Growth, Slopes, and the Line Through the Middle
The metro added roughly 31,200 residents between 2020 and mid-2025 and is closing in on 595,000,
with jobs doing the pulling: Volkswagen's ~4,500-person plant, Novonix's battery-materials
investment of up to $2.1 billion at Enterprise South, and McKee Foods' Collegedale headquarters.
Housing is sprinting to catch up, from nearly 400 homes rising in one East Brainerd development to
430 proposed off Highway 153 in Hixson and a 321-acre Apison tract, with Pratt, GreenTech, and
D.R. Horton all building. At a mid-to-high $300s median, every wooded parcel along those corridors
is one clearing job away from being the scarcest thing in the market: a buildable lot.
The terrain sets the method. This is Ridge and Valley country: sandstone-capped mountains over
limestone valleys that run on karst, with some of the state's highest sinkhole concentrations,
enough that TDEC publishes stormwater guidance specifically for karst ground. Slope and subsurface
get read before the machine does anything. The vegetation matches the drama: kudzu here is famous
enough that the city once hired goat herds to fight it on Missionary Ridge, and Chinese privet has
led the Georgia Forestry Commission's "Dirty Dozen" invasive list since 2009.
And the state line splits the paperwork: Tennessee-side projects answer to the city's 1,000-square-
foot disturbance trigger and TDEC's one-acre stormwater permit, while the Georgia side routes
permits through local issuing authorities with a 14-day state notice and a summer burn ban in
Catoosa and Walker counties. The FAQ below covers the details; the short version is that we sort
out which rulebook your dirt reports to before quoting, and mulch-in-place work often stays below
the triggers on both sides.