Jon Smith - REALTOR

06/20/2026

Lynchburg / Moore County June snapshot 📊

• Median: $432,000
• Days on market: 94 (slower = more buyer leverage)
• Inventory: up 8% YoY
• Property tax rate: LOWEST in our service area

If you want historic character, low taxes, and small-town quiet — Lynchburg is having a quiet moment. Now is the window.

🔗 https://jonsmithrealtor.com/subscribe

06/19/2026

Buying your first rental property in Middle TN? The 1% rule cheat sheet:

Can the home rent for AT LEAST 1% of its purchase price per month?

$200K home → $2,000/mo rent ✅
$300K home → $3,000/mo rent (tough in Tullahoma)
$400K home → $4,000/mo rent (rarely works)

Best 1% targets right now: smaller homes in Decherd, Cowan, and rural Franklin County. DM me if you want to run real numbers on a specific deal.

🔗 https://jonsmithrealtor.com/contact

06/18/2026

The 7 types of listings you should NEVER buy in Middle TN (learned the hard way):

1. Former grow house (yes, really)
2. 'Foundation repair' mentioned in disclosure but not itemized
3. Septic that's "never been inspected"
4. Cash-only with no explanation
5. Photos blocking half the house
6. Been on and off the market 3+ times in 12 months
7. Seller won't allow evening showings

Full breakdown on the blog.

🔗 https://jonsmithrealtor.com/blog/selling-your-home-tullahoma-tn

06/17/2026

🚩 RED FLAG: Your lender calls 3 days before closing asking for 'one more document.'

Not automatically a scam — but it's often a sign the loan was rushed and your 'clear to close' wasn't actually clear.

Better: a lender who pulls ALL your docs up front, underwrites early, and gives you weeks of notice on anything needed. Those are the lenders who don't blow up at the finish line.

I know the good ones. Ask me.

🔗 https://jonsmithrealtor.com/contact

06/16/2026

‼️‼️‼️‼️ UNDER CONTRACT FULL ASKING PRICE - after just 1 full day on the market. My seller is stoked! This is an investor special and I have a huge list of investors waiting to see your deal too. Call me: 615-631-6596 to get the results you deserve!

📍THE MODERN REALTOR📍
I emailed this listing to several thousand investors who buy these types of deals and now we are under contract and my seller couldn't be happier!

These results come from the power of an agent software that gives me the resources to get my listings marketed properly through more modern means. Choose an agent that uses the right tools to get the best results! Choose the agent that developed the tools :)

Congratulations to everyone involved.

06/16/2026

First-time buyer win 🎉

K came to me last fall. Renting for $1,750/mo. Thought she couldn't buy until 2028.

We ran her numbers: THDA + FHA + 5% seller credit = her closing costs covered. She put $4,200 out of pocket total and closed on a 3BR in Manchester.

Payment is $1,820/mo. $70 more than rent. She OWNS IT NOW.

Stop listening to people who tell you it's impossible.

🔗 https://jonsmithrealtor.com/contact

06/15/2026

Did you know? George Dickel whiskey in Cascade Hollow (just outside Tullahoma) is legally "Tennessee whisky" — spelled without the 'e.'

Only one other distillery in the world uses the e-less spelling: Maker's Mark.

Tiny detail. Huge point of pride for the people who make it. That's Tullahoma in a nutshell.

🔗 https://jonsmithrealtor.com/

06/14/2026

Here is your opportunity to own a piece of history. This property was just listed at a great price. It needs a ton of work but it is priced right!

$120,000 6 Beds, 2 Baths, 2600 SqFt

06/14/2026

How to spot a move-in ready home from a 'move-in ready' listing (they're not the same):

Look for:
• HVAC

06/13/2026

MYTH: I should stay in my house 5+ years to make buying worth it.

TRUTH: The real break-even in Middle TN right now is 3 years — 2.5 years if you put more than 10% down and have low closing costs.

Why? Because rents in Tullahoma/Winchester/Manchester went up 18% in the last 2 years. Owning locks your housing cost.

Let me run YOUR break-even math. It takes 10 minutes.

🔗 https://jonsmithrealtor.com/contact