Land Use
Planning for Sumner County’s Future
Forward Sumner’s vision for unincorporated Sumner County builds upon data-driven insights and community engagement to ensure balanced growth that respects farmland, local identity, and infrastructure needs. With “Sumner 2050,” we’re helping stakeholders connect with the bigger picture of how land should be utilized over the next two decades.

FSEP Land Use Breakdown & Growth Patterns (March 9, 2025)
Replica Land Use Data
Land Use & Dwelling Insights (Replica, 2023)
Forward Sumner relies on data-driven insights to guide strategic planning. Recent land use and dwelling information—drawn from Replica’s 2023 datasets for Sumner County—highlight trends that shape economic and community development. Below is a concise analysis of these findings.
Key Observations from Dwelling & Building Data
- Single-Family Prevalence: Locations such as Graball, Fairfield, and Oak Grove remain predominantly single-family, reflecting Sumner County’s rural-to-suburban transition. In contrast, Goodlettsville and Hendersonville show higher multi-family and mixed-use footprints, supporting more urban-style growth.
- Commercial & Industrial Corridors: Gallatin and Portland boast significant building areas dedicated to retail and industrial usage, suggesting strong job-center momentum. These corridors help anchor logistics, advanced manufacturing, and commercial services.
- Mixed-Use Evolutions: While single-family remains dominant, municipalities like Millersville and Shackle Island exhibit niche pockets of multi-use construction—signaling incremental diversification of housing and commercial spaces.
Overall, the dwelling data reveal a varied housing stock across Sumner County’s unincorporated and suburban jurisdictions. From an economic development standpoint, broadening housing typologies—especially near job hubs—helps retain a skilled workforce and attract new residents.
Land Use Breakdown & Growth Patterns
- Agriculture vs. Urbanization: Large tracts in places like Bransford and Cottontown remain agricultural or open space, reflecting the County’s rural heritage. Meanwhile, Hendersonville and Goodlettsville each have more commercial and residential footprints, indicative of established suburban and retail corridors.
- Emerging Mixed-Use Zones: Data indicate small but rising “mixed_use” designations in Bethpage, Portland, and Gallatin, aligning with the region’s push toward walkable nodes and the synergy of retail, office, and residential co-location.
- Strategic Corridors & Job Access: Because of strong logistics activity near I-65 and SR 386, industrial expansions around Portland and Gallatin are particularly notable. This fosters workforce connectivity and sustains local manufacturing job growth.
From a workforce development perspective, these land use trends underscore the importance of balancing new housing with job-site proximity. Farmland retention remains key for the County’s character and agribusiness contributions, while high-density pockets enhance economic vibrancy.
Top 10 Inbound & Outbound Migrations
Lightcast data reveals Sumner County’s most significant domestic migration exchanges. Below are the top 10 counties for net inbound migration:
Rank | County | Inbound | Outbound | Net |
---|---|---|---|---|
1 | Davidson County, TN | 3,133 | 1,775 | +1,359 |
2 | Orange County, CA | 207 | 22 | +185 |
3 | Los Angeles County, CA | 160 | 11 | +149 |
4 | Riverside County, CA | 159 | 19 | +140 |
5 | San Diego County, CA | 153 | 18 | +135 |
6 | Cook County, IL | 92 | 32 | +60 |
7 | Williamson County, TN | 252 | 168 | +84 |
8 | Broward County, FL | 42 | 3 | +39 |
9 | Miami-Dade County, FL | 42 | 2 | +40 |
10 | Sacramento County, CA | 72 | 32 | +40 |
Such inflows, combined with strong regional economic activity, underscore the importance of thoughtful land use planning to maintain Sumner County’s quality of life amidst ongoing growth.
Infrastructure & Growth
Effective infrastructure is key to balancing development with farmland preservation. Projects like SR 109 (Portland Bypass) and expansions to SR 386 (NETcorridor) address congestion and connect new residential areas with job hubs. This strategic approach ensures that as inbound migration continues, Sumner County remains accessible for residents and businesses while safeguarding rural identity.
Sustainable Growth
Key elements of Sumner 2050 include:
- Rural Preservation – Leveraging conservation easements and large-lot zoning.
- Mixed-Use Nodes – Encouraging walkable hubs near major corridors.
- Environmental Stewardship – Proactive floodplain management and open space protection.
Through data-driven planning, we can accommodate growth while retaining Sumner County’s distinct heritage and future resilience.
Comprehensive Land Use Plan Survey
Sumner County is updating its land use plan for unincorporated areas (400 sq. miles, over 60,000 residents). “Sumner 2050” will shape zoning, development, and preservation efforts for the next 25 years. Even if you live in a municipality, your feedback matters.
Have a say in traffic mitigation, farmland retention, and rural character preservation. This is your chance to guide Sumner County’s future!
Survey Closes March 14th, 2025
Additional Resources
Stay informed and engaged:
- Sumner County Government: Planning & Zoning
- TDOT Projects & Corridor Plans
- Local Media Coverage on Sumner 2050
Your participation ensures that unincorporated Sumner County thrives under strategic, community-driven land use policies.