—maybe that was your sign…
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Tennessee’s Most Valuable
If you’ve heard me talk about growth, you’ve heard me talk about “all things in moderation” or “not too hot, not too cold, just right,” suggesting a balanced, thoughtful approach to growth and community life. It points to a place that’s not too large to feel overwhelming or impersonal, but not so small that it…
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Tri-Cities Airport: Local Perk on a Global Scale
My wife and I recently decided to apply for “Trusted Traveler” status through the U.S. Customs and Border Protection’s Global Entry program. It’s a great option, offering expedited customs processing and including TSA PreCheck for faster airport security. The application process is pretty straightforward: you fill out an online form, then complete an in-person interview…
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Move To Kingsport – March 2025
Month of March 2025: Median sales price: $352,385 Median size: 2,511 sq ft Price per square foot: $140 Past 12 Months (ending March 2025): Median sales price: $340,000 Median size: 2,154 sq ft Price per square foot: $158 Since 2020: Median sales price: $280,000 Median size: 2,029 sq ft Price per square foot: $138 The…
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A New Generation Leads: How Millennials and Gen Z Are Shaping Kingsport’s Future
The City of Kingsport is going through a major generational shift. Many still think of Kingsport as a retirement city, but now there are more citizens under 40 than over 40. This means there are more Millennials and Gen Z living in Kingsport than Boomers and Gen X. Although it’s a group I revere, the…
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Making Fair Comparisons: Housing Markets Across Eastern Tennessee
Comparing cities can be tricky—it’s a lot like comparing yourself to someone else. For example, if your friend saves $10,000 while you save $5,000, they might seem more successful. But if they earn twice your salary, you’re actually saving at a higher rate. It’s the difference between saying, “Who has more?” versus “Who is doing…
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At The End of The Day, People Vote with Their Feet
I’ve come to realize that many states are trying to replicate what we have in Tennessee—no income tax, no personal property tax, and no inheritance or estate tax. At last count 15 states are trying, but it’s easier said than done because they’ve become accustomed to that revenue stream and rarely want to cut costs.…
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Kingsport’s Largest Generation Might Surprise You
What’s the largest generation living in Kingsport today? The answer surprised me—it might surprise you too. Millennials have just surpassed Boomers as the city’s largest demographic–just barely–but the gap is likely to grow as older generations age and younger generations fill their void. Kingsport also has the highest percentage of Gen Alpha (under 10 years…
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Tennessee’s Housing Challenges: Where and Why It Got So Expensive
Check out this report from The Sycamore Group. It’s the most comprehensive explanation I’ve seen. There are many charts and figures that paint a picture of housing trends all across Tennessee. In my opinion, it’s very consistent with what I’ve been saying for several years now, but it covers every county in Tennessee. It helps…
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