Road trip at the end of August (Jackson, Johnson City: fit in, sales)

[firemediceric]

Planning to take a road trip at the end of August to check out East TN and the eastern half of Middle TN. Looking to get started with the Erwin area in Unicoi County. Head up to touristy Cade's Cove. Perhaps drive to Mountain City area and then to the Tri-Cities area with a focus on Johnson City area. From there check out Sweetwater on the way to Crossville, Spencer, Sparta and on to Cookeville, I have thought about making a drive through the Deer Lodge area or even all the way up to Oneida, but haven't factored those into the tentative itinerary. I'm not even sure if I have laid out the proper route given the places I have listed . Hoping to work in excursions to Cumberland Caverns, Muddy Pond, some waterfalls and caves. I purposely have not made lodging reservations so as to have flexibility on this trip. Get up in the morning and decide where to go for that day. I want this to be a fact finding mission with a view to relocation while also including some fun during the trip.


A little background: About 5 years ago I decided that I want to retire to Tennessee when I finish my career in Florida. Having made a half dozen or so week long trips over the past few years to various areas of Tennessee, I gravitated to the Cumberland Plateau area preferring Spencer, Sparta, and Cookeville to what I saw in the Tri-Cities area. I have not been back to Tennessee since December 2019. I know so much has changed up there since then. The great migration of people fleeing high taxed liberal states in favor of TN and the meteoric rise in real estate prices has certainly changed the landscape, figuratively and literally. Perhaps those changes will cause me to reconsider an area I have previously ruled out.


Employment will not be a concern. Schools nor opportunities for children also will not be a concern. With great health at the moment, proximity to medical facilities also is not a driving factor. Likewise, proximity to an airport is not a large concern. Rather I am looking for convenient seclusion. By that I mean having plenty of elbow room without being able to wave to the neighbors from my back door or driveway. I want the convenience though of paved roads (pretty much rules out places like Wilder,) decent internet, a Dollar Store within 15 minutes for milk and a Walmart Super Center or similar within an hour. With that in mind I welcome suggestions regarding other places I should check out as well as the route I take.


A big "THANK YOU" to JMT, Serious Conversation, Bamaman and others who have communicated directly and have made informative posts that have given me great direction.

[Serious Conversation]

I wouldn't waste the time on Mountain City. It's extremely isolated, little there even in the way of basic essentials, and it has closer ties to Boone, NC than even Bristol, IMO. If you have a motorcycle or a low to the ground rally type car, driving from Bristol to Mountain City via 421 or the other way can be as fun as it gets from time to time. It's not something you want to make a part of a daily routine.

I would recommend most of Carter and Unicoi counties. You get the rural mountain vibe, lower taxes/prices, etc., with much better proximity to Johnson City for shopping and medical needs than Johnson County. What is the budget? If you have tons of money, go look at lakefront property on Watauga Lake.

You are talking about healthcare like it won't be an issue. It isn't an issue until it is - trust me on this. My employer runs a tiny hospital in Johnson County. If anything even semi-complicated happens, you will be medevaced out to Johnson City or maybe farther afield and stuck with the flight bill. At a minimum, I'd recommend medical flight insurance. I really don't think you understand how thin the healthcare is somewhere like Johnson County/Mountain City. Anything mildly serious is an hour away at JCMC - anything truly serious is a bounce to a major medical center outside the region. Send me a private message if you want more details on the area medical situation.

If you want to see that area, I'd recommend staying at the Bristol Hotel, driving from Bristol, spending some time at South Holston Lake, then on to Mountain City (very briefly), followed by a stay somewhere in the High Country around Boone.

Real estate prices are up, especially in Johnson City, but Johnson City is becoming "small city anywhere USA." I live in Bristol. Prices are up vs. two years ago, but nothing like big cities or hot spots. Southwest VA, even in outdoor hubs like Abingdon/Damascus, is a relative bargain, even if you account for VA taxes, compared to similar property prices in TN. Paying $50k less for a property helps the income tax burden a lot.

From your posts, I think you want something more conservative and less "city" than Johnson City. You may want to look into closer on the Cumberland Plateau.

[AppalachianAngler]

Originally Posted by Serious Conversation

I wouldn't waste the time on Mountain City. It's extremely isolated, little there even in the way of basic essentials, and it has closer ties to Boone, NC than even Bristol, IMO. If you have a motorcycle or a low to the ground rally type car, driving from Bristol to Mountain City via 421 or the other way can be as fun as it gets from time to time. It's not something you want to make a part of a daily routine.

I agree with this. A lot of people hear "Mountain City" and think it will be like Jackson Hole or something. But it's extremely difficult to get in and out of. That would be fine if it had something really special, but there are a lot better towns with the same mountains nearby, there are also not that far from a city.

Some that come to mind: Erwin, Elizabethton, Greeneville, and Limestone are fairly rural but close enough to basic amenities. For that route, I would say Elizabethton > Erwin > Limestone > Greeneville then on to Sweetwater and the Cumberland Plateau.

[firemediceric]

Originally Posted by Serious Conversation

I wouldn't waste the time on Mountain City. It's extremely isolated, little there even in the way of basic essentials, and it has closer ties to Boone, NC than even Bristol, IMO. If you have a motorcycle or a low to the ground rally type car, driving from Bristol to Mountain City via 421 or the other way can be as fun as it gets from time to time. It's not something you want to make a part of a daily routine.

I agree. Mountain City is pretty far down on my list for relocation based upon what has been pointed out to me in the past on the topics you mention and what I have seen for myself in the area. I feel that just even having usable land up there is a challenge due to how steep much of the terrain is. As mentioned though, I'm including some fun in this trip too. If time table allows, I do enjoy driving on those roads with there winding inclines. It's an adrenaline rush from the boring monotony of Florida's mind numbing flat thoroughfares and highways


I would recommend most of Carter and Unicoi counties. You get the rural mountain vibe, lower taxes/prices, etc., with much better proximity to Johnson City for shopping and medical needs than Johnson County. What is the budget? If you have tons of money, go look at lakefront property on Watauga Lake.

Budget is modest. I consider myself middle of the road for where I think I will fit in to the TN economy, even with all of the big money coming in from California, New York, New England, etc. I really have no interest in being on a lake. My overriding goal is a simple but adequate house that ticks most of the boxes on my checklist of wants. That house needs to be set in a secluded setting with plenty of woods around me to screen out the rest of the world. I very much value privacy.

You are talking about healthcare like it won't be an issue. It isn't an issue until it is - trust me on this. My employer runs a tiny hospital in Johnson County. If anything even semi-complicated happens, you will be medevaced out to Johnson City or maybe farther afield and stuck with the flight bill. At a minimum, I'd recommend medical flight insurance. I really don't think you understand how thin the healthcare is somewhere like Johnson County/Mountain City. Anything mildly serious is an hour away at JCMC - anything truly serious is a bounce to a major medical center outside the region. Send me a private message if you want more details on the area medical situation.

I know you make a valid point in this regard. Being in good health and currently living in God's waiting room has me take for granted the convenience of everything from GP's, specialists, and two level 2 trauma centers within a 45 minute drive. Also 4 other hospitals which have dedicated cardiac, stroke and cancer centers within 15-35 minutes drive. I do need to be more cognizant of where I end up with regard to those resources and the needs that accompany aging, but that is seldom at the front of my mind.


If you want to see that area, I'd recommend staying at the Bristol Hotel, driving from Bristol, spending some time at South Holston Lake, then on to Mountain City (very briefly), followed by a stay somewhere in the High Country around Boone.
Thank you! This is just the type of itinerary suggestion I am seeking.


Real estate prices are up, especially in Johnson City, but Johnson City is becoming "small city anywhere USA." I live in Bristol. Prices are up vs. two years ago, but nothing like big cities or hot spots. Southwest VA, even in outdoor hubs like Abingdon/Damascus, is a relative bargain, even if you account for VA taxes, compared to similar property prices in TN. Paying $50k less for a property helps the income tax burden a lot.

No argument that paying less for property equates to paying less each year in property taxes. I also realize that the lower sales tax in Virginia can be an advantage over Tennessee. I feel though that the VA State income tax would be a burden I would chaff under. I also very much do not care for the way the politics seems to be leaning in Virginia.



From your posts, I think you want something more conservative and less "city" than Johnson City. You may want to look into closer on the Cumberland Plateau.

SC, I think you read me pretty well. Cumberland Plateau area is still high on my list. If however I can find more of what I seek in the way of house and setting in another area now that so many have flocked to the Cumberland Plateau, my mind is open to options. Exactly why I am going to check out Unicoi County.


As always, thank you for your well written firsthand input.

[firemediceric]

Originally Posted by AppalachianAngler

I would say Elizabethton > Erwin > Limestone > Greeneville then on to Sweetwater and the Cumberland Plateau.

Thank you! I appreciate much how you have laid out a suggested route for me.

[Serious Conversation]

Originally Posted by AppalachianAngler

I agree with this. A lot of people hear "Mountain City" and think it will be like Jackson Hole or something. But it's extremely difficult to get in and out of. That would be fine if it had something really special, but there are a lot better towns with the same mountains nearby, there are also not that far from a city.

Some that come to mind: Erwin, Elizabethton, Greeneville, and Limestone are fairly rural but close enough to basic amenities. For that route, I would say Elizabethton > Erwin > Limestone > Greeneville then on to Sweetwater and the Cumberland Plateau.

Agree with this.

Erwin is right along the interstate for ease of access. Elizabethton is basically a bedroom community of Johnson City. Greeneville is big enough to have most of what you need.