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Let's Talk Chattanooga Real Estate

Blake Watson

Listening to this podcast will make you smarter, save you money, help you make more informed decisions about your home, and help you through the home selling or buying process. You’ll be armed with knowledge about the Chattanooga real estate market, and you’ll be able to move forward in any real estate transaction with more confidence.
If you own real estate in the Chattanooga Tennessee area, or want to own real estate here, then this podcast is for you.
Your host, Blake Watson, is a licensed real estate agent in Tennessee and Georgia with Epique Realty.
Blake is also a real estate investor in Chattanooga Tennessee and Northwest Georgia.
This podcast is about buying and selling homes in the Chattanooga area. Through expert interviews and real-life experience, we’ll be covering all the details you need to find and purchase your next home, resources and tips for your home maintenance and home improvements, and best practices, tips and advice for selling your home. We’ll keep you informed on real estate market trends and real estate developments in the Chattanooga area.
We’ll also discuss real estate investing: buying houses and land for rental income, Airbnb, or fix and flip – all with a focus on investing in Chattanooga and Northwest Georgia.
Blake Watson is a Realtor with Epique Realty, and can be reached at (423) 315-1815.
You can find Blake on Facebook and Linkedin as Blake Watson, and on Instagram as rocknrollblake. Show notes are at www.realestatebyblake.com and past episodes can be found at www.chattanoogarealestatepodcast.com

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S1 · E84
August 3 · 21 min
Up to $21,000 for First Time Homebuyers! Chattanooga’s New Down Payment Assistance Program Explained
In this episode of Let’s Talk Chattanooga Real Estate, Blake Watson talks with Don Oakes of Highlands Residential Mortgage about a new City of Chattanooga down payment assistance program designed to help qualified first-time homebuyers overcome one of the biggest obstacles to purchasing a home: the upfront cash needed for the down payment and closing costs. The Chattanooga program works alongside financing through the Tennessee Housing Development Agency, commonly known as THDA. Depending on the buyer’s qualifications and loan structure, the combined programs may provide enough assistance to cover most of the down payment and closing costs. Blake and Don discuss how the program works, the assistance that may be available, income and credit requirements, the $400,000 purchase-price limit, and the requirement that the property be located within Chattanooga’s city limits. They also explain that “first-time homebuyer” generally includes someone who has not owned a home during the previous three years. The conversation also covers the required homebuyer education course, home inspection, minimum buyer investment, employment history, and how deferred assistance is handled when the home is eventually sold. Don also briefly discusses THDA’s special options for qualifying first responders and teachers, along with USDA Rural Development and Georgia Dream programs for buyers considering homes outside Chattanooga. Program requirements, assistance amounts, income limits, and interest rates can change. Be sure to contact a qualified lender to confirm current terms and determine whether you are eligible. To speak with Don Oakes at Highlands Residential Mortgage, call 423-624-0448 or visit HighlandsMortgage.com. If you are ready to begin searching for a home in Chattanooga, Northwest Georgia, or the surrounding area, contact Blake Watson, a Realtor with Epique Realty at 423-315-1815 or visit AtHomeChattanooga.com. Blake is licensed in Tennessee and Georgia. You can find him on Facebook or LinkedIn as BlakeWatson, Instagram as @rocknrollblake, and YouTube @realestatebyblake Epique Realty: 888-893-3537.
S1 · E83
July 15 · 15 min
4,120 Homes For Sale in Chattanooga: Mid-Year Market Update and What to Expect For the Rest of 2026
We're just over halfway through 2026, so this week, host Blake Watson of Epique Realty breaks down the data from the first half of the year to see where the Chattanooga real estate market really stands, and what to expect for the rest of the year. In this episode, Blake looks at the latest numbers pulled from the Chattanooga MLS, operated by the Greater Chattanooga Realtors, comparing June 2026 to June 2025 and the first half of 2026 to the first half of 2025. Topics covered: Why real estate doesn't behave like the stock market, and what the 2007 to 2010 housing crisis really tells us about long term home values, including how the VW plant announcement helped soften that downturn locally Inventory update: total listings jumped from 3,334 in June 2025 to 4,120 in June 2026, a 23.6 percent increase year over year, the highest inventory level in more than 10 years What rising inventory means if you are buying: more homes to choose from and more time to decide What rising inventory means if you are selling: the importance of pricing your home correctly and presenting it well Median sale price update: up from 347,000 dollars in June 2025 to 355,000 dollars in June 2026, a 2.25 percent increase that tracks close to the national inflation rate Sales activity: just over 1,000 homes sold in June 2026 versus 978 in June 2025, a 3.6 percent increase. For the first half of the year, sales rose about 5.5 percent, from 5,024 homes in the first half of 2025 to 5,300 in the first half of 2026 Why Chattanooga has shifted from a seller's market to a balanced market, and what months of inventory tells us about that Average days on market: up slightly from 54 days in June 2025 to 57 days in June 2026 Interest rate trends in 2026, including the dip below 6 percent early in the year and the increase tied to the war with Iran, plus rising oil and fertilizer prices Blake's prediction for the rest of 2026: interest rates holding around 6.5 percent, home sales up roughly 5 percent year over year, and prices remaining steady to slightly higher Whether you are thinking about buying, selling, or just want to understand what is happening in the local market, this episode gives you a clear, data driven look at the Chattanooga real estate market at the midyear mark and where things are headed. Contact Blake Watson Phone or text: 423-315-1815 Instagram: @rocknrollblake Facebook and LinkedIn: Blake Watson Website: athomeChattanooga.com Epique Realty office: 888-893-3537 Licensed realtor in Tennessee and Georgia
S1 · E82
June 19 · 24 min
An Estate Sale Worthy of A Plane Ticket? Even Better! It's Robins Nest Estate Sales in Chattanooga
In this episode, host Blake Watson of Epique Realty sits down with Robin Leach, owner of Robin's Nest Estate Sales, for a warm and candid conversation about a business that does much more than sell household contents. Robin shares how estate sales help families close one chapter of life while opening a new one for buyers, and why the heart behind the work is what has kept her thriving in Chattanooga for 13 years. What You Will Learn in This Episode What an estate sale actually is and who it serves: Robin explains that estate sales are not just for families dealing with the loss of a loved one. They also serve people who are downsizing, moving to assisted living, transitioning to a condo, or businesses looking to move inventory. The common thread is helping people close a chapter with dignity and care. How Robin got started: What began as a spontaneous stop between youth soccer games turned into a career that found her. After working for another Chattanooga estate sale company for three years, a friend handed her the keys to her aunt's home and asked her to take care of a sale. That moment gave birth to Robin's Nest Estate Sales 13 years ago. What sellers can expect: Robin and her team go into a home after the family has removed what they want to keep. From there, the team empties every cabinet, drawer, and closet, cleans and polishes furniture, and stages the home like a store so that buyers and the family alike can feel good about how things are presented. Robin's company takes a percentage of the sale and covers all associated costs including advertising, labor, and hauling, so families receive a check without worrying about fees. A separate crew can also empty whatever remains after the sale so the home is ready for its next stage. What shoppers can expect: Robin's Nest typically draws lines of 100 to 400 people at opening. Sales generally run three days with full price on the first day, 30 percent off on the second, and 50 percent off on the third. Robin emphasizes that her team is known for fair pricing, great customer service, and a fun atmosphere where regulars get to know each other. Shoppers who prefer to avoid crowds are welcome to come later in the day. The social media strategy that reaches buyers across the country: Robin works Facebook, Instagram, and TikTok actively, teasing items with live videos ahead of each sale. Her reach has drawn buyers from Mississippi who drove through the night, a shopper who flew in from Pennsylvania, and a bride who postponed a wedding dress fitting in New York City to secure a Lenox canister set. A remarkable story from a recent sale: While working an estate in Ooltewah, Robin discovered she had been corresponding with Debbie McKee Fowler of the McKee Bakery family, makers of Little Debbie snack cakes, without realizing who she was. The moment Robin recognized the signature on a Little Debbie doll in the home moved her entire team to tears. Robin's philosophy on working with families: Robin describes herself as transparent and approachable from the very first phone call. She is honest about what will and will not sell, treats every family's belongings with respect regardless of monetary value, and stays focused on the mission of honoring the lives that were lived in each home. How to Connect with Robin's Nest Estate Sales Phone: 423-443-7029 Facebook: Robin's Nest Estate Sales, Chattanooga Instagram: Robin's Nest Estate Sales, Chattanooga How to Connect with Blake Watson Phone: 423-315-1815 Epique Realty Office: 888-893-3537 Website: athomechattanooga.com Facebook and LinkedIn: Blake Watson Instagram: rocknrollblake Thank you for listening to Let's Talk Chattanooga Real Estate. Until next time, we wish you the best in your real estate journey.
S1 · E81
June 2 · 11 min
The 20 Year Story Behind Chattanooga's Housing Market: How Housing Demand Exploded
In this episode, host Blake Watson takes a detailed look back at two decades of growth in the Chattanooga housing market. How did prices get to where they are today? Was this boom sudden, or has it been building for years? Blake walks through the key economic turning points, migration trends, and supply and demand forces that have shaped the market we are living in right now. What you will hear in this episode: How Chattanooga navigated the 2007 and 2008 housing crash better than most markets, and why that matters. The game-changing impact of Volkswagen's decision to build its only US manufacturing plant in Chattanooga, announced in 2008 and operational by 2011. How employment growth throughout the 2010s outpaced national trends, according to research from UTC, the University of Tennessee at Chattanooga. Why Chattanooga's citywide gig-speed internet, launched in 2010, generated billions in economic impact and put the city on the national map. The structural housing shortage that developed as household growth outpaced housing unit construction throughout the mid-2010s into the early 2020s. How the COVID-19 pandemic and the rise of remote work turned Chattanooga into a migration destination, with the metro area growing at more than twice the national population growth rate between 2020 and 2025. Why demand spilled outward into surrounding areas like Catoosa and Walker counties in Georgia and Bradley County in Tennessee as prices rose in Hamilton County. What accessory dwelling units, or ADUs, are and how the City of Chattanooga has introduced them as one tool to address the housing shortage. Where the market stands today, with inventory improving, homes taking longer to sell, and the region still on track to surpass 600,000 people by 2026. What all of this means for buyers, sellers, and anyone watching the market from the sidelines. If you have questions about buying, selling, or figuring out your next move in the Chattanooga area, reach out to Blake Watson directly. Blake is a real estate agent in Tennessee and Georgia. Phone: 423-315-1815 Website: athomechattanooga.com Facebook and LinkedIn: Blake Watson Instagram: @rocknrollblake Brokerage: Epique Realty, 888-893-3537 If this episode helped you understand what is happening in our market, share it with someone who needs to hear it.
S1 · E80
May 13 · 14 min
Chattanooga’s Real Estate Micro Markets: Where Prices are Rising and Where They are Slipping
In this episode of Let's Talk Chattanooga Real Estate, Blake Watson breaks down the latest Chattanooga MLS data from April 2026 and explains what is really happening in the local housing market this spring. The Chattanooga market is shifting away from the fast-paced seller frenzy of the past few years and moving into a more balanced market. Inventory is rising across much of the region, homes are taking longer to sell, and price growth has slowed to a more normal pace. But despite these changes, the market is not crashing. One of the biggest themes in this episode is that not all of Chattanooga is the same market anymore. Different neighborhoods and zip codes are performing very differently depending on inventory levels, buyer demand, and pricing trends. Blake takes a closer look at several local areas including Hixson, East Brainerd, Southside Chattanooga, Ooltewah, East Ridge, Highland Park, Orchard Knob, Catoosa County, and Walker County. Some areas are still showing strong seller market conditions while others are becoming more favorable for buyers. You will learn: How rising inventory is affecting Chattanooga home prices Why some neighborhoods are still seeing strong appreciation Which areas are shifting toward buyer-friendly conditions What absorption rate and days on market tell us about the market How sellers should position their homes in today’s market Why buyers may have more negotiating power in certain areas Why Chattanooga is now a collection of micro markets instead of one single market Whether you are thinking about buying, selling, investing, or simply staying informed, this episode provides valuable insight into the current state of Chattanooga real estate in Spring 2026. For questions about your neighborhood or your real estate goals, contact Blake Watson with Epique Realty at 423-315-1815, or office 888-893-3537. Visit AtHomeChattanooga.com Follow Blake Watson on Facebook and LinkedIn as Blake Watson, and Instagram @rocknrollblake
S1 · E79
April 28 · 17 min
Why Homeowners Insurance Keeps Going Up and What You Can Do About It
Episode Description Homeowners insurance costs have been rising fast, and many homeowners are feeling the pressure. In this episode, Blake Watson breaks down why premiums have increased so dramatically and what homeowners in the Chattanooga and Northwest Georgia area can do to manage and potentially reduce those costs. From understanding rebuild values to avoiding costly coverage mistakes, this episode offers practical strategies to protect your home and your finances. What You’ll Learn in This Episode Why homeowners insurance premiums have increased by nearly 70 percent in recent years How rising construction costs directly impact your insurance rates The role of severe weather and national risk trends in local premiums What reinsurance is and why it affects what you pay How stricter underwriting is changing the way homes are insured Key Strategies to Save Money Review and shop your insurance policy every year Compare bundled vs separate home and auto policies Evaluate whether raising your deductible makes financial sense Work with your insurance agent to adjust coverage and structure Smart Homeowner Upgrades That May Lower Risk Installing a new or more durable roof Adding monitored security systems Upgrading windows, doors, and electrical systems Improving drainage and storm resilience around your property Common Mistakes to Avoid Letting your policy auto renew without review Switching from replacement cost to actual cash value coverage Underinsuring your home based on market value instead of rebuild cost Overlooking exclusions like sewer backup or flood damage Important Coverage Insights Replacement cost coverage helps fully restore your home after a loss Actual cash value policies may leave you paying large out of pocket costs Flood insurance may be worth considering even outside high-risk zones Wind and hail deductibles may differ from your standard deductible Local Perspective This episode highlights real examples from the Chattanooga area, including storm damage, flooding, and insurance challenges homeowners have faced in recent years. Bottom Line Homeowners insurance is no longer a set it and forget it expense. Active management, regular reviews, and informed decisions are essential to controlling costs and avoiding major financial setbacks. Connect with Blake Watson from Epique Realty Call or text (423) 315-1815 Visit athomechattanooga.com Follow on Facebook and LinkedIn as Blake Watson Instagram: @rocknrollblake Office phone (888) 893-3537 Podcast Let’s Talk Chattanooga Real Estate Hosted by Blake Watson, Epique Realty
S1 · E78
March 20 · 14 min
They Offered Me Cash for My House in Chattanooga. Should I Take It?
Selling Your House for Cash or Retail: What Every Chattanooga Homeowner Should Know If you have owned a home in the Chattanooga area for any length of time, chances are you have received a postcard or letter promising a fast cash offer with no repairs and no hassle. But what does that actually mean, and is it the right move for you? In this episode, Blake Watson with Epique Realty breaks down the three main ways you can sell your home and helps you understand the real differences between them so you can make the best decision for your situation. Blake covers cash offer companies, also known as direct buyers or iBuyers, and explains how they work, what that initial offer really means, and why their offers typically come in below market value. He also explains how wholesalers operate and why their process is different from a direct cash buyer, even though their marketing can look very similar. And he walks through what a traditional retail sale through the MLS looks like, including the advantages of broader market exposure and what it takes to get your home ready. You will also learn how to think through which option fits your property and your priorities. Whether you are dealing with a home that needs significant repairs, a major life transition, or you simply want to maximize your sale price, this episode helps you understand the trade-offs clearly before making one of the biggest financial decisions of your life. Blake also explains how he works with sellers to explore multiple options side by side, including running a cash offer and a retail listing at the same time so you can compare real numbers and make an informed choice. Topics covered in this episode include how cash offer companies gather information on your home, what wholesalers actually do and how their profit structure works, why homes listed on the MLS tend to attract more competition and higher offers, what situations favor a cash sale versus a retail listing, and how to avoid making a rushed decision when the postcards and letters start arriving. To reach Blake Watson with Epique Realty, call or text 423-315-1815. Find him on Facebook and LinkedIn as Blake Watson and on Instagram: @rocknrollblake. You can also visit www.athomechattanooga.com or call the brokerage office at 888-893-3537. Let's Talk Chattanooga Real Estate covers home buying, home selling, home improvement tips, market trends, and investing in real estate. If you own or want to own real estate in the Chattanooga, Tennessee area, this podcast is for you.
S1 · E77
March 10 · 14 min
You Inherited a House. Now What? The Chattanooga Guide to Inherited Real Estate
In this episode, Blake Watson breaks down what really happens when you inherit real estate, with a focus on Tennessee and Georgia. Whether you are dealing with the process right now or just want to be prepared, this episode walks you through the legal, financial, and practical steps involved. Topics Covered: What probate is and why it matters for inherited property Probate is the court-supervised process that validates a will, confirms a death, and formally transfers ownership of real estate to heirs. In most cases in Tennessee and Georgia, if the property was solely in the deceased persons name and not held in a trust, probate is required before any action can be taken. What happens when there is no will Dying without a will is called dying intestate. State law determines who inherits, and a court-appointed executor manages the estate. Heirs generally cannot sell the property until probate is complete or the court grants authority to do so. The tax picture for heirs in Tennessee and Georgia Neither Tennessee nor Georgia has a state inheritance tax or a state estate tax. Federal estate tax only applies to estates exceeding very high exemption thresholds, currently 15 million dollars per individual in 2026, or 30 million dollars for a married couple with proper tax planning. Most heirs will not owe any estate tax at all. Stepped-up basis and capital gains tax When you inherit real estate, your tax basis is stepped up to the fair market value of the property as of the date of the owner’s death, not what the original owner paid for it. This can significantly reduce or eliminate capital gains tax if you sell the property shortly after inheriting it. If the inherited property was a rental, the depreciation clock also resets to zero. Holding costs and ongoing responsibilities Property taxes, homeowners insurance, utilities, mortgage payments and basic maintenance do not stop during probate. These costs need to be kept current to avoid penalties or liens. Vacant properties may also carry higher insurance premiums and increased risk of vandalism or damage. Deciding what to do with the property Heirs generally have three options: sell the property, keep it as a rental, or move in themselves. There is no legal deadline forcing an immediate sale after probate, and it is okay to take some time to decide as long as ongoing expenses are being handled. Selling sooner often simplifies things, especially when multiple heirs are involved. Selling inherited property Traditional listings on the MLS are a strong option for move-in ready homes. As-is cash sales to investors can be a better fit when repairs, cleanouts, or time constraints are a concern. All heirs typically must agree to or authorize the sale, and disagreements among heirs are one of the most common challenges in these situations. Common pitfalls to watch out for Probate delays, unresolved liens, unpaid mortgages, back taxes, title issues, boundary disputes, and unauthorized occupants can all complicate or delay a sale. These situations are more common than people expect. A note for property owners planning ahead If you own property and want to make things easier for your heirs, talk to them now about your wishes. Work with an estate planner and an attorney to reduce the chance of family conflict or legal disputes down the road. When to bring in professional help Inherited property involves law, taxes, and real estate. An estate attorney, a CPA, and a real estate agent experienced with inherited properties can each play an important role in helping you navigate the process efficiently and with less stress. Connect with Blake Watson, Realtor with Epique Realty and licensed in Tennessee and Georgia Phone: 423-315-1815 Website: athomechattanooga.com Facebook: Blake Watson LinkedIn: Blake Watson Instagram: @rocknrollblake Brokerage: Epique Realty, 888-893-3537 If you have inherited property in the Chattanooga area or northwest Georgia and have questions about what comes next, reach out to Blake directly. He is both a licensed agent and an investor, and can help you evaluate all of your options.
S1 · E76
January 15 · 17 min
Chattanooga Real Estate Forecast 2026: Blake's Bold Predictions
In this episode of Let’s Talk Chattanooga Real Estate, host Blake Watson breaks down the latest Chattanooga MLS data to explain where the local housing market has been and where it may be headed in 2026. Looking back at 2025 and comparing historical trends, Blake walks through inventory levels, days on market, sales activity, home prices, and mortgage interest rates. He also shares realistic expectations for buyers, sellers, and homeowners as the market continues to shift toward a more balanced environment. Key Topics Covered: An overview of Chattanooga real estate market conditions entering 2026 Residential inventory growth and what it means for buyers and sellers Year over year comparison of active listings from 2024 to 2025 Historical inventory context going back to pre-pandemic levels Average days on market trends and slowing sales pace Months of inventory and what defines a balanced market Annual home sales totals and whether demand is declining Median sales price trends and sustainable appreciation Why homeownership continues to matter for long term wealth Mortgage interest rate expectations for 2026 Why a housing price crash is unlikely in Chattanooga Predictions for inventory growth and buyer activity How to think about real estate decisions using local data instead of national headlines Market Highlights Mentioned: Active listings increased approximately 21 percent from 2024 to 2025 Inventory levels are similar to those last seen around 2016 Average days on market increased from roughly 51 to 65 days The market has shifted from a strong seller’s market to a balanced market Annual home sales declined slightly by about 1.7 percent Median home prices continue to rise at a sustainable pace Mortgage rates ended 2025 near 6 percent with expectations of stability Who This Episode Is For: Chattanooga Homeowners curious about their property value in 2026 Chattanooga Homebuyers wondering if they should wait or act this year Chattanooga Homesellers adjusting expectations in a more balanced market Anyone interested in Chattanooga and Northwest Georgia real estate trends About the host: Blake Watson is a real estate agent and investor licensed in Tennessee and Georgia with Epique Realty. Phone (423) 315-1815 Website athomechattanooga.com Facebook and LinkedIn Blake Watson Instagram @rocknrollblake Epique Realty office (888) 893-3537
S1 · E75
Dec 31, 2025 · 13 min
Top Home Improvements With the Highest ROI in 2026
As we head into 2026, many homeowners are asking the same question: Which home improvements actually pay off? In this episode of Let’s Talk Chattanooga Real Estate, host Blake Watson breaks down the home upgrades that deliver the highest return on investment, based on the latest cost versus value data and real-world trends in the Chattanooga and North Georgia market. From curb appeal and kitchens to energy efficiency and long-term strategy, this episode helps homeowners avoid overspending on projects that do not move the needle and focus on upgrades that truly add value. Whether you are planning to sell soon or stay in your home for years to come, this episode provides practical, data-backed guidance to help you make smarter improvement decisions. Topics Covered in This Episode Why not all home renovations deliver a strong return on investment The importance of curb appeal and first impressions for buyers and appraisers Entry door and garage door replacements and their impact on home value Low-cost landscaping improvements that boost perceived value Minor kitchen remodels versus full renovations and why smaller updates win Bathroom refreshes that improve buyer appeal without overspending When adding a half bath makes financial sense Energy efficiency upgrades that provide comfort, savings, and resale value Attic insulation, window upgrades, and HVAC considerations in the Southeast How to prioritize upgrades if you plan to sell soon versus staying long-term Common renovation mistakes homeowners make before selling Key Takeaways Smaller, high-impact upgrades often outperform major renovations when it comes to return on investment. Strategic improvements like exterior updates, insulation, cosmetic kitchen and bath upgrades, and basic maintenance can increase value, improve comfort, and reduce negotiation issues during a sale. About the Host Blake Watson is a real estate agent and investor licensed in Tennessee and Georgia with Epique Realty. He specializes in helping homeowners make smart decisions that balance lifestyle, market value, and long-term financial outcomes in the Chattanooga and North Georgia area. Get in Touch with Blake Watson: Phone or Text: 423-315-1815 Website: athomeChattanooga.com Facebook and LinkedIn: Blake Watson Instagram: @rocknrollBlake Epique Realty Office Phone: 888-893-3537 Podcast: Let’s Talk Chattanooga Real Estate Covering home buying, selling, investing, market trends, and smart homeownership strategies in the Chattanooga area.
S1 · E74
Dec 23, 2025 · 12 min
Chattanooga Makes The List of Top 20 Cities Americans Are Moving To in 2025.
Discover why Chattanooga has become one of America's top cities to move to in 2025. Host Blake Watson breaks down the latest migration data and explains who's moving to Chattanooga, where they're coming from, and what this means for the local real estate market. This episode analyzes current 2024-2025 data from the PODS Moving Trends Report and county-level migration estimates to reveal the forces driving Chattanooga's continued growth. Key Topics Covered Chattanooga's Rising National Profile - Chattanooga makes the top 20 U.S. cities list for move-in destinations in 2025 - Tennessee places four cities on the national rankings: Chattanooga, Knoxville, Nashville, and Johnson City - Two-thirds of all long-distance moves in 2025 ended up in Sunbelt states Migration Numbers - Hamilton County added roughly 3,000 net new residents from domestic migration in 2024 - Total newcomers exceeded 4,500 when including international migration - Migration creates ongoing housing demand despite higher interest rates Where New Residents Are Coming From - Georgia remains the number one source, especially from the Atlanta metro area - California accounts for seven of the top 20 move-out cities nationally - Florida's migration patterns have shifted, with residents reassessing due to rising insurance costs, housing prices up 60% since 2020, and increased hurricane risk - North Carolina and South Carolina continue to be major move-in destinations Cities People Are Leaving - Los Angeles and Northern California lead the exodus - South Florida, Long Island, San Diego, and Chicago also see significant outmigration - High housing costs, taxes, congestion, and natural disaster risks are primary drivers - Equity from expensive markets impacts buying power in Chattanooga Chattanooga Retention Rates - Roughly three-quarters of young adults stay in or near the Chattanooga area long-term - Represents a significant shift from 20th century patterns when young people regularly left - Those who do leave typically relocate within Tennessee or Georgia Market Implications - Housing demand remains resilient despite higher interest rates - Chattanooga competes directly with other mid-sized southeastern markets like Raleigh, Charlotte, Greenville, and Spartanburg - Migration supports long-term property values and explains ongoing competition for homes Mortgage Rate Context - Early 2025 rates hovered around 7% - Current rates are just above 6% - Higher rates often accelerate moves away from expensive markets where affordability is already stretched Referenced Episode Let’s Talk Chattanooga Real Estate Episode 45 - November 26, 2024: Interview with Darik Dawes of Dawes Hospitality Group discussing tourism's impact on Chattanooga housing and the theme, "It all starts with a visit." Contact Information Host: Blake Watson, Epique Realty. Blake is licensed in Tennessee and Georgia. Text or Phone: 423-315-1811 Website: athomechattanooga.com Epique Realty office: 888-893-3537 Social Media: - Facebook: Blake Watson - LinkedIn: Blake Watson - Instagram: @rocknrollblake About the Podcast Let's Talk Chattanooga Real Estate covers home buying, home selling, home improvement tips and ideas, market trends and developments, and investing in real estate in the Chattanooga, Tennessee area.
S1 · E73
Dec 8, 2025 · 17 min
Chattanooga Sales Slow, Inventory Up, Neighborhood Shifts: Market Changes in Chattanooga
In this episode, Blake Watson breaks down the latest MLS market data for Chattanooga Tennessee from November 2025 and compares it with November 2024. Inventory is rising, sales are shifting, and different neighborhoods are performing very differently. Whether you are buying, selling, or planning for 2026, this is an episode you will want to hear. Key Market Highlights: MLS-Wide Overview Inventory up 21 percent, reaching the highest level since 2016 Closed sales down 19 percent (785 to 636) Median price nearly flat ($337,000 to $340,000) Average days on market now 52 days Market trending toward a more balanced and cooling environment City of Chattanooga Inventory up 24 percent Sales down 12 percent Prices up 8 percent ($340,000 to $367,750) Days on market increased from 39 to 49 days Strong pricing power close to the urban core ZIP Code Spotlights 37421 – East Brainerd Inventory up 92 percent (147 to 282) Sales up 30 percent Median price up 13 percent ($362,500 to $411,195) Absorption rate at 5.65 months, indicating a balanced market Significant influence from new construction activity 37363 – Ooltewah Inventory up 19 percent Sales down 47 percent (76 to 40) Prices down 5.5 percent Days on market improved from 54 to 44 Market split between well-priced homes selling quickly and overpriced homes sitting 37343 – Hixson Inventory up 55 percent Sales nearly flat year over year Prices down 11 percent Fast-moving segment with an average of 33 days on market Georgia Counties Catoosa County Inventory up 7 percent Sales down 17.5 percent Median price slightly higher with a 1.2 percent increase Absorption rate approximately 3.5 months Consistent and steady pricing environment Walker County Inventory up 15.5 percent Sales down 30.5 percent Prices down nearly 5 percent Absorption rate at 4 months, indicating a balanced market Big Takeaways Heading Into 2026 Inventory is significantly higher, giving buyers more options Rising days on market means sellers should expect longer selling timelines Price trends vary widely by area, emphasizing the importance of local neighborhood data The overall market is balanced, offering stability to both buyers and sellers Mortgage rates are holding in the low six percent range and may gradually decline in 2026 Blake Watson is an agent with Epique Realty and is licensed in Tennessee and Georgia. Contact Blake by phone or text 423-315-1815 Website: athomechattanooga.com Instagram: @rocknrollblake Facebook and LinkedIn: Blake Watson Brokerage: Epique Realty, 888-893-3537
S1 · E72
Nov 19, 2025 · 15 min
Starter Home, Not Dream Home: How Renters Can Become Owners in Chattanooga
Feeling like you’ve missed your chance to buy your first home? You’re not alone—and you’re not behind. In this episode, Blake Watson of Epique Realty breaks down the real reasons why so many people in their 30s and 40s are still renting in the Chattanooga and Northwest Georgia area, and what you can do to take your first step into homeownership. He talks about how rising prices, debt burdens, and outdated beliefs about down payments are creating roadblocks for first-time buyers, and how to overcome them. Whether you’re dreaming of North Shore or just want a clean starter in Red Bank or East Ridge, this episode will reset your mindset and give you practical strategies for making 2026 your year to buy. What You’ll Learn: Why the average age of first-time buyers has shifted to 40 Chattanooga area price increases: $230K in 2020 to $330K in 2025 The importance of the “stepping stone” mindset vs. dream-home expectations How to identify hidden value in overlooked neighborhoods Why your debt-to-income ratio matters more than your income How car loans and credit cards could be killing your mortgage potential Tips for reducing your debt and improving affordability The truth about down payments, and why 20% is a myth Programs and strategies to bridge the gap between savings and what you need Locations mentioned for First-Time Buyers: East Ridge, Red Bank, Highland Park, Brainerd, Hixson, Chickamauga, Fort Oglethorpe, Ringgold, Lafayette Who This Episode Is For: Renters in the Chattanooga area feeling left behind Buyers frustrated by prices and debt Anyone believing they need 20% down to buy Host: Blake Watson is a Realtor and real estate investor based in Chattanooga, TN, and Northwest Georgia. He’s passionate about helping everyday people make smart real estate decisions. Find Blake on LinkedIn and Facebook as Blake Watson, and on Instagram @rocknrollblake. His website is athomechattanooga.com The Epique Realty office phone is 888.893.3537.
S1 · E71
Nov 5, 2025 · 7 min
Chattanooga's Free Home Energy Checkup From EPB: Get Extra Perks While Cutting Your Bill
In this episode of Let's Talk Chattanooga Real Estate, host Blake Watson is joined by Nate Thomasson, an Energy Pro from EPB, to talk about a smart, simple way for local homeowners to lower their energy bills. Nate breaks down how EPB’s free Home Energy Checkup works, what the visit includes, and how it can lead to long-term savings. You’ll also learn about the limited-time energy savings kit available for customers who complete a checkup, and how EPB is making it even easier to identify energy issues in your home. Plus, get the details on EPB’s Jingle Jam contest, where local artists compete to create a new energy-themed jingle—and how you can vote to win prizes. This episode is a must-listen for any EPB customer in the Chattanooga area looking to improve their home’s efficiency and keep more money in their pocket. What You’ll Learn in This Episode: What EPB’s Home Energy Checkup includes How long a typical visit takes The most common energy issues found in local homes How EPB rebates and trusted contractors can help with upgrades What’s included in the free energy savings kit How to vote in the EPB Jingle Jam and enter weekly prize drawings Resources: Schedule your checkup or learn more: EPB.com Call EPB at 423-648-1EPB (372) Follow Blake Watson on Instagram: @rockandrollblake Connect on Facebook and LinkedIn: Blake Watson Website: athomechattanooga.com About the Host: Blake Watson is a licensed real estate agent with Epique Realty serving Chattanooga Tennessee and Northwest Georgia. For real estate advice, local insights, or help buying and selling, reach out to Blake at (423) 315-1815.
S1 · E70
Oct 29, 2025 · 18 min
Land Loans, Barndominiums, Construction Loans and More: We Break It Down with TVFCU
In this episode of Let's Talk Chattanooga Real Estate, host Blake Watson sits down with Andy Woodman, Director of Mortgage Lending, and Cynthia Blackwell, Mortgage Marketing Specialist from Tennessee Valley Federal Credit Union (TVFCU), to explore unique lending opportunities available in the Chattanooga and North Georgia region. From land loans and construction to perm financing, to low down payment mortgage options and creative pathways to credit union membership, Andy and Cynthia break down how TVFCU is reshaping the real estate lending landscape—offering flexible solutions and local decision-making. If you are a land buyer, builder, or you dream of a custom built home, barndominium, or manufactured home, this episode is packed with insider knowledge, practical advice, and insight for buying your next property. Host: Blake Watson, Realtor with Epic Realty Guests: Andy Woodman, Director of Mortgage Lending, TVFCU Cynthia Blackwell, Mortgage Marketing Specialist, TVFCU What You Will Learn: How TVFCU became a top real estate lender across 17 counties How land loans at up to 95 percent loan-to-value work, even on large acreage An overview of construction-perm loans with one-time closing Flexible mortgage options, including 100 percent financing for qualified members How out-of-state buyers can become TVFCU members Advantages of borrowing through a federally chartered credit union Resources and Contact Information: Tennessee Valley Federal Credit Union Website: www.tvfcu.com Phone: 423-634-3600 Service area: 17 counties in Southeast Tennessee and Northwest Georgia Blake Watson, Host and Realtor Phone: 423-315-1815 Licensed in Tennessee and Georgia Facebook and LinkedIn: Blake Watson Instagram: @rocknrollblake Website: athomechattanooga.com Epique Realty Office 888-893-3537
S1 · E69
Oct 22, 2025 · 21 min
Power in First Impressions: The Art of Home Staging from a Chattanooga Pro
Selling your home? This episode is packed with practical insights that can help you present your house in the best light and make it attractive to buyers. Blake Watson sits down with Emily Wattenbarger of Epique Realty to talk about the often overlooked—but critically important—role of home staging in the selling process. As both a real estate professional and experienced stager, Emily shares expert advice on how to make any property feel more welcoming, valuable, and market-ready. In this episode, you’ll learn: What home staging really is and how it works Why staging matters more than ever in today’s real estate market Smart staging techniques that don’t require a huge budget How a home seller can benefit from an unbiased professional review of their home Whether you're a first-time seller or a seasoned investor, this conversation will help you think differently about how to present your home—and maximize your return. Learn why great staging isn't just about style—it's about strategy. Emily Wattenbarger can be reached on Facebook and by phone at (423) 599-3933. Show host, Blake Watson with Epique Realty, can be reached on Facebook and LinkedIn as Blake Watson, and on Instagram @rocknrollblake. Blake's website is athomechattanooga.com and his phone is (423) 315-1815. The Epique Realty office phone is (888) 893-3537.
S1 · E68
Oct 13, 2025 · 14 min
Fall in the Market: Why October is the Underrated Month for Smart Homebuyers
Is now a good time to buy a home in Chattanooga, or should you wait until spring? In this episode, Blake Watson breaks down why October might be one of the most overlooked, yet strategic, months to make your move. You’ll learn: What current home prices and trends tell us How much competition buyers are really facing this fall Where mortgage rates are headed and how they affect affordability What inventory looks like across Chattanooga How down payment assistance programs could make buying now easier What you risk losing if you wait 6 to 12 months If you’re a first-time homebuyer or thinking about entering the market before the end of 2025, this episode will help you make an informed, confident decision. Mentioned in this episode: THDA Great Choice and Great Choice Plus Chattanooga Neighborhood Enterprise down payment assistance Georgia Dream Program Local market stats from Chattanooga MLS (as of September 2025) Mortgage rate updates from Freddie Mac The show host is Blake Watson, a real estate agent in Chattanooga, TN and Northwest Georgia with Epique Realty. Connect with Blake Watson: Website: www.athomechattanooga.com Call or Text: 423-315-1815 Facebook: Blake Watson LinkedIn: Blake Watson Instagram: @rocknrollblake Brokerage: Epique Realty | 888-893-3537 If you found this episode helpful, follow the show and share it with someone who's thinking about buying a home in the next year.
S1 · E67
Sep 18, 2025 · 11 min
Over 3,500 Homes & Counting: Chattanooga's Biggest Housing Inventory in a Decade
Chattanooga’s real estate market has officially entered a new era. In this episode, Blake Watson of Epique Realty breaks down the biggest shift we’ve seen in nearly a decade: a dramatic increase in housing inventory, rising days on market, and cooling prices. Whether you're buying your first home or preparing to sell, this episode explains why the old rules no longer apply—and what you need to do to win in this balanced (and possibly tipping) market. This episode covers: Why inventory has jumped over 250% since 2022 How rising mortgage rates are reshaping buyer strategy What sellers must do to stand out in a crowded market Price trends, buyer leverage, and realistic expectations for both sides of a home sale If you want real numbers, real talk, and real guidance for navigating this shifting Chattanooga real estate market, this episode is a must-listen. Blake Watson is a Realtor in the Chattanooga Tennessee and Northwest Georgia area. You can find him on LinkedIn and Facebook as Blake Watson, and on Instagram @rocknrollblake. His website is athomechattanooga.com. Contact Blake at (423) 315-1815 or the Epique Realty office phone (888) 893-3537.
S1 · E66
Aug 27, 2025 · 12 min
The First 4 Steps to Selling Your Chattanooga Home (For Maximum Profit)
Selling a home can feel overwhelming, but with the right plan, it becomes a clear and manageable process. In this episode of Let's Talk Chattanooga Real Estate, Realtor Blake Watson walks you through the first four essential steps every homeowner should take to successfully sell their home. You will learn how to decide when and why to sell, prepare your house to impress buyers, set the right price, and market your home effectively. These strategies will not only help you avoid costly mistakes but also position you to attract more buyers and achieve the best possible return on your home sale. What You’ll Learn in This Episode Why your reason for selling shapes your strategy How to prepare your home for showings with decluttering, deep cleaning, and staging tips The importance of curb appeal and creating a great first impression How to set the right price using comps and market conditions in Chattanooga Marketing tactics that give your home maximum exposure, from professional photos to online listings and open houses Who This Episode Is For Whether you are relocating, upsizing, downsizing, or simply exploring your options, this episode is designed for homeowners in Chattanooga who want a step-by-step plan to sell with confidence. Connect with Blake If you are thinking about selling your home and want a personalized plan, reach out to Blake Watson, real estate agent with Epique Realty. Facebook and LinkedIn: Blake Watson Instagram: @rocknrollblake Website: athomechattanooga.com Phone or Text: (423) 315-1815 Epique Realty Office: (888) 893-3537
S1 · E65
Aug 6, 2025 · 13 min
Who Really Owns Chattanooga? The Rise of Rental Homes in the Scenic City
Chattanooga’s housing market is shifting. Nearly half the homes in the city are now rentals, with many owned by investors and out-of-state landlords. In this episode, we unpack the data behind rising absentee ownership, what it means for local buyers and renters, and how the trend compares across Hamilton, Walker, and Catoosa Counties. Whether you're buying, renting, or investing, here’s what you need to know about who really owns Chattanooga. Blake Watson, of Epique Realty, is the show host. Blake is a Chattanooga native and is both a homeowner and investor in the community. Connect with Blake on Facebook or LinkedIn as Blake Watson, or on Instagram @rocknrollblake. His website is athomechattanooga.com. He can be reached by phone at 423-315-1815 or 888-893-3537. Follow this podcast to catch future episodes and refer to previous episodes for plenty of insight and information into Chattanooga real estate.

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