The historic heart of town

Downtown Manchester and the Public Square

The public square is where Manchester began, and the Coffee County Courthouse still stands at its center. Buyers often ask me what it is like to live close to downtown and whether the historic rules affect a home they are considering. This guide covers how the square came to be, what the courthouse is, how the city's Downtown Historic District works and what to check before you buy nearby. I describe the area in general terms rather than naming individual streets or subdivisions, because the right home depends on your needs.

How the square began

The Tennessee Encyclopedia says the General Assembly created Coffee County in 1836 from parts of Bedford, Warren and Franklin counties and named it for General John Coffee. When the county was created, Manchester was named the county seat on 200 acres belonging to James Evans and Andrew Haynes.

The Coffee County Historical Society says a small village called Mitchellsville already stood near the site and was renamed Manchester after the industrial city of Manchester, England. Because the Little Duck and Duck rivers offered so much water power, local leaders hoped the new town would grow into an industrial city too.

A National Register nomination for one of the town's historic churches adds that Manchester sat near the center of the county on the Winchester and Nashville road, and that by the middle 1850s the town was tied to the Nashville, Chattanooga and St. Louis Railroad through the Manchester and McMinnville branch. When the town lots were laid out, the commissioners set aside lots along Church Street for each denomination in the community, picturing a street lined with churches.

The Coffee County Courthouse

The courthouse anchors the square. According to its National Register of Historic Places nomination:

• Built in 1871. The first courthouse, built in 1837, was destroyed by fire, and the present building replaced it. The Tennessee Encyclopedia gives the same dates.
• Italianate brick. It is a two story Italianate brick building, first built as a rectangle about 44 by 64 feet. The hard pressed bricks were made locally.
• Builders. J. O. and D. S. Wright of Nashville were contracted for the woodwork, painting, plastering and the iron, tin and stone work, and Henry Levy is listed as the contractor for the brickwork.
• The 1914 addition. A two story addition was built on the north side in 1914, with care taken to match the style and trim of the original building.
• Ornamental tin. The hoodmolds, brackets, dentils and cornices are made of heavy gauge, tin coated sheet metal, and a cupola with twelve columns sits at the center of the roof under a slender metal spire.
• Focal point of downtown. The nomination calls the courthouse the focal point of downtown Manchester and very important to the townscape. It also notes that the building came through several close calls when some favored tearing it down for a new building, with help from local historical groups that pushed for its preservation.

The National Park Service NPGallery record shows the courthouse was listed on the National Register in 1974.

Today the Coffee County Historical Society keeps its office and research room in the historic courthouse at 101 West Fort Street, on the square. The Society says the office is staffed by volunteers Tuesday through Friday from 9:00 a.m. to 1:00 p.m. and at other times by appointment, and that it is scanning a collection of more than 100,000 photographic negatives that document the history and people of Manchester and Coffee County. The phone number the Society lists is (931) 728 0145.

Another National Register building nearby

The Manchester Cumberland Presbyterian Church, at the southwest corner of Church Street and West High Street, was dedicated in 1890 and listed on the National Register in 1992. Its nomination describes it as the best surviving example of late nineteenth century Gothic Revival architecture in Manchester, and also lists the name Church Street Theatre. The same nomination notes that the city has several surviving examples of Victorian period architecture, including the courthouse and Italianate influenced and Queen Anne dwellings.

The Downtown Historic District

The City of Manchester adopted a preservation ordinance on November 16, 2010 and, through it, designated the Downtown Historic District. Here is how the city's Historic Downtown Manchester Review Standards describe it:

• An overlay. Historic zoning is a form of overlay zoning. It applies in addition to the existing zoning, whether the land is zoned residential, commercial office or another use, and it does not change or affect the use of the property.
• What gets reviewed. The Historic Zoning Commission reviews applications for exterior alterations, new construction, demolition and relocation within the district. The standards apply only to newly built and renovated exteriors of buildings.
• Simple repairs. Review does not refer to simple repairs, such as replacing a broken window or refinishing a weathered door.
• Existing buildings. Existing buildings are grandfathered in and do not have to change to meet the standards until an owner decides to remodel, add to, demolish or relocate a structure.
• Certificate of Approval. Owners in the district must apply for a Certificate of Approval before starting work that would change a structure's exterior. The application form lists items such as paint, fences, roofing, windows, doors, porches, siding, awnings, signs, sidewalks and parking areas, and it asks for someone at the meeting who can answer questions.
• The commission. The standards describe a nine member commission appointed by the Mayor and approved by the Board of Aldermen.
• Appeals and enforcement. Appeals go first to the Board of Zoning Appeals and then to the Mayor and Board of Aldermen, and the Manchester Health and Codes Department enforces the standards.

The map in the standards document shows the zone wrapped around the courthouse, reaching High Street to the north and Woodland Street to the east, with Highway 41 along its southwest edge. The city also posts approved colors, sign standards and mural guidelines on its Historic Zoning Commission page. The commission's mission statement says its purpose is to promote and encourage downtown business within the historic zone while keeping the integrity of both commercial and residential historic structures.

The Tennessee Department of Economic and Community Development also selected Manchester in 2016 for the fifth round of its Tennessee Downtowns program, a two year downtown revitalization program affiliated with Tennessee Main Street.

Getting around from the square

• On foot to Old Stone Fort. The City of Manchester says the 2.4 mile Little Duck River Greenway connects the Town Square with Old Stone Fort State Archaeological Park and the Caretakers Entrance on State Highway 41, along with the Recreation Center, Fred Deadman Park, Dave King Park and Coffee County Middle School. The section from the Town Square through the Memorial Garden into Fred Deadman Park is lighted. See my guide to homes near Old Stone Fort.
• By car. Highway 41 runs along the edge of the historic zone, and the county has six exits on Interstate 24. My commute guide covers drives to Nashville and Chattanooga.
• Arts. The city lists the Manchester Arts Center at 128 East Main Street, a nonprofit theatrical organization and home to the Millennium Repertory Company.

For more ideas, see things to do in Manchester and my guide to living in Manchester.

City offices close by

• City Hall is at 200 West Fort Street. The Tax Collections Office inside City Hall takes applications for the city property tax relief and tax freeze programs, and the Planning Commission and Board of Zoning Appeals meet upstairs in the City Hall meeting room on the third Monday of each month at 5:30 p.m., unless otherwise noted.
• Health and Codes is at 107 Hillsboro Boulevard, (931) 723 1464. The city says to call this office for residential and commercial zoning questions, because the zoning map is not posted online and changes regularly.
• Manchester City Schools lists its central office at 215 East Fort Street.

Buying a home near the square

Living close to downtown can put the courthouse, city offices and the greenway within a short walk. The city describes its historic central district as a mix of residential, commercial and industrial buildings in a variety of styles, so a few questions are worth answering before you write an offer.

• City or county. Confirm whether the address is inside Manchester city limits or in unincorporated Coffee County. That decides which property taxes apply, which zoning and codes office you deal with and whether the city historic zoning rules can apply at all.
• Historic zone. Ask whether the property is inside the Downtown Historic District. If it is, plan for a Certificate of Approval before exterior changes like new siding, windows, roofing, fencing or paint, and build that review time into your renovation plans.
• Zoning. Call Health and Codes at (931) 723 1464 to confirm the zoning for the exact parcel, especially if you are thinking about a home office, a second unit or a mixed use building.
• Flood zone. Look up the exact address on the FEMA Flood Map Service Center and ask your lender whether flood insurance will be required. My flood zones guide walks through each step.
• Utilities. The City of Manchester Water and Sewer Department serves the city and some areas of the county. Confirm the water, sewer and electric providers for the address. See my utilities guide.
• Property taxes. Tennessee assesses residential property at 25 percent of appraised value, and homes inside the city pay both city and county taxes. My Coffee County property taxes guide explains how to estimate the bill.
• Schools. Public schools in the area are run by Manchester City Schools and Coffee County Schools. School assignment depends on the address, so confirm zoning with the district. See my schools guide.
• Older homes. Plan a full home inspection and ask about the roof, wiring, plumbing and foundation. For most homes built before 1978, federal rules require the seller to share known lead based paint information and give you a chance to test. My home inspection guide explains what a standard inspection covers.
• Visit at different times. Walk the blocks around the square on a weekday and on a weekend to see how parking, traffic and activity feel on the street you are considering.

Selling a home near the square

If you own a home near downtown and are thinking about a move, I will prepare a price recommendation based on recent comparable sales and walk you through the Tennessee seller disclosure. Request a free home value report to get started.

Keep reading:

• Manchester TN neighborhoods and areas
• Moving to Manchester
• Homes near Old Stone Fort
• Things to do in Manchester
• Home inspections in Tennessee
• All Manchester guides

Looking at a home near the square?

I help buyers compare homes near downtown with the rest of Manchester and Coffee County, and I can line up historic zone questions, flood zone checks and inspections before deadlines pass. Call or text me at (615) 497 1658, or request my buyer guide below and tell me what you are looking for.

Common questions

Matt Sargent is a Tennessee licensed affiliate broker with Keller Williams who helps buyers and sellers in Manchester and Coffee County. Call (615) 497 1658 or send a message.