Tusculum is a rural college town just outside Greeneville
Thousands of locals, students and visitors flock to Tusculum University for the Old Oak Festival every April. The entire community comes together with bluegrass bands, clog dancers, storytelling and local food trucks. It’s a seasonal highlight for the rural college town of Tusculum, Tennessee. “It’s the oldest college in the state. It’s a very rural area right outside Greeneville,” says Lindsey Cutshaw, owner of Southbound Real Estate and a longtime area resident. “The campus is absolutely beautiful. And all around it, there are farm properties and houses with a lot of acreage. You’ll see a lot of hay, and a lot of cows.”
The town is located about 35 miles south of Johnson City and 3 miles east of Greeneville in the foothills of the Great Smoky Mountains. It has around 3,300 residents, including about 1,300 college students.
Homes offer privacy, acreage and views of Appalachian ridgelines
Homes in Tusculum are perched along winding country lanes and low, rolling hillsides. Their architecture ranges from midcentury ranch-style homes to recently built Traditional and contemporary homes. Lot sizes are large, typically more than a half-acre, and offer plenty of privacy and open views of distant Appalachian ridgelines. Prices range from around $250,000 to $550,000, depending on the home size, age and acreage. Residents also benefit from Greeneville city amenities, without paying the city’s tax rate. “One of the biggest draws for Tusculum is that you still get city services from Greeneville, like trash pick-up, police and fire, but you pay county taxes,” Cutshaw says.
City Park and trails offer year-round outdoor recreation
Tusculum City Park is a large, grassy park in the heart of the city. It features a playground, a pavilion and an access point for the Tusculum Trail. At 8 miles long, the trail winds through Tusculum University’s campus and alongside Moon Creek. It’s a popular spot for walking, biking and jogging all year round. Baseball fans can head to Pioneer Park to catch the Greeneville Flyboys in action. The collegiate summer baseball team is part of the Appalachian League and plays dozens of games against regional rivals in June and July.
Dining options range from local taprooms to national chains
The city offers a handful of local restaurants alongside a few major chains. Old Oak Taproom serves American fare and craft beer, while The Whistle Stop offers no-frills comfort cooking. There’s also Creamy Cup, a locally owned coffee shop that’s been in the community since 2010. Plenty more dining and shopping destinations are found along U.S. Route 321, including Texas Roadhouse, Aldi and Walmart. For everything else, it’s about 5 miles to Downtown Greeneville.
Public schools earn B-range ratings and offer dual enrollment
Students can start their education close to home at Chuckey-Doak Elementary School, which earns a B rating from Niche. The next step is Chuckey-Doak Middle School, rated B-plus, and Chuckey-Doak High School, rated B-minus. The high school offers two AP courses and dual enrollment courses in collaboration with Walters State Community College, Tusculum University and East Tennessee State University. Tusculum University, a private, Presbyterian university, was established in 1794 and is the oldest university in the state.
U.S. Route 321 connects Tusculum to nearby cities and towns
U.S. Route 321 cuts across Tusculum’s northern edge, offering a direct route to Greeneville to the west and Johnson City to the north. It’s about 52 miles from Bristol and 38 miles from Kingsport. Because it’s rural, city residents will need a car to get around. Greenville Community Hospital, about 2 miles away, is the nearest medical center. Frequent flyers can hop on a plane at Tri-Cities Regional Airport, about 31 miles north.
