The Knox Heritage Fragile & Fading list identifies and prioritizes local properties, landmarks, and neighborhoods in need of preservation strategies. This initiative aims to create awareness and strengthen community support to save these historic places from being lost forever.
Together, we can conserve resources, protect beautiful architecture, sustain the local economy by creating jobs and growing heritage tourism, and connect our community to our shared and irreplaceable history.
2025 Fragile & Fading List
Fading Fast
The Knott-York House – 1415 Third Creek Road (Formerly 4810 Middlebrook Pike)
The Knott-York House, situated on the median strip of Middlebrook Pike, stands as a rare and enduring testament to mid-19th-century life in the region. Constructed ca. 1845 for Andrew Knott, a native of Abingdon, Virginia, the home reflects both the architectural sensibilities and the practical construction methods of the Antebellum period. Built with locally sourced brick and traditional craftsmanship, this two-story structure embodies the resilience and character of early rural Knox County settlements. For over 180 years, the Knott-York House remained under the care of the same family, passing through five generations before its sale in March 2025.
Middlebrook Pike was once a vital transportation corridor in Knox County, facilitating access between Knoxville and the outlying agricultural lands of west Knox County. In the 19th century, this road played a crucial role in the movement of people, goods, and agricultural products, and the placement of the Knott-York House along this route underscores the prominence of the road in early county development.
However, with the passage of time, the landscape surrounding the home has changed dramatically. As Knoxville expanded, Middlebrook Pike gradually widened to accommodate increased traffic, and the character of the area shifted from rural and agricultural to industrial and commercial. These changes have created a challenging environment for the preservation of the Knott-York House. A RaceTrac gas station is proposed for construction in the immediate vicinity of the historic Knott-York House, effectively surrounding the site with a modern commercial development. The permitting process for the gas station is currently underway and this development proposal has raised concerns among preservationists and community members who value the historical and cultural significance of the Knott-York House.
Despite these pressures, the Knott-York House does have an H Zoning overlay, and is protected from demolition and remains architecturally significant.
JFG Coffee Signs (200 W. Jackson Avenue & Former Gay Street Bridge Location)
JFG Coffee Company was founded in Morristown, Tennessee in 1882 by James Franklin Goodson as a wholesale operation selling coffee to grocery stores. By 1919, JFG began roasting its own beans at its grocery business building in Morristown. Five years later, the company moved its roasting operations to Knoxville where it branched out from coffee to other packaged goods. JFG was sold to Reily Foods in 1965 and with the transfer of the company came the responsibility of maintaining its two iconic neon signs.
The building located in the Old City at 200 W. Jackson Avenue became JFG’s first headquarters in 1926. In 1941, JFG installed its first neon atop the building. The sign, which was then described as a “phantom in the sky and seems to actually hang suspended in the blackness of the night” measures 40 feet wide and 30 feet high. Over the past 80 years, the sign has continued to be a nostalgic presence in the Knoxville skyline. Today, the sign has structurally deteriorated and will need a major restoration to make it fully functional again. Due to deferred maintenance the sign would need to be removed from the rooftop for repairs, which adds to the logistical complication and expense.
In 1954, JFG installed its second neon sign, which had been a landmark on the south side of the Tennessee River, east of the Gay Street Bridge, since its construction. In 2010, the sign had been taken down for restoration and, unfortunately, the existing lease agreement stated that if the sign was taken down the lessor could take the opportunity to use the land for other purposes. The lessor exercised that right. Due to a public outcry among citizens stating that the sign was a fixture of South Knoxville, the owner of the sign, Reily Foods, secured an alternate location for the sign on property owned by the Kerbela Shriners and the sign was removed and taken to Charlotte, North Carolina for restoration. In the late summer of 2012, the sign returned to its new its new location and the on-switch was “flipped” by a citizen contest winner on Boomsday, September 1, 2012.
However, on October 3, 2023, the sign was dismantled and removed from its perch at the end of the Gay Street Bridge with no advanced warning. Surprising citizens and City of Knoxville representatives, Reily Foods said their lease was terminated with Kerbela Shriners and they were told to remove the sign. Currently the sign is in storage at the JFG plant off Sutherland Avenue. There are no immediate plans to reinstall the sign, and no current location has been chosen. Knox Heritage is currently working with representatives of the City of Knoxville and Reily Foods to identify a new location and return this iconic sign to the Knoxville skyline.
Knox Heritage is also committed to working with the owners of the JFG Building, Reily Foods and Allen Sign Company to find potential solutions to the logistical complications and expense of restoring the iconic Jackson Avenue sign that dominates our downtown skyline.
The Paul Howard House – 2921 N. Broadway
This elegant 1910 Craftsman style house was designed by local architect Charles Hayes. Built in an era when many prominent Knoxvillians lived on Broadway, it has been home to two City Council members, a Knox County Trustee and a Knoxville City Manager with the last post held by Charlton Karns, a powerful figure in the 1920s and 1930s. During the era when Broadway was becoming known as part of the national Dixie Highway, the house served for several years as the Minton Tourist Home. For over 60 years it was owned by the Howard family, owner of a prosperous plumbing supplies company.
In the fall of 2015, the home was listed for sale and caused a stir when Chattanooga-based developer The Hutton Co. planned to purchase the property to tear down the house and place a Walmart Market on the lot. Due to neighborhood outcry, the offer was pulled. With its fate still in limbo, Knox Heritage placed the home on its Fragile & Fading List in 2015. In 2017, Danny and Rhoda Harb purchased the home with plans to use a portion as a private office while overseeing the interior renovation. Plans have stalled, and long-term use of the site is unclear.
The Paul Howard House is a community landmark, and Knox Heritage has spoken to the property owner and seeks to work with them on solutions for its preservation or to provide resources to sell the house to a preservation-minded buyer.
Lord Lindsey – 615 W. Hill Avenue
Lord Lindsey, the iconic Hill Avenue building located in downtown Knoxville, was originally built as a private residence in 1901. The home was built by businessman and civic leader, A. Percy Lockett (1870-1926) and was designed by local architect Leon Beaver (1847-1905.) In 1919, the home was purchased by Lockett’s mother, Margaret Augusta Lockett, who lived in the house until her death in 1925.
The congregation of the First Church of Christ, Scientist (organized in 1899) purchased the house in 1926 and renovated it into their new church. The congregation moved to a new location on Kingston Pike in 1976. In 1979 the building became the restaurant Lord Lindsey, which was owned and operated by preservationist Kristopher Kendrick (1935-2009). As a restaurant and catering service, Lord Lindsey was and is important to many people in Knoxville who attended functions there, admired its architectural details, and associated important events in their lives with the property.
Empty and underutilized for many years, this iconic downtown structure is in the Hill Avenue Historic District H Zoning and is eligible for the National Register of Historic Places. Knox Heritage is committed to aiding the current owner to find a viable use for Lord Lindsey and to offering business concepts that would benefit the historic structure. Knox Heritage also advocates for the building to be placed on the National Register of Historic Places, which opens up eligibility for potential grants and Historic Preservation Tax Credits.
Still Fragile
West View Cemetery District – Keith Avenue
Located in the West View Neighborhood along Keith Avenue, West View Cemetery District is a group of three abandoned Black cemeteries – Southern Chain Cemetery (est. 1898), Longview Cemetery (est. 1915), and Crestview Cemetery (est. 1922.) It is estimated that over 15,000 burials are in the three cemeteries, though unrecorded burials may make that figure much higher. Combined, these cemeteries are the final resting place of educators, authors, doctors, musicians, lawyers, and business owners.
In the 1960s, ownership of the three cemeteries was the responsibility of Crestview Cemetery, Inc, a perpetual care cemetery. During this time, hundreds of Knoxville’s Black citizens, feeling secure in the owner’s promises and obligation to maintain the site, purchased burial plots. By 1984, all three cemeteries were abandoned, overgrown, and had become an illegal dumping ground. Crestview proved to be easier to clean and maintain because it was the only cemetery set up as a business at its inception, which meant the cemetery fell under the jurisdiction of the Tennessee Department of Commerce and Insurance. This allowed the department to acquire the cemetery in 1993 through legal action.
The West View Community Action Group took over the maintenance and advocacy of the historic cemeteries using all volunteers, but they could never unravel the legalities and ownership issues. Although West View Community Action Group does not have legal control over the cemeteries, they maintain watch over them and mostly rely on family members and volunteers to help care for sections of the cemetery. For several years, through a partnership with the West View Community Action Group and the Knox County Department of Corrections, Crestview was mowed and maintained. But due to the COVID-19 pandemic, this partnership ended and has not been reinstated.
The involvement of local figures like Denzel Grant and Turn Up Knox, a local non-profit that strives to interrupt cycles of gun violence in Knoxville, shows a strong commitment to preserving the site, not just for historical reasons but as a way to honor and remember loved ones. Knox Heritage advocates for Historic Overlay (H) zoning to be placed on the cemeteries, which is a critical step in ensuring that these cemeteries are protected from future development, which would help maintain their historical and cultural significance. It’s encouraging to see that local citizens are rallying around this cause and working together to find solutions. These kinds of community-driven initiatives are vital for preserving local heritage and ensuring that important sites are maintained for future generations.
Knoxville College – 901 Knoxville College Drive
Knoxville College was founded in 1875 as part of the missionary effort of the United Presbyterian Church of North America to promote religious, moral, and educational leadership among freedmen and women. The National Register District is composed of eight contributing buildings. The campus was the first Black college in East Tennessee and hosted prominent figures such as Frederick Douglass, Booker T. Washington, W.E.B. DuBois, and Martin Luther King, Jr.
While pursuing their education, students assisted in the design and construction of these historic buildings and used bricks made on campus. The historic buildings, with their fine craftsmanship and solid design, deserve to be restored and used again. Unfortunately, many of these buildings have been condemned due to decades of neglect, arson, and abandonment. The situation has grown dire, especially following the devastating fire on November 4, 2024, which destroyed the historic Elnathan Hall, originally built in 1898.
Knox Heritage continues to support the college leadership by exploring avenues for re-accreditation—a critical step toward qualifying for preservation grants and funding for structural stabilization. We urge the formation of new partnerships and coalitions to work collaboratively toward restoring and revitalizing this invaluable site. Knoxville College’s legacy deserves to be preserved not just in memory, but through renewed purpose and use.
Statement provided by Knoxville College Board of Trustees:
“We appreciate your recognition of the significance of this historic institution and your role in highlighting its importance through initiatives like the Fragile & Fading list. As the only HBCU in the East Tennessee area, our first priority is to provide a safe environment and to offer post-secondary education to all students.
Knoxville College is in urgent need of restoration. We are actively seeking support to improve its current state and ensure its legacy endures. Our goal is to expand community awareness and engagement while rallying resources to prevent the further deterioration of this vital institution.
Several buildings on our campus are in critical condition:
- McKee Hall is rapidly decaying and requires immediate attention.
- The Colston Performing Arts Center, along with other structures, has been abandoned for over 15 years and is in need of major renovation.
- Wallace Hall received a new roof approximately five to six years ago, but the building still requires substantial repairs.
- Additional facilities such as the Science Building, the President’s House, and the Library are also in need of significant restoration.
At present, the only two buildings we occupy on campus are the Reese McMillan Chapel Building and the Annex Building.
We respectfully ask for your continued support in showcasing Knoxville College on the Fragile & Fading list. Your advocacy helps bring much-needed attention to our preservation efforts and can inspire collaboration with external partners to develop meaningful strategies for restoration and revitalization.”
Standard Knitting Mill – 1400 Washington Avenue
This circa 1945 building is the only remaining structure associated with Standard Knitting Mill. Standard was founded in 1900 with 50 employees. By the 1930’s, Standard was the largest textile and knitting mill in Knoxville and employed over 4,000 Knoxvillians. At one time, Standard produced over one million garments a week and inspired Knoxville’s title as the “Underwear Capital of the World.” The current building footprint still comes in at over 400,000 square feet and was the home of Delta Apparel until 2007.
After a fire in January 2022 that severely damaged the front section of the building. Knox Heritage has reached out to the current owners multiple times but has not received a response at this time. For more information on redevelopment efforts, please visit standardknittingmill.com
Moving Forward
Howell House at Knoxville Botanical Gardens & Arboretum – 2347 Wimpole Avenue
The Knoxville Botanical Gardens & Arboretum (KBGA) is a 44-acre public garden located in East Knoxville, just three miles from the heart of the city. Members of the Howell Family established a nursery business in the mid-nineteenth century. By 1895, S.S. Howell had become known for his prize-winning strawberries and the next five generations built on this tradition. The Howells opened thirteen different locations across the southeast, developed a catalog and mail order business, contributed new cultivars of trees like the Cherokee Chief red dogwood, and served as horticultural educators and ambassadors regionally and in other professional organizations. Fifth generation Howells, Joe, Cole (C.B., Jr) and cousin Martha made Howell Nurseries synonymous with landscape architecture and design. Martha in 1934 was the first female landscaper architect for the new TVA town of Norris. In 1942, Joe added acreage and opened Joe N. Howell Landscape and Nursery, adjacent to Howell Nurseries. Inspired by European landscape designers he studied under in Charleston, Joe installed stone hardscapes and demonstration gardens throughout the property and the region. In 1961, half-brother,C.B., Jr, co-founded the Dogwood Arts Festival with Knoxville mayor John Duncan and Mrs. Harold Mears.
In 2002, the property was saved from development and became home to the Knoxville Botanical Garden & Arboretum and was listed on the National Register of Historic Places in July 2022. The Howell House is a key part of KBGA’s efforts to preserve its heritage while serving the community. As a crucial venue for events, staff offices, and public restrooms, the Howell House is in need of significant restoration to address aging, water intrusion, and deferred maintenance. Rehabilitation is well under way with support from the City of Knoxville, Tennessee Historical Commission, and Knox Heritage, in partnership with private donors. Work is complete on the red clay tile roof, copper awnings, copper gutters, and cedar shake siding. The foundation has been pinned down to the bedrock and reinforced steel structural beams have been added to the basement to further stabilize the structure. Masonry repairs associated with the foundation work are now complete. A comprehensive assessment of the windows and lintels have been conducted. KBGA is currently raising funds to rehabilitate 66 windows along with lintels and doors.
Future projects will include restoration of the extensive iron work and the Jim Thompson mural of the Great Smoky Mountains as well as upgrades to mechanical, electrical, and plumbing. For more information on how to contribute to this important project, please visit www.knoxgarden.org or contact Sharon Moore at sharon@knoxgarden.org. Your involvement will help ensure the continued preservation and functionality of this historic gem.
Giffin School – 1834 Beech Street
Located in the South Haven neighborhood, Giffin School was named for Andy Giffin, who donated the land for the original building. The original section was completed in 1920 and designed by the local architectural firm, Barber & McMurry. Due to overcrowding, an addition was constructed in 1928, also designed by Barber & McMurry. After several years,once again the school building proved to be too small, and a new addition was added in 1950. This addition added six more classrooms, a gym, and a cafeteria. The final addition was designed by Bruce McCarty (1920-2013) of Rutherford and Painter Architects and is speculated to be McCarty’s first solo design.
For years, the building was occupied by the non-profit group Remote Area Medical and was owned by Knox County. In 2015, Knox Heritage purchased the property and placed a preservation easement on the building and released a competitive Request for Proposals for the adaptive reuse for the property. Giffin Senior Community, LLC purchased the building in early 2016 and the school was placed on the National Register of Historic Places in November 2016. Unfortunately, years went by with continued neglect and no movement on redevelopment plans.
In December 2022, with a renewed interest in the project, Case Enterprises came forward with plans to purchase, restore the historic building, and construct new buildings on the property for affordable housing. This exciting new development, called Historic Giffin Square, will bring 77 units and 147 beds to help alleviate the area’s growing needs for affordable housing. The centerpiece is the rehabilitation of the 30,000 square-foot former Giffin School. Alongside the historic school, two new 23,500 square-foot residential buildings will also be constructed, complemented by several thoughtfully designed outdoor and community spaces. In collaboration with Knox Heritage, the project is currently undergoing the Historic Preservation Tax Incentive Program application process, a federal program that encourages private sector investment in the rehabilitation and reuse of historic buildings. In November 2024, the application was conditionally approved. The project team includes George Armour Ewart Architects, Will Robinson & Associates, Haines Structural Group, Bedinger Consulting Engineers, Vreeland Engineers, and Beasley Landscape Architects.
ONES TO WATCH
Maplehurst Park – 814 W. Hill Avenue
Originally an estate called “River Lawn,” the property was built by James Hervey Cowan ca. 1871. Around 1890, Edward Jackson Sanford, a wealthy Knoxville businessman, purchased the estate and renamed it Maplehurst, inspired by the maple trees on the grounds. In 1912, a developer subdivided the land into 16 lots, establishing Maplehurst Court, and cultivating a neighborhood of Tudor, Craftsman, Mission and Spanish Colonial Revival buildings.
In 2025, The University of Tennessee announced plans to explore the potential use of the site to create an innovation district. The University Financing Foundation Inc, (TUFF) is purchasing Maplehurst Park Apartments and will operate and manage the 199-unit property while the University of Tennessee engages in a visioning process for the 5.6 acre site.
As noted in the Agenda Item Summary for the University of Tennessee’s July Board of Trustees meeting, “If the Holding and Option Agreement is approved, UTK will work with
TUFF to explore the potential development of the property in a manner that preserves the historical nature of the Maplehurst neighborhood. UTK will engage potential corporate partners, community stakeholders, local government, and the Knoxville Chamber in the visioning process.”
The historic section of the site is eligible for the National Register of Historic Places. Knox Heritage is in communication with the University of Tennessee and TUFF and conversations will be ongoing.
The Alfred Buffat House/The Maples – 1717 Loves Creek Road
Built in 1867 by Alfred Buffat, a French-Swiss immigrant, The Maples stands as one of the last remaining 19th-century homestead complexes in northeast Knoxville. Constructed in the Italianate style, the residence was a wedding gift from Buffat to his bride, Elisa Bolli. Buffat established a grist mill on nearby Loves Creek, catalyzing the development of a rural milling community in the area. The mill, later known as Buffat Mill, gave its name to Buffat Mill Road, preserving the family’s legacy in the local geography.
In 2015, the City of Knoxville awarded a $21,529 preservation grant to support foundational and structural repairs to the property, reinforcing community-led efforts to preserve the site’s historical and architectural integrity. This funding reflected a broader commitment to maintaining the character of the neighborhood and protecting its cultural landmarks. However, in 2024, concern began to grow among residents when the property was unexpectedly listed for sale. The announcement sparked fears about the future of the site, with many in the community worried that redevelopment could threaten its historical value or alter the neighborhood’s identity.
The property was listed on the National Register of Historic Places in 1975 and is currently undergoing a detailed land survey to assess its limitations and possibilities. The owner is now exploring redevelopment options that would comply with zoning and environmental regulations, while still aiming to make the site and the historic structure viable.