Boone Tea

James Milner, CCIM and Jamie Sherar
  • 5.0 (1)
  • Business

Welcome to Boone Tea! Our goal is to take complex commercial real estate (CRE) topics and translate them into “why this matters to Boone residents and business owners.”

Episodes

  1. Oct 11 ·  Video

    Beyond the Hotel Room: Danielle Neibaur on Boone’s Hospitality Economy

    Hospitality in Boone is about much more than giving visitors a place to sleep. A memorable stay depends on the restaurants, shops, recreation, events, and community relationships that shape a visitor’s entire experience in the High Country. Danielle Neibaur, who manages The Horton Hotel and The Inn at Crestwood, joins James and Jamie to discuss her path into hospitality and the unique experiences independent hotels create. She also explores seasonality, hotel pricing, App State’s influence, workforce recruitment, and the challenge of supporting hospitality employees who cannot afford to live where they work. Danielle shares how the community came together to relocate a wedding during Hurricane Helene and why Boone’s collaborative spirit remains one of its greatest strengths. In this episode: How independent hotels create experiences rooted in their locationsWhy hotels depend on surrounding restaurants, businesses, and attractionsHow App State, seasonality and major events influence Boone’s hospitality economyThe workforce and housing challenges facing local tourism businessesWhat Hurricane Helene revealed about the High Country’s resilienceJoin the conversation: How can Boone support a strong tourism economy while also supporting the people and businesses that make the visitor experience possible? Follow Boone Tea for thoughtful conversations about the people, places, and decisions shaping Boone and the High Country. Help us broaden the conversation: share this episode and tell us what we should explore next. Links: Explore Boone

  2. Sep 27 ·  Video

    Boone Revisited: What's Changed and What Hasn't?

    Boone never stands still. Since the Boone Tea Podcast began, housing prices, downtown projects, university enrollment, tourism and development policies have continued to change while some of the community’s most difficult challenges remain unresolved. James and Jamie revisit several of the issues explored in earlier episodes and examine what has changed. They discuss housing affordability, the Howard Street revitalization project, the pressures facing downtown businesses, App State’s declining Boone-campus enrollment and the potential effects on student housing. They also explore development fees, October tourism, parking requirements, public transportation and the decisions shaping Boone’s future. In this episode: Why housing affordability remains one of Watauga County’s greatest challengesHow the Howard Street project is affecting downtown businessesWhat declining Boone-campus enrollment could mean for student housing and rentsHow development fees and changing parking requirements influence new projectsWhy fall tourism, local spending and transportation matter to Boone’s economyJoin the conversation: Which of Boone’s challenges has changed the most and where do you think the community is making meaningful progress? Follow Boone Tea for thoughtful conversations about the people, places, and decisions shaping Boone and the High Country. Help us broaden the conversation: share this episode and tell us what we should explore next. #ShareLocalThursday

  3. Sep 7 ·  Video

    Behind the Menu: The Business of Opening a Boone Restaurant

    Opening a cozy restaurant in Downtown Boone sounds simple: find the perfect space, create an inviting atmosphere, and start serving great food. But what happens between the initial idea and opening day? Jamie puts James on the spot with a fictional French restaurant called Le Watauga. Together, they walk through the realities of bringing the concept to life. From finding commercial space and negotiating a lease to funding the buildout, securing permits, hiring employees, and managing narrow restaurant margins. Along the way, they explore why second-generation restaurant space is so valuable, how parking affects both customers and employees, and what it takes for a local restaurant to succeed in the High Country. In this episode: How restaurant operators find and evaluate commercial spaceWhy second-generation restaurant space can dramatically reduce startup costsHow leases, tenant improvement allowances and buildout periods are structuredThe construction, equipment and permitting challenges behind opening a restaurantHow labor, narrow margins and parking affect restaurant success in Downtown Boone Join the conversation: What makes you return to a local restaurant? What new dining concept would you like to see in Boone? Follow Boone Tea for thoughtful conversations about the people, places, and decisions shaping Boone and the High Country. Help us broaden the conversation: share this episode and tell us what we should explore next.

  4. Aug 22 ·  Video

    Boone Drug: A Century of Care, Community and Change

    For more than a century, Boone Drug has adapted to enormous changes in healthcare while remaining committed to the relationships and values that earned the community’s trust. Corey Furman, President of Boone Drug, joins James and Jamie to share how the company grew from one downtown Boone pharmacy into a regional independent pharmacy organization serving communities throughout the High Country and beyond. Corey discusses the challenges facing independent pharmacies, the often-unseen influence of pharmacy benefit managers, and the essential role pharmacists play in rural healthcare. He also reflects on Boone Drug’s at-cost COVID testing program, the importance of treating every customer with dignity and respect, and why long-term community relationships matter more than short-term gains. In this episode: How Boone Drug has evolved since its founding in 1919Why relationships and personal service remain central to the companyThe pressures pharmacy benefit managers place on independent pharmacies and their customersHow local pharmacists expand access to healthcare in rural communitiesWhy Boone Drug views community involvement as part of its identityHow enduring values can guide a business through changing technology, services, and customer needs Join the conversation: What local business has earned your trust across generations and what has allowed that relationship to endure? Follow Boone Tea for thoughtful conversations about the people, places, and decisions shaping Boone and the High Country. Help us broaden the conversation: share this episode and tell us what we should explore next. Links: Boone Drug

  5. Aug 5 ·  Video

    App State and Boone: Economic Engine or Growing Pressure?

    Appalachian State University is one of Boone’s most important economic and cultural institutions, but its growth also affects housing, traffic, infrastructure, development and the cost of doing business throughout the community. James and Jamie examine how App State and Boone have grown together, how university activity influences the local population and economy, and which businesses and real estate sectors benefit most. They also explore the pressures associated with student housing, workforce needs and campus development and what a healthier partnership between the university and the Town of Boone could look like. In this episode: How App State influences Boone’s population and economyWhich businesses and real estate sectors benefit from university activityHow student housing, workforce needs and infrastructure affect the communityThe changing development relationship between App State and the TownWhat greater cooperation and shared planning could accomplish Join the conversation: Is App State’s growth creating more opportunity or more pressure for Boone and what should the university and Town of Boone address together? Follow Boone Tea for thoughtful conversations about the people, places, and decisions shaping Boone and the High Country. Help us broaden the conversation: share this episode and tell us what we should explore next. Links: App State FactsGuideAlong App Corrections: The App State reservoir is located off of Rainbow Trail, not Winkler's Creek. App State beach Michigan on September 1, 2007, so no not 25 years, but feels like it.

  6. Jul 12

    Summer in the High Country: Tourism, Recreation and Real Estate

    Summer brings visitors, events and outdoor activity to the High Country but its economic influence reaches far beyond hotels and restaurants. James and Jamie follow a visitor’s day from breakfast to bedtime to show how tourism supports businesses, properties and jobs throughout Boone. They explore how outdoor recreation affects business-location decisions, why seasonal demand creates both opportunity and risk, and how parking, labor and infrastructure influence the visitor experience. The episode closes with a look at how tourism and recreation may shape Boone’s commercial landscape in the years ahead. In this episode: How visitor spending moves through Boone’s local economyWhy outdoor recreation influences commercial locations and investmentThe opportunities created by indoor and year-round recreationHow seasonality, workforce availability, parking and congestion affect businessesWhat future tourism growth could mean for commercial real estate Join the conversation: Which summer activity, event or business best represents the High Country experience? Follow Boone Tea for thoughtful conversations about the people, places, and decisions shaping Boone and the High Country. Help us broaden the conversation: share this episode and tell us what we should explore next.

  7. Jul 3

    Car Washes, Hotels and What Boone Is Building Next

    Why does Boone keep getting certain types of development—and why do some highly requested businesses never appear? Jamie flips the script and puts James in the hot seat for a wide-ranging discussion about the market forces shaping Boone’s commercial landscape. They examine the cycles behind car washes and hotel development, the relationship between tourism and national brands, and the reasons some commercial locations experience frequent tenant turnover. The conversation also covers traffic, infrastructure, wages, childcare and practical advice for entrepreneurs evaluating a Boone location. In this episode: What drives clusters and cycles of car wash developmentWhy Boone continues to attract hotel investmentHow local businesses and national chains compete for space and customersWhy certain commercial properties experience repeated turnoverHow access, traffic and infrastructure constrain development Join the conversation: What type of commercial development does Boone need most and what location would serve it best? Follow Boone Tea for thoughtful conversations about the people, places, and decisions shaping Boone and the High Country. Help us broaden the conversation: share this episode and tell us what we should explore next.

  8. Jun 12

    What Healthy Growth Looks Like with David Jackson

    Boone is growing, but what should healthy growth look like for the people and businesses already here? David Jackson, President and CEO of the Boone Area Chamber of Commerce, joins James and Jamie for Boone Tea’s first guest conversation. David discusses Boone’s identity, Appalachian State University’s regional influence, housing affordability, infrastructure, and the relationships required to support a healthy economy. The conversation also explores innovation and the potential for healthcare and life sciences to expand the High Country’s economic base. In this episode: What makes Boone’s economy and community identity distinctiveHow App State influences business, culture and innovationWhy workforce, housing and infrastructure are inseparableThe tension between modernization and preserving local characterWhere healthcare and life sciences could create future opportunity Join the conversation: What would healthy economic growth in Boone look like to you five years from now? Links: Boone Area Chamber of CommerceNCInnovation Follow Boone Tea for thoughtful conversations about the people, places, and decisions shaping Boone and the High Country. Help us broaden the conversation: share this episode and tell us what we should explore next.

  9. May 31

    How Commercial Real Estate Actually Works

    Commercial real estate shapes the places where Boone works, shops, eats, and gathers, but the process behind those properties is often misunderstood. James and Jamie break down how the industry actually works and why most transactions require a team of specialized professionals. Following a recap of James’s experience at ICSC Las Vegas, the conversation covers property types, brokerage specialties, leasing and sales, appraisers and lenders, lease structures, valuation, and the relationships that move a transaction from an idea to a completed deal. In this episode: The major commercial property types and brokerage specialtiesHow leasing differs from purchasing commercial propertyThe practical differences among gross, modified gross and triple-net leasesHow income, risk and market conditions influence property valueWhy relationships and coordination matter throughout a transaction Join the conversation: What part of commercial real estate would you like James and Jamie to explain in greater detail? Follow Boone Tea for thoughtful conversations about the people, places, and decisions shaping Boone and the High Country. Help us broaden the conversation: share this episode and tell us what we should explore next.

  10. May 15

    Why Certain Retailers Won't Come to Boone

    Boone residents often ask why a favorite retailer has not opened in the High Country. The answer involves far more than whether people say they would shop there. James and Jamie explain how retailers evaluate population, income, customer behavior, traffic, logistics, franchise territories, available sites, and construction costs before entering a market. They also examine what Boone’s position as a smaller, tourism-influenced market means for national brands and local entrepreneurs. In this episode: The demographic and consumer data retailers use to evaluate BooneWhy population, income and logistics matter in tertiary marketsHow franchise relationships influence real estate decisionsThe opportunities local businesses can pursue when national retailers stay away Join the conversation: Which retailer or type of business is Boone missing and what makes you believe the market would support it? Follow Boone Tea for thoughtful conversations about the people, places, and decisions shaping Boone and the High Country. Help us broaden the conversation: share this episode and tell us what we should explore next.

  11. May 5

    Downtown Boone, NC: Business, Development and a Changing Core

    Downtown Boone is more than a collection of King Street storefronts. It is a business district, gathering place and important part of the community’s identity—and keeping it healthy requires coordination among merchants, property owners and local government. James and Jamie explore the businesses, organizations and public investments shaping downtown, including the Downtown Boone Development Association, the Municipal Service District and the North Carolina Main Street program. They also discuss the Green and Wilcox building, the Howard Street revitalization project and the value of events such as Boonerang. In this episode: How downtown businesses contribute to Boone’s economic vitalityWhat the DBDA and Municipal Service District doHow public projects can influence access, investment and redevelopmentWhy independent retailers give downtown its distinctive character Join the conversation: What business, building or public improvement has made the greatest difference in Downtown Boone? Follow Boone Tea for thoughtful conversations about the people, places, and decisions shaping Boone and the High Country. Help us broaden the conversation: share this episode and tell us what we should explore next. Links: Downtown Boone, NCBoonerang

  12. Apr 24

    Welcome to Boone Tea | The Housing Crisis

    Why is housing in Boone so difficult and expensive to build? In the first episode of Boone Tea, James Milner, CCIM, and Jamie Sherar examine the forces behind the High Country’s housing shortage and explain why the issue affects residents, employers, developers, and the local economy. The conversation moves from supply and demand, interest rates and construction costs to land constraints, development policy and affordability. James and Jamie also consider whether smaller housing formats, including micro-housing, could become part of a broader local solution. In this episode: Why housing supply has struggled to keep pace with demand in BooneHow interest rates, land and construction costs affect affordabilityThe role of local policy and regulation in housing developmentWhere micro-housing may and may not fit into the market Join the conversation: Which part of Boone’s housing challenge should receive the most attention: supply, cost, regulation or infrastructure? Follow Boone Tea for thoughtful conversations about the people, places, and decisions shaping Boone and the High Country. Help us broaden the conversation: share this episode and tell us what we should explore next.

  • 12 Episodes

Ratings & Reviews

About

Welcome to Boone Tea! Our goal is to take complex commercial real estate (CRE) topics and translate them into “why this matters to Boone residents and business owners.”

Information

  • Creator
    James Milner, CCIM and Jamie Sherar
  • Years Active
    2026
  • Episodes
    12
  • Rating
    Clean
  • Copyright
    © 2026 James Milner, CCIM and Jamie Sherar
  • Show Website
    Boone Tea

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