Why East Tennessee Buyers and Sellers Are Turning to Hybrid Real Estate Marketing

The recent federal government shutdown has created significant uncertainty in real estate markets nationwide, and East Tennessee is no exception. While our region's housing market has shown remarkable resilience, the ripple effects of a prolonged shutdown could touch local homebuyers, sellers, and the broader economy in ways many residents might not expect. Flood Insurance: An Immediate Concern The most immediate impact stems from the National Flood Insurance Program (NFIP), which lost its authority to issue new policies when the shutdown began on October 1. This program is critical for East Tennessee, where properties near rivers, creeks, and in flood-prone areas require flood insurance to complete transactions. With an estimated 1,400 property transactions threatened nationwide each day, local buyers and sellers in affected areas could face significant delays or even lost deals. While existing NFIP policies remain valid for 30 days and can be transferred to new owners, the growing uncertainty creates stress for families trying to close on their homes. The longer the lapse continues, the more precarious these situations become. Broader Market Disruptions Beyond flood insurance, government shutdowns typically trigger a cascade of delays that slow the entire real estate process. IRS income verification—essential for mortgage approval—can grind to a halt. FHA and VA loan processing, which many first-time homebuyers and veterans in our region rely on, faces significant backlogs. Federal housing program funding may freeze, affecting affordable housing initiatives in communities throughout East Tennessee. These disruptions hit particularly hard in a market already grappling with affordability challenges and limited inventory. East Tennessee has experienced strong demand and rising home prices in recent years, and any additional friction in the transaction process could sideline buyers who are already stretching their budgets. Economic Impact The stakes extend beyond individual transactions. According to the National Association of Realtors, the NFIP alone supports roughly half a million home sales annually, generating 1 million jobs and contributing $70 billion to the U.S. economy. Housing represents nearly 20% of the national economy, meaning prolonged shutdowns affect not just real estate professionals but contractors, home inspectors, title companies, and countless other businesses that depend on a healthy housing market. For East Tennessee's growing economy, a stable real estate market is essential. Local realtors continue advocating for swift congressional action to reauthorize the NFIP and end the shutdown, ensuring families and businesses can move forward with confidence.

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The real estate market in East Tennessee is currently experiencing strong demand due to the region's desirable living conditions, lower cost of living, and scenic surroundings. As a result, property values are generally on the rise. Factors contributing to this include remote work capability which has prompted a shift towards suburban and rural areas. In turn driving up demand for properties in places like Eastern TN. In addition, a shortage of housing inventory has further fueled the market. Don’t delay. Let Collins and Co. help you find your TN property.

As your local Elizabethton real estate specialist, I'm pleased to share a comprehensive look at how our Carter County market has performed during the first six months of 2025. The data reveals fascinating trends that tell the story of a market finding its balance after years of dramatic changes. A Journey of Market Stabilization Looking back at our market's evolution, Elizabethton has experienced a remarkable transformation. In December 2024, our median home price peaked at $264,000, reflecting the tail end of the pandemic-driven price surge. However, the first half of 2025 tells a different story – one of gradual market correction and stabilization. By February 2025, prices had adjusted to $251,000, and our mid-year data shows we've settled at a year-to-date median of $240,000. This represents a healthy market correction of approximately 9% from the December peak, bringing affordability back to Elizabethton while maintaining strong underlying value. Steady Sales Activity Despite Regional Volatility With 169 homes sold through June 2025, Elizabethton achieved a modest 1.2% increase in sales volume compared to the same period last year. This steady performance is particularly noteworthy given the dramatic swings occurring throughout our region. While some communities like Bluff City saw explosive 95.6% growth and others like Surgoinsville experienced 42.9% declines, Elizabethton maintained consistent buyer activity. This stability aligns with the broader migration patterns identified by Don Fenley, who noted that while "new residents continued flocking to the Tri-Cities," the flow decreased by 30% in 2024. Our steady sales volume suggests Elizabethton continues attracting both local buyers and newcomers seeking value in the region. Regional Value Leader At $240,000, Elizabethton's median price positions our community as an exceptional value proposition. We're significantly below premium markets like Jonesborough ($405,000) and Piney Flats ($425,000), while offering comparable quality of life and access to regional amenities. Even compared to the overall Tri-Cities median of $278,048, Elizabethton provides substantial savings without compromising on community character. Looking Ahead The first half of 2025 demonstrates that Elizabethton's real estate market has successfully navigated the post-pandemic adjustment period. Our modest 0.42% year-over-year price increase indicates we've reached a sustainable equilibrium, offering both buyers and sellers a predictable market environment. For buyers, this represents an excellent opportunity to enter a stabilized market with strong value potential. For sellers, the consistent sales activity and price stability provide confidence in market conditions. As we move into the second half of 2025, Elizabethton's combination of affordability, stability, and regional connectivity positions our community as a smart choice for anyone considering Carter County real estate.

Fanatics and the Sports Card Market: A Game-Changing Shift: The sports card industry is experiencing seismic shifts as Fanatics secures exclusive licensing deals with major sports leagues, including the NBA, NFL, and MLB. Starting in 2026, Fanatics will take over card production from longtime industry leaders like Panini and Topps. This transition promises to reshape the collectibles landscape in ways that could dramatically impact card values and collector behavior. Positive Impacts on the Market: Fanatics bring significant advantages to sports card collecting. Their massive distribution network and retail partnerships could make cards more accessible to casual fans, potentially expanding the collector base beyond traditional hobbyists. The company's digital-first approach may introduce innovative features like QR codes linking to exclusive content, enhanced authentication technology, and seamless integration with fantasy sports platforms. Their financial resources dwarf those of current manufacturers, suggesting higher production values, better print quality, and more elaborate insert sets. Fanatics also has direct relationships with athletes through their merchandise deals, potentially creating unique autograph opportunities and exclusive content that previous manufacturers couldn't access. This vertical integration could lead to more authentic, player-driven collectibles. The company's tech-savvy approach may also address long-standing issues like counterfeiting through blockchain authentication and improved quality control processes. Potential Negative Consequences: However, this transition raises serious concerns among collectors. Fanatics lacks the decades of card-making expertise that Panini and Topps have cultivated. Their inexperience could result in design missteps, quality control issues, or products that feel more like corporate merchandise than authentic collectibles. The loss of competition could prove detrimental. Panini and Topps have pushed each other to innovate, creating diverse product lines that cater to different collector segments. A Fanatics monopoly might reduce variety and creativity while potentially increasing prices due to lack of competitive pressure. Established collectors worry about continuity. Long-running sets like Topps Heritage or Panini Prizm have built devoted followings over years. Disrupting these traditions could alienate core collectors who value consistency and heritage. Impact on Card Values: The transition period will likely create volatility in card values. Pre-Fanatics cards from established manufacturers may gain premium status as "final editions," similar to how Upper Deck baseball cards appreciated after losing their MLB license. Conversely, uncertainty about Fanatics' quality and design philosophy could suppress values until their products prove themselves. Long-term value impacts depend entirely on execution. If Fanatics delivers innovative, high-quality products while expanding the market, values could rise substantially. However, if they prioritize mass market appeal over collector-focused features, traditional hobbyists might flee to other sports or alternative collectibles, potentially deflating the entire market. The sports card industry stands at a crossroads, with Fanatics holding the keys to either unprecedented growth or potential disruption of a beloved hobby. If you need help evaluating or liquidating your collection, Please feel free to reach out. We are constantly looking for inventory for our sports card auctions. We market, auction, pack, and ship collectables around the county. Making Collins and Company Realtors and Auctioneers your one stop shop for collectable auctions.

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As your local Elizabethton and Carter County real estate specialist, I'm excited to share the latest market trends with you. The April 2025 data reveals significant shifts in our local market compared to previous months, providing valuable insights for both buyers and sellers. Sales Activity Picking Up After February's 20 home sales, Elizabethton has seen a remarkable 65% increase in transaction volume, with 33 homes sold in April. This substantial uptick signals the traditional spring market is in full swing in Carter County. Interestingly, while many neighboring communities show significant year-over-year changes in sales volume (both positive and negative), Elizabethton reports 0% change from April 2024, demonstrating remarkable stability compared to last year's spring market. Price Adjustments Continue The median home price in Elizabethton has decreased from February's $251,000 to $222,000 in April – an 11.6% reduction over just two months. Year-over-year, this represents a 7.11% decrease in median sale price. This adjustment follows the pattern we observed between December 2024 and February 2025, suggesting a market that continues to normalize after the extraordinary appreciation we saw throughout much of 2024. Comparing Regional Performance Elizabethton's median sale price of $222,000 now positions our community as one of the region's most affordable markets. This creates an excellent opportunity for first-time homebuyers and investors looking for value in Northeast Tennessee. While communities like Johnson City ($315,000), Jonesborough ($379,900), and Blountville ($327,830) maintain significantly higher price points, Elizabethton offers comparable quality of life at a substantially lower entry point. Market Context and Migration Trends As Don Fenley noted in his recent analysis, "New residents continued flocking to the Tri-Cities last year and fueling population growth. But the flow is changing." While domestic migration slowed across the region in 2024, the overall Tri-Cities market shows resilience with the April data reporting 624 total sales and a median price of $273,600 – up 5.23% year-over-year. What This Means For You For sellers in Elizabethton, the increased sales activity is positive news, even as prices have moderated. Properly priced homes are selling, and the spring/summer season should continue to bring motivated buyers to our market. For buyers, Elizabethton's affordability relative to neighboring communities presents an excellent opportunity. With median prices nearly $100,000 below Johnson City and over $150,000 below Jonesborough, our community offers remarkable value while maintaining easy access to regional amenities. Whether you're considering a move within Carter County or relocating to our beautiful community, these trends highlight Elizabethton's continued appeal as an affordable, stable market in the Tri-Cities region. I'm here to help you navigate these changing conditions to achieve your real estate goals.