Humboldt TN?

[sammyd]

What's the area like?
Decent land prices? Land available?
How are the rules once you get some land? restrictive, fairly loose?
Weather?
Ability to have homesteading lifestyle on a scale of 1-10?

I know I can look most of it up but sometimes the view from folks on the ground is different than the rosy picture on a chamber of commerce web site....

[rkintn]

I actually live about 45 minutes west of Humboldt! This area of NW TN has been hit pretty hard by the recession. Jobs are scarce. Although, Humboldt is not far from Jackson, TN, which is a slightly larger city.

I don't really know about the land prices or availablity. If it is like around here, most of the land is tied up in big farm parcels. House lots or small acreage packages tend to be hard to find and on the expensive side. I am assuming by rules once you get the land you are referring to building codes? Again, if they are anything like the county in which I live, they are pretty loose if you are out in the county and not in a city or town.

The weather is pretty nice here. We have four distinct seasons. It can get pretty cold here in the winter but it never lasts for very long. We get the majority of our bad winter weather in Jan/Feb and our really hot summer weather comes in the end of July thru to about mid Sept. Gardening season can start fairly early. Alot of old timers start putting in gardens as early as the beginning of April..but they keep an eye out on the weather and cover up for the last frost. We tend to get a fair bit of rain in April and October, although this year has been pretty wet all year. I would say your ability to have a homesteading lifestyle in this area is pretty much only limited to what you can or cannot do

Hope this helps!
http://www.humboldttnchamber.org/

[backachersfarm]

I live in this area too. I work in Humbolt. I will send you a message.

[Ken Scharabok]

On land prices you can write to one or more realty companies, give them a general specification of what you are looking for and ask them to send you some listings. If there is a county paper likely listings will be in there as well. Locally have a Shopper's Guide which goes out on Wednesday to all addresses. It has the realty listings. Friday paper has local news. Also ask for a county map.

Remember, because it is so long side to side TN really is three states in one. Eastern third is basically Appalachia, middle third is Mid-West, western third is the South. A lot of cotton grown in that area, plus soybeans and corn.

Don't know about prices there, but locally (I'm in Waverly), farmland I paid $455 acre for in 1991 could now go for $2,500 acre.

[Callieslamb]

I just moved from Jackson - after a 13 year stay. Land prices being 'good' depends on how much you are used to paying. In general, housing costs in TN are lower than any other place we have ever seen. (as are wages). Property taxes are lower also.

Winter is mild - in comparison to Wisconsin - very mild. Once, in our 12 winers, it got down to 11 degrees. The dafodils will start blooming in Feb - to give you a pictureal reference. You will wonder what happened to winter. In many years, the ground doesn't even freeze for more than a week and then, only the surface. Expect anywhere from 2-4 inches of snow over the entire winter. Though one year, we did have 4 inches at once and 8 inches total. Any snow will shut down the place entirely. House footings are only 2 feet deep. Housing codes depend on where you will live-county or city. Henderson county is reported to have the least amount of restrictions in that general area. Water is plentiful and very good. Average well depth in Madison Co - just south - is 125 feet.

The soil is acidic and generally heavy clay. Be prepared for a very, very long, hot summer. Humidity is way high and a miserable experience if you are not used to it. You can get used to it - kind of. Just get most of your outside work done before 9 am! TN summers are as long as WI winters! Be prepared for tornadoes - bad ones - and ice storms. They are dangerous and come to that area with great regularity. In 12 years, we saw 4 tornadoes that were very devestating. We only ever had siding damage though.

The schools just in general - stink. There is a totally different culture, you might find a bit of difficulty fitting in at first. They are still fighting the civil war, so you might want to brush up on your history. A Yankee is a notherner that visits - a d--m Yankee is one that stays (and they will tell you that). Some mighty fine people though. Good, down to earth - hunt them up! Lots of churches to choose from and lots of restaurants in Jackson. Memphis and Nashville are only a hop,skip and jump in either direction.

Dh's plant closing is what moved us from the area. There are a lot of companies that built there to get away from union wages. Proctor Gamble,Quaker Oats, Sonoco- shipping containers, PictSweet frozen foods - Humboldt; Black and Decker, Devilvus (sp?)- generators, Toyota - engines - different name than Toyota; and all the side companies that support them.

Homesteading scale - 7.

[sammyd]

Thanx for all the input everybody.

[Beeman]

Don't know about Humboldt but Jackson is prone to tornadoes.

[Sawmill Jim]

s of small towns near there too I like Sharon check it out got a small mom an pop restaurant same local bunch every morning . Just start a conversation and they will fill you in .Anywhere it this area is M Y O B country but right courteous and helpful at the same time . Most still say mam and sir and hold the door for you . Greenfield ,Bradford, Martin are real close too . Now Troy Tn if the speed limit is 35 it don't mean 35 and a half

Some that buy in bulk like food go to Ky as there is no sales tax on food .Lots of small towns around Humboldt .If you like fishing everywhere is close to Reelfoot lake an Ky lake too . The eagles at Reelfoot are nice to see too .

If i can help pm me a phone number . House and about 14 acres sold near me for about 35 grand not long back . Near here there is close to ten different county sin that many miles we call the the lost county's . One house is in Tn and the garage is in Ky two different deeds

[Ken Scharabok]

TN tornados by county from 1950-1995: http://www.tornadoproject.com/alltorns/tntorn.htm

Worst seem to be west of the TN River/KY Lake as they sweep up from the Southwest. Looks like 1974 was a VERY bad year for killer ones.

My 'tornado shelter' is a 4' high concrete drainage pipe under the road.