Rogersville TN Question (Knoxville, Johnson City, Kingsport: real estate, 2015, low crime)

[Chieffan1]

Hello,
We are looking to relocate to Rogersville but don't have any info on it. Is there somewhere within 15 min or so that is a good place to live? Low crime, nice community, close to conveniences etc? Is Rogersville on well or city water? What is the best area IN Rogersville to live? Is living downtown safe?
Any info would be great!

[Serious Conversation]

Why do you need to be in Rogersville?

While the town of Rogersville is mostly OK, surrounding areas of Hawkins County have a reputation for crime, drug abuse, and general issues that are common to rural areas.

If I had to be there, I would probably live in the town of Rogersville. The drive from Kingsport, which will be your nearest "big city," would get old after awhile. Kingsport isn't very competitive itself anymore.

The town is almost certainly on city water, but many surrounding areas will be well with those attendant issues. Definitely check service coverage maps for internet or cell service.

Rogersville has a Food City (regional grocer) and Walmart. There are a couple of decent places to eat, but again, selected is limited. Your nearest real shopping will be in either Kingsport or Greenville.

I wouldn't want to live there for numerous reasons.

[jjbradleynyc]

I know Rogersville pretty well. I'm originally from Church Hill, TN, up the road about 15-20 miles or so.

I have 3 aunts and uncles and probably 8 or 9 cousins that live in the Rogersville/Surgoinsville/Cherokee regions of Hawkins County, today.

Rogersville is Tennessee's 2nd oldest town after Jonesborough. The downtown is incredibly quaint and historic--it's super picturesque.

The crime in the region is mostly domestic violence, prescription drug deals and some theft here and there. It's a small town in a more rural region, but the town and Hawkins County have become attractive for retirees in the past couple of decades. The region is beautiful geographically, and is a very quiet region in which to live.

The town of Rogersville has city water, but in the outlying regions, I think a lot of folks have wells still. My aunt and uncle do, and they live in between Rogersville and Surgoinsville--since the late 1970s.

Downtown Rogersville is pretty quiet, aside from the Heritage Days in the fall, and parades that happen for various holidays
such as Memorial Day, 4th of July and Labor Day. There are some tourists that come in, and the weekend days can be busy on Saturdays on the main thoroughfare of main street. But overall, it's a quiet historic region.

The region has a lot of middle class scattered throughout, but also some poor folks. Poverty is not as rampant and widespread as other regions like Hancock County, TN, or eastern KY, southwest VA, some parts of WV, etc. But there are poor regions. Maybe surprisingly, too, there are many stunning homes in the area too--lots of money.

[Chieffan1]

I've noticed the housing prices there. In a small town, why so high per sqft? What is the nicest area in that town to be in? Is there something closer than Kingsport that would be good? Definitely want to be on city water.

[Serious Conversation]

Originally Posted by Chieffan1

I've noticed the housing prices there. In a small town, why so high per sqft? What is the nicest area in that town to be in? Is there something closer than Kingsport that would be good? Definitely want to be on city water.

There have been huge price run-ups in northeast TN over the last five years or so, largely driven by a lack of building and people moving from wealthier areas.

There's really nothing closer down that way. Depending on where around Rogersville you are located, Kingsport, Morristown, or Greenville could be your biggest city nearby. All are around a half hour away.

Do you have a job around Rogersville? It's not really a place that would attract much interest.

[Chieffan1]

Someone recommended the area and we just want a small town. We use to live in TN but not familiar with Rogersville

[jjbradleynyc]

Originally Posted by Chieffan1

I've noticed the housing prices there. In a small town, why so high per sqft? What is the nicest area in that town to be in? Is there something closer than Kingsport that would be good? Definitely want to be on city water.

Like @SeriousConversation mentioned, the real estate prices in Northeast Tennessee have skyrocketed over the past several years.

TN is a very attractive state due to its zero state income tax, beautiful mountain and valley geography, and temperate 4 season climate. It attracts retirees who moved TO Florida, but now moving away due to the crowds, insane growth and lack of geographical diversity down there. TN also attracts typical retirees from here in the Northeast, midwest and far west (like California). Plus, a lot of folks move to TN looking for a more conservative lifestyle.

All of these factors, plus a very friendly business climate, has caused Tennessee to surge in population the last decade+, and become one of the fastest growing states in the country. As-a-result, real estate is now becoming expensive in many areas.

For example, as recently as 2014 or 2015, you could purchase a 3 bedroom, 2 bath brick ranch style home with a basement and good sized piece of property in the Rogersville area, for $130, 140, 150k (maybe much less, depending)

In 2024, you might be able to get the same house, 3 bedroom, 2 bath brick ranch, for $230-275k or so.

Prices have gone up dramatically.

My mother has her house in Kingsport, and it is now assessed at just under 280k, bought 15 years ago for just over 100,000! This is very common in the tri-cities region.

If you are in need of a job, a larger area like Kingsport or Johnson City would be best to have access to. Although there are manufacturing plants in and around Rogersville, Surgoinsville and Church Hill, that could be an option. But wages are not going to be very high, overall.

[jabogitlu]

Originally Posted by Chieffan1

Someone recommended the area and we just want a small town. We use to live in TN but not familiar with Rogersville

Rogersville is likely to stay a relatively small town (undiscovered) at least for the next 10-15 years, since it's removed from the main transit corridors and has pretty much no logical connection to Knoxville or other big growth centers. If that's what you're trying to hit, you probably picked a decent town.

[Page2]

Originally Posted by jabogitlu

Rogersville is likely to stay a relatively small town (undiscovered) at least for the next 10-15 years, since it's removed from the main transit corridors and has pretty much no logical connection to Knoxville or other big growth centers. If that's what you're trying to hit, you probably picked a decent town.

You might want to check out the Rogersville Review. It's a small paper but has done quite a bit on housing, growth etc. Although the numbers are not a high as they are in the region's two largest metro areas, the population growth rate in Rogersville is high. The IRS migration report also show that new residents have a much higher income on the tax returns than those who left. The 11 W corridor from Mt. Carmel to Rogersville continues to attract relocation. The Census also offers some good information on where residents of that community commute to work. Most go to Kingsport, but there is disbursement to other areas. It's not likely to see a surge of growth due to the lack of infrastructure; however, it is targeted for continued growth.

[jabogitlu]

Yes, if you want a negative growth town, probably best to head to West Tennessee or further south in the Mississippi Delta.