Let's Talk Chattanooga Real Estate

Blake Watson
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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

  1. 1D AGO

    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.

    14 min

  2. JAN 15

    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

    18 min

  3. 12/31/2025

    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.

    13 min

  4. 12/23/2025

    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.

    13 min

  5. 12/08/2025

    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

    17 min

  6. 11/19/2025

    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.

    15 min

  7. 11/05/2025

    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.

    8 min

  8. 10/29/2025

    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

    19 min
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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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