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.

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

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.

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.

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

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.

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.

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.