New HANDS OFF Hixson Group Fights 27-Townhome Rezoning on Middle Valley Road

A new neighborhood group has formed in Hixson, and its first fight is over 27 townhomes. HANDS OFF Hixson, a resident-led group announced on Wednesday, Oct. 28, says it opposes a proposed rezoning at 6330 Middle Valley Road and is urging the Chattanooga-Hamilton County Regional Planning Commission to recommend denial.

The request would change the property from RN-1-6 to RN-3 so 27 townhomes can be built on open green space between Arbor Landing and Valleybrook. Here is what the group wants, what each zone allows and what it could mean if you own a home in Hixson.

Who HANDS OFF Hixson is

The group describes itself as launching to push for responsible growth, more accountability in development decisions and a stronger voice for residents in shaping Hixson’s future. Founder Pat Benson Jr. said the community is losing its character to rapid development and that elected officials will listen if residents show up to meetings and make their case.

The group says the concerns of existing homes should come before new development. In practice, it says, that means:

• Enforcing the zoning rules that apply
• Protecting surrounding neighborhoods from negative impacts
• Accounting for more traffic
• Making sure infrastructure can support new development without future costs falling on taxpayers

HANDS OFF Hixson plans to organize residents around upcoming development proposals and other land-use decisions in Hixson.

The Middle Valley Road request

The Oct. 28 report does not give a hearing date; check the commission's current agenda. The Regional Planning Commission makes a recommendation, and the Chattanooga City Council makes the final call on rezonings inside the city. Watch the commission’s monthly agenda for the case.

What RN-1-6 and RN-3 allow

Chattanooga’s zoning ordinance spells out the purpose of each residential zone. The difference between these two is the heart of the dispute.

RN-1-6: single-family lots

RN-1-6 is meant for neighborhoods made up mostly of single-unit homes on lots of 6,000 square feet or more. Under today’s zoning, the land could be used for detached houses on lots of that size.

RN-3: a range of home types

RN-3 is meant for mixed residential neighborhoods with a range of dwelling types: single-unit homes, attached and detached, plus two-unit homes, townhouses and multi-unit buildings. That flexibility is why the developer is asking for it. Townhomes are not part of the RN-1-6 purpose statement.

In between: RN-2

The code also has an RN-2 zone, meant for a mix of single-unit homes, attached and detached, two-unit homes and townhouses. It is not part of this request, but it shows how many steps sit between the current and requested zones.

Another Hixson housing deal this week

A few miles away, a different kind of housing story closed. On Oct. 26, Western Wealth Capital announced that it and its investment partner, FSO Capital Partners, bought a 192-unit, two-property portfolio for $20,725,000. One of the two is River City North Apartment Homes at 3825 Hixson Pike.

• River City North: built in 2007, 108 units in four buildings, two- and three-bedroom plans averaging 1,074 square feet.
• Financing: an $8.47 million loan at a 6.17% fixed rate with five years of interest-only payments.
• Rents: the property operates under a Section 42 Low-Income Housing Tax Credit land use restriction agreement, which holds rents below market levels.

WWC said it brought in FSO Capital Partners for its experience with Low-Income Housing Tax Credit investments. FSO focuses on multifamily properties across the Sun Belt, currently with an emphasis on Class B and C and tax credit properties.

The buyers said they see strong population and housing demand in Chattanooga. The sale does not add new homes, but it keeps 108 rent-restricted units in place in Hixson under new owners.

What it means for Hixson homeowners

If you live near Middle Valley Road

Townhomes on a parcel now zoned for single-family lots can change traffic, drainage and the feel of a street. They can also add homes at a lower price point than detached houses. If you have a view either way, the Regional Planning Commission hearing is the time to say so. Sign up for agenda notices and plan to attend or send written comments.

If you are thinking about selling

Buyers notice pending zoning changes near a home. Be ready to answer questions about what could be built next door. Your agent can pull the case file once it is posted. For a sense of value, see How much is my Hixson home worth in 2026?.

Growth pressure across the area

Hixson has seen several zoning cases this year, including Chattanooga Approves 1307 Hixson Pike C-NT on Final Reading. Across the city, planners have cleared hundreds of new homes; see Chattanooga Planning Commission Clears 300+ New Homes Across Four Developments. At the same time, the resale market has more homes to choose from. The September numbers are in Chattanooga-Area Inventory Hits 4,106 Homes in September as Days on Market Climb to 56 and the Median Holds at $340,000.

Questions to ask about any townhome rezoning

Whether you support or oppose a project like this one, a few questions help you get useful answers from planners and the applicant:

• Access. Where will the driveway or new street meet Middle Valley Road, and what do traffic counts show?
• Stormwater. How will runoff from roofs and pavement be handled on what is now open green space?
• Buffers. Will there be landscaping or setbacks next to Arbor Landing and Valleybrook homes?
• Conditions. Is the applicant willing to accept conditions, such as a cap on units, as part of the rezoning?

How to follow the case

• Watch the Chattanooga-Hamilton County Regional Planning Commission’s monthly agenda for 6330 Middle Valley Road.
• Look for the public notice sign posted on the property before a hearing.
• If the commission sends a recommendation, follow the case to Chattanooga City Council for the final vote.

Thinking of selling in Chattanooga?

If timing matters, read How fast do homes sell in Chattanooga?. Get a free home valuation, or request a cash offer if you want a fast, certain sale.

What is HANDS OFF Hixson?

It is a new resident-led community group in Hixson, founded by Pat Benson Jr., that says it will advocate for responsible growth, more accountability in development decisions and a stronger voice for residents.

What is proposed at 6330 Middle Valley Road?

An applicant is seeking to rezone the property from RN-1-6 to RN-3 to build 27 townhomes on open green space between Arbor Landing and Valleybrook.

What is the difference between RN-1-6 and RN-3 in Chattanooga?

RN-1-6 is for neighborhoods of mostly single-unit homes on lots of 6,000 square feet or more. RN-3 allows a range of homes, including single-unit, two-unit, townhouse and multi-unit dwellings.

Who decides the Middle Valley Road rezoning?

The Chattanooga-Hamilton County Regional Planning Commission makes a recommendation. HANDS OFF Hixson is urging the commission to recommend denial. The Oct. 28 report does not give a hearing date; check the commission's current agenda.

What happened with River City North on Hixson Pike?

Western Wealth Capital and FSO Capital Partners bought River City North, a 108-unit tax credit community at 3825 Hixson Pike, as part of a 192-unit, $20,725,000 two-property deal announced Oct. 26.

Source links

• Chattanoogan.com — “New HANDS OFF Hixson Group Opposes Middle Valley Road Townhomes,” Oct. 28, 2026
• Chattanoogan.com — “Western Wealth Capital Acquires 2 Multifamily Properties In Tennessee,” Oct. 26, 2026
• Chattanooga Zoning Ordinance, Article on residential zones (via Zoneomics)

More from Kings of Real Estate

Related local news:

• Chattanooga Approves 1307 Hixson Pike C-NT on Final Reading
• Chattanooga Planning Commission Clears 300+ New Homes Across Four Developments
• Chattanooga-Area Inventory Hits 4,106 Homes in September as Days on Market Climb to 56 and the Median Holds at $340,000
• How much is my Hixson home worth in 2026?
• How fast do homes sell in Chattanooga?

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