At Apex Ventures, property management goes far beyond collecting rent or overseeing homeowners associations. We believe serving our clients means actively engaging in the policies that shape the housing market in Tennessee.
That’s why two members of our team, Jim Hodge and Tim Clay, recently joined approximately 40 other professionals from the Greater Nashville REALTORS® Association at the annual Tennessee REALTORS® Day on the Hill (DOTH) in Nashville.
For over a decade, Jim Hodge has attended this important event, advocating for property owners and real estate professionals across the state. This year marked Tim Clay’s first time participating, reinforcing Apex’s commitment to leadership in Nashville property management, HOA management in Tennessee, and landlord advocacy.
What Is Tennessee REALTOR® Day on the Hill?
Tennessee REALTOR® Day on the Hill is an annual event where real estate professionals meet directly with state legislators to discuss pending legislation affecting:
- Landlord rights in Tennessee
- HOA governance and restrictive covenants
- Rental property regulation
- Property tax classification
- Housing affordability initiatives
As a company that manages both residential rental properties and homeowners associations in Middle Tennessee, Apex Ventures is uniquely positioned to provide real-world insight into how proposed laws impact property owners, tenants, and communities.
Here are some of the key pieces of Tennessee real estate legislation discussed this year.
Reducing Redundant Regulation: SB 1786 / HB 1916
Vacation Lodging Services License Changes
One important bill addresses unnecessary regulatory burdens on licensed real estate professionals managing short-term rentals.
Currently, affiliate brokers and principal brokers involved in vacation lodging services (VLS) must complete additional coursework and obtain extra licensure, even though they are already licensed and regulated by the Tennessee Real Estate Commission (TREC).
This legislation would:
- Eliminate redundant classroom hour requirements
- Remove duplicative licensing for already-qualified professionals
- Maintain supervision under principal brokers
- Preserve TREC oversight and disciplinary authority
For professionals already trained in Tennessee real estate law and rental property management, the additional requirements create cost and bureaucracy without increasing consumer protection.
As advocates for practical and effective regulation, Apex supports a YES vote on SB 1786 / HB 1916.
Protecting Single-Family Rental Property Classification: SB 1675 / HB 1670
Tennessee Property Classification & Assessment
Another major issue impacting landlords in Tennessee is how rental homes are classified for property tax purposes.
Under the Tennessee Constitution, residential property is assessed at 25% of its value, provided it does not contain two or more rental units. However, some counties have begun reclassifying single-family rental homes as commercial property, increasing assessment rates from 25% to 40%.
This shift has serious consequences:
- Higher operating costs for property owners
- Increased rent for tenants
- Reduced housing affordability
- Inconsistent property tax treatment across counties
If single family rental homes are taxed as commercial property, rents rise or homes exit the rental market altogether. Either outcome hurts everyday Tennesseans.
This bill clarifies that single family homes and townhomes remain classified as residential property, even when used as rentals. Clear statutory language ensures uniform treatment statewide and protects housing supply.
Apex supports a YES vote on SB 1675 / HB 1670 because stable property tax policy is essential for affordable housing in Tennessee.
Expanding Housing Affordability: Governor Lee’s Starter Home Revolving Fund
Housing affordability remains one of the most pressing issues in Nashville and across Middle Tennessee.
Tennessee REALTORS® voiced support for Governor Lee’s proposed $30 million Starter Home Revolving Fund, designed to increase access to attainable housing.
The program would:
- Provide 0% interest loans for 24 months to construct starter homes
- Be administered by THDA
- Replenish every two years for long-term sustainability
- Encourage smaller footprint homes at attainable price points
- Expand options for first time and workforce buyers
By incentivizing builders to include entry level housing in new developments, the fund directly addresses supply constraints, one of the core drivers of rising home prices.
As a company deeply involved in both Nashville real estate and rental property management, Apex understands that expanding housing inventory is critical to long-term market stability.
We support initiatives that responsibly expand consumer choice and sustainable homeownership opportunities.
Protecting Property Rights & HOA Governance: SB 2282 / HB 2306
Daycare Operations in Residential Communities
One of the more controversial bills discussed affects both landlords and Homeowners Associations in Tennessee.
SB 2282 would:
- Prohibit homeowners associations from enforcing covenants that restrict licensed daycare operations within homes
- Prevent landlords from refusing to rent to tenants who operate or plan to operate a licensed child care facility
While supporting working families is important, the bill raises significant concerns.
It does not adequately address:
- Increased traffic on residential streets
- Noise levels in HOA communities
- Safety risks from vehicle congestion
- The commercial nature of operating a daycare business
- The number of children involved
From a property rights standpoint, this legislation is problematic.
“Daycare facility” is not a protected class under the Fair Housing Act. Property owners should retain the ability to choose tenants, provided they do not discriminate against legally protected classes.
Additionally, invalidating HOA restrictive covenants undermines one of the most local forms of governance, the homeowners association. HOA boards are elected to represent the interests of neighborhood property owners. Removing their authority to regulate commercial activity within residential communities weakens local decision making.
For these reasons, Apex Ventures opposes SB 2282 / HB 2306.
Why Legislative Advocacy Matters for Property Owners
And How Apex Ventures Goes Beyond the Average Middle Tennessee Property Management Company
Real estate legislation directly affects:
- Rental property profitability
- Rent prices and affordability
- HOA authority and governance
- Property tax assessments
- Housing supply
- Consumer access to homeownership
As a leader in Nashville property management and HOA management, Apex Ventures believes advocacy is part of our responsibility to clients.
We don’t just respond to policy changes, we help shape informed, practical solutions that protect property rights while supporting housing access across Tennessee.
Jim Hodge’s decade-long participation in REALTOR® Day on the Hill, and Tim Clay’s first year attending, reflect our long-term commitment to serving both our clients and our community.
At Apex Ventures, we don’t stop at the closing table. We advocate for smarter housing policy, stronger communities, and a more stable real estate market across Middle Tennessee
