Tito’s Home Group | East Tennessee Real Estate Experts

Does Johnson City, TN get a lot of snow?

Cassie & Tito — Mon, 24 Mar 2025 20:58:35 +0000

If you’re considering a move to Johnson City, Tennessee—or just wondering what winter’s really like here—you might be curious about the snow. The short answer? Johnson City does get snow, but it’s far from a winter wonderland compared to cities like New York, and it’s practically a snow globe compared to Los Angeles.

❄️ Typical Snowfall in Johnson City

On average, Johnson City receives around 9 inches of snow per year, according to data from NOAA’s National Centers for Environmental Information NCEI.

For comparison:

New York City averages about 26 inches of snow each year.
Los Angeles (unsurprisingly) sees less than 1 inch.

So while Johnson City definitely sees more snow than LA or somewhere like Orlando, FL, it’s much milder than what you’d get up North in a place like NYC or New England.

🌨️ How Many Days Does It Actually Snow?

The snow in Johnson City typically falls on just a few days per year. It’s usually light and often melts within a day or two. Major snowstorms are rare, and most snowfalls are just a dusting or a couple of inches. Here’s a plot of the snow over the last year (data sourced from NOAA). Hover over the blue line to display dates and amounts. You can see that it’s really just 4 days.

🚗 Snow Impacts: Roads, Schools, and Daily Life

Because heavy snow is rare here, even small amounts can have a noticeable impact. This can be surprising and somewhat comical to those from the North (like Tito!)

Schools may close or go remote with just a couple of inches, especially if roads aren’t pre-treated.
Road closures and delays may happen, especially on hilly or rural routes when conditions are slick.
The city does not have the extensive plowing infrastructure you’d find in snow-heavy cities
Many people who do venture out into the snow do not know how to drive correctly in it

This means that while the snow may not be deep, it can still throw off your day—especially if you’re not used to driving in winter weather.

🏞️ A Snowy Bonus: It Does Look Pretty (For a Day)

Snow in Johnson City does have that scenic charm. Light snowfalls cover the mountains and trees in white, creating postcard views—especially in areas like Buffalo Mountain or the Cherokee National Forest. You get the beauty of winter without the constant shoveling or days of dirty snow piles.

Are There Snakes in Tennessee?

Cassie & Tito — Wed, 19 Mar 2025 20:44:56 +0000

This is a question I get asked frequently by people thinking of moving to Tennessee from other areas. The short answer? Yes, there are snakes in Tennessee, but they are rarely a cause for concern. Here’s why.

Kinds of Snakes in Tennessee

Tennessee is home to approximately 32 snake species, with only four being venomous (fun fact: the correct term for snakes is “venomous,” not “poisonous”): the Northern Copperhead (Agkistrodon contortrix), Cottonmouth (Agkistrodon piscivorus), Timber Rattlesnake (Crotalus horridus), and Pygmy Rattlesnake (Sistrurus miliarius). If you’re moving to East Tennessee, you’ll only find the Northern Copperhead and the Timber Rattlesnake in this region (TWRA, UTK ).

The most commonly seen snakes include the gray ratsnake, common watersnake, common garter snake, ring-necked snake, and black kingsnake. The good news? None of these are venomous.(reptile.guide)

How Often Do People See Snakes or Get Bitten in Tennessee?

Another important thing to remember about snakes is that even if you do get bitten (which is highly unlikely), a snake bite is rarely fatal. Nationwide, approximately 7,000 to 8,000 people are bitten by venomous snakes each year, with about 5 to 10 resulting in fatalities. In Tennessee, only seven venomous snakebite deaths occurred between 1980 and 2020. (UTK)

Many snake bites happen when people try to handle or kill a snake. Simply leaving the snake alone significantly reduces the risk of being bitten. If you’re hiking, wearing close-toed shoes and staying on trails is a good practice. If you’re gardening, wearing gloves can help prevent accidental bites. (TN Aquarium)

The best thing to do if you see a snake (even a dead one) is to leave it alone and back away. And remember—snakes are beneficial! They help control rodent populations, and the black kingsnake even hunts down other snakes, including venomous ones. In fact, it is illegal to kill any snake in Tennessee. (TN Aquarium)

Personal Experience with Snakes

Cassie, a Tennessee native, grew up in a rural area surrounded by woods. Even living in that environment, she only saw a few snakes per year—none of which were venomous. Most of them were small, harmless species. For example, we knew a black snake liked to hang out by the flower beds. We left it alone, and it left us alone. A few times, snakes did get inside the house, but that was likely because the garage door was often left open.

Now, living in a subdivision in Johnson City, she has seen about three snakes in four years—one of which was already dead. None of them were venomous.

The takeaway? Even in rural areas, snake encounters aren’t all that common, and in suburban areas, they’re even less frequent.

How to Prevent Snakes from Hanging Around Your Property

Encounters with snakes in residential areas are rare. Most snake sightings happen in forests, fields, or near water sources. If you want to reduce the chance of a snake visiting your yard, here are some simple tips:

✅ Keep your yard well-maintained. Tall grass and overgrown areas attract rodents, which in turn attract snakes.
✅ Remove debris, woodpiles, and clutter. Snakes love hidden spots to shelter.
✅ Seal any small openings or gaps. This helps prevent snakes from accidentally finding their way indoors.
✅ Control the rodent population. If you have mice, you’re more likely to have snakes. Keep pet food stored in sealed containers and avoid leaving food scraps outside.

(UTK)

Conclusion

Yes, Tennessee has snakes—but most are harmless, and even venomous species prefer to avoid humans whenever possible. The chances of encountering a dangerous snake in a residential neighborhood are low, and fatal bites are even rarer.

By taking simple precautions and appreciating the important role snakes play in controlling pests, you can live safely and comfortably in Tennessee—without fear of slithering surprises.

The Problem with Charm Pricing

Cassie & Tito — Fri, 14 Mar 2025 19:39:53 +0000

Pricing a home is one of the most critical decisions in the selling process. Yet, many agents rely on charm pricing—a technique that is more appropriate at the gas pump. Charm pricing, also known as psychological pricing, involves setting a price a little below a round number, such as $299,000 instead of $300,000, to make the price appear lower. While it’s a common strategy in retail, does it really work for real estate?

Increasingly, research and real-world experience suggest that charm pricing may be misleading, outdated, and even counterproductive for sellers.

What Is Charm Pricing?

Charm pricing is based on the idea that buyers perceive prices just below a round number as significantly lower than that next rounded number. A home priced at $249,000 might seem cheaper than one at $250,000, even though the difference is just $1,000.

But does this really hold up in a home-buying context? Unlike a quick retail purchase, a home is a major financial investment where buyers scrutinize pricing more carefully. Relying on psychological tricks rather than market-driven pricing may backfire.

Why Do Agents Use Charm Pricing?

Many real estate agents use charm pricing because they believe it attracts more buyers. Some argue that homes just under a major pricing threshold (e.g., $399,000 instead of $400,000) will appear in more online searches, giving the property more exposure. However, the opposite is often true, as I’ll explain in a later section.

Does charm pricing work for real estate?

While charm pricing might seem like a clever tactic, it has some downsides:

1. Buyers Are More Rational Than Retail Shoppers

A home purchase is not an impulsive decision. Unlike picking up a $19.99 gadget at a store, buying a home involves months of research, comparisons, and financial considerations. According to research from Brigham Young University, homebuyers don’t behave like retail shoppers: “The research showed that when it comes to buying real estate or other durable goods, you might want to consider paying more if it will push you over a threshold number because its perceived value will be greater in the future, resulting in more money from your investment in the long term if you resell.”

(BYU Research)

2. Charm Pricing Can Reduce Perceived Value

For mid-to-high-priced homes, charm pricing can create the impression of a bargain property rather than a quality investment. A home listed at $499,000 might attract budget-conscious buyers who expect a deal—while buyers looking for a premium home may skip it altogether.

3. It May Hurt Negotiations

Sellers who use charm pricing often think they are attracting more offers. In reality, they may be backing themselves into a corner:

If a home is priced at $299,900, buyers might assume there is little room for negotiation and skip making an offer.
A home listed at $300,000 or above gives sellers more flexibility to offer a price reduction or cover closing costs while still making a profit.

What Does the Data Say?

While charm pricing may create short-term appeal, research suggests it does not necessarily lead to higher offers or faster sales. Studies indicate that:

Buyers view homes priced at round numbers as more valuable and are more likely to offer competitive bids.
In some markets, homes priced just below round numbers sell for less overall than those priced at solid, whole numbers.

(BYU Research)

Now, let’s take a closer look at some East Tennessee data. The histogram below represents single-family homes sold in Northeast TN via the MLS between January 1, 2020, and March 11, 2025, with an original list price between $395,000 and $400,000. (For reference, the current median home price in the U.S. is just over $400,000.)

Homes that were originally listed at exactly $400,000 are shown in blue, while those priced just under $400,000 appear in orange. You can click on the graph below to zoom in and explore more details.

See how the orange line is slightly to the left of the blue line? That’s because homes originally priced at $400,000 sold faster. In fact, the mean days on market for the $400,000 group was 64.6 days, compared to 83.1 days for the charm-priced group. The median days on market were 44 days and 57 days, respectively. A Mann-Whitney U test (used since the data is not normally distributed) confirms that this difference is statistically significant.

Want your $400K home to sell faster? Avoid charm pricing.

Here’s my theory: Homes priced at round numbers are included in searches at both ends, while charm-priced homes aren’t. Buyers typically search in price brackets, like $400,000 – $450,000.

Take a look—if I go to Zillow and set the minimum price to $400,000 and the maximum to $500,000, here’s what happens:

There are $400,000 properties:

but also $500,000 properties:

Pricing at a nice round number like $500,000 ensures that your property appears in searches where $500,000 is the minimum as well as those where $500,000 is the maximum—effectively doubling its visibility.

What’s wild is that the myth that pricing just below a round number increases search visibility continues to spread across the internet—despite the data saying otherwise.

(HomeLight)

Want to appear in more searches? Use round numbers.

The Bottom Line: Avoid Charm Pricing

In today’s market, buyers are savvy, price-conscious, and focused on real value—not psychological tricks. If you’re selling a home, consider:

Pricing based on market data.
Using whole, rounded numbers to project confidence and value.
Leaving room for negotiation rather than trying to make the price seem lower than it is.

Ultimately, the best pricing strategy is one grounded in data, not psychology.

Is It Expensive to Live in Johnson City?

Cassie & Tito — Sun, 02 Mar 2025 21:31:24 +0000

Is It Expensive to Live in Johnson City?

Thinking of moving to Johnson City, but worried about costs? Here’s what you need to know.

Introduction: Is Johnson City Budget-Friendly?

When clients ask me, “Is it expensive to live in Johnson City?” they’re often trying to compare it to other places they’ve lived or are considering moving to. The answer depends on factors like housing, transportation, utilities, and lifestyle costs.

Compared to national averages and major Tennessee cities like Nashville or Knoxville, Johnson City offers a much lower cost of living. However, not all areas are equally affordable. In this post, we’ll break down affordability by state and city and compare Johnson City to other cities in Tennessee.

How Expensive is Tennessee Compared to Other States?

As a USAF veteran and someone who has moved frequently, I’ve had the opportunity to live in several states across the U.S., including New Hampshire, North Carolina, California, Maryland, Ohio, and Tennessee. Out of all of them, Tennessee has been my favorite by far. One of the biggest reasons? My dollar stretches further here. The lower cost of living allows me to enjoy more experiences, activities, and amenities—even compared to states that may seem to offer more on the surface. According to US News & World Report, Tennessee is in the top 20 states in terms of cost of living. Just look at the difference in property taxes across the states (source: taxfoundation.org)

How Does Johnson City Compare to Other Tennessee Cities?

By now, you’ve seen how Tennessee’s cost of living makes it an attractive place to live. But what about the differences between cities within the state? The cost of living varies across Tennessee, with larger metro areas generally being more expensive. Below is a breakdown comparing Johnson City to Knoxville, Chattanooga, and Nashville.

Knoxville, TN vs. Johnson City, TN

Overall Cost of Living: 7.3% higher than in Johnson City (excluding rent)
Restaurant Prices: 29.9% higher than in Johnson City
Grocery Prices: 3.6% lower than in Johnson City

Chattanooga, TN vs. Johnson City, TN

Overall Cost of Living: 9.6% higher than in Johnson City (excluding rent)
Restaurant Prices: 28.1% higher than in Johnson City
Grocery Prices: 8.0% higher than in Johnson City

Nashville, TN vs. Johnson City, TN

Overall Cost of Living: 21.6% higher than in Johnson City (excluding rent)
Restaurant Prices: 38.3% higher than in Johnson City
Grocery Prices: 16.7% higher than in Johnson City

Source: https://www.numbeo.com/cost-of-living/compare_cities (accessed on 2/10/2025).

With Johnson City, you can get the feel of living in a city without the bigger city prices.

Hidden Savings: How Johnson City Helps You Keep More Money

Johnson City isn’t just affordable in terms of home prices. Here are some key ways the city helps residents stretch their dollars:

✅ No State Income Tax – Tennessee is one of the few states with zero income tax, leaving more money in your pocket.
✅ Lower Property Taxes – Washington County's property tax rate is significantly lower than the national average. ($1269 vs $1815 according to https://taxfoundation.org/data/all/state/property-taxes-by-state-county-2024/)
✅ Cheaper Transportation Costs – Shorter commutes, lower gas prices, and less traffic mean you spend less on fuel and car maintenance.

Neighborhood Affordability: Where Can You Find the Best Deals?

While Johnson City is generally affordable, some neighborhoods offer better prices than others. I’ve helped clients find great deals in several areas, whether they were looking for a budget-friendly starter home or a beautiful property in a desirable neighborhood.

Some of my personal favorite neighborhoods in Johnson City include:
🏡 Shadowood – A peaceful, centrally-located subdivision perfect for families.
🏡 Boones Creek – A growing suburban area with newer developments and great value for the price.
🏡 Briarwood – A suburban neighborhood with reasonably priced homes and easy access to shops and restaurants along State of Franklin Road.

Remember, even in more expensive neighborhoods like Buffalo Mountain or The Ridges, we’re often able to negotiate great deals and find hidden opportunities for buyers. Whether you’re looking for affordability or luxury, Johnson City has something for every budget.

Lifestyle & Affordability: How Does Your Budget Fit?

Your lifestyle plays a huge role in how expensive a place feels. In Johnson City, you can enjoy:

🏞 Outdoor Adventures – Free access to the Appalachian Mountains, parks, and lakes.
🍽 Affordable Dining – Plenty of local restaurants where meals cost under $15 per person. Some of my affordable favorites are Mid City Grill, Amigo Mexican Restaurant, and The Italian Pizza Pub.
🏡 Low-Cost Entertainment – Farmers’ markets, breweries, and community events keep costs low.

Conclusion: Is Johnson City Expensive?

No – in fact, it’s one of the most affordable mid-sized cities in Tennessee!
While home prices vary by neighborhood, Johnson City remains a cost-effective choice compared to big metro areas.