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Northern Virginia has more data centers than anywhere else in the world. Here's its advice for Southside.

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Northern Virginia has more data centers than anywhere else in the world. Here's its advice for Southside.


Northern Virginia is home to 35% of the world’s data centers. These massive warehouse-like buildings house computers and networking equipment that store and send data — and feed our ever-growing demand for apps, artificial intelligence and cloud storage.

Now they’re coming to Southside. 

They bring with them concerns about viewsheds, traffic, noise and energy capacity — but also the potential for transformational tax revenue and job creation.

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Cardinal News reporters Grace Mamon and Tad Dickens talked with local officials, residents, energy providers, environmental experts and others about what communities in our region can expect as these developments spread southward.

Today’s installment: What advice does Northern Virginia have for Southside?

Previous coverage: How do data centers change the communities where they’re built?

Village Place is a complex of neatly packed townhomes in Prince William County, with brick and siding facades and plenty of windows. The main entrance of the neighborhood leads to a roundabout, a stone obelisk at its center, and branches off into three other roads. 

The sidewalks are lined with small trees and take abrupt perpendicular turns in front of each home, leading visitors and residents up a set of brick steps to the front door.  

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Cars park nose to bumper along the street or in the garages around back, which are tucked underneath balconies. When the weather is warm, the balconies are dotted with flower pots, patio furniture and table umbrellas.

The access road leading to those garages is sandwiched between the townhomes on one side, and a 70-foot-tall data center building on the other.

The Village Place townhome neighborhood in Prince William County is immediately adjacent to a data center. The access road to get to the neighborhood’s garages is a few hundred feet from the data center building. Photo by Grace Mamon.

Before 2022, trees grew on that side of the road. Now, 200 feet and a fence are the only things separating the residents of Village Place from the under-construction data center campus owned by a developer called The BlackChamber Group. 

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The two-story data center building is on a hill, towering over the roofs of the townhomes. It is visible not only from the access road, but also from the neighborhood’s street and from inside some of the homes.

Data centers are large, warehouse-like buildings that house computers and networking equipment used to store and send data. They are more prevalent in Northern Virginia than anywhere else in the world because of the state’s robust infrastructure, conducive climate and competitive tax rates and construction costs. 

Virginia is home to about 150 data centers — or around 35% of all known hyperscale data centers worldwide, according to the Virginia Economic Development Partnership. 

The industry is a fact of life for many Northern Virginians, who are used to living, working and playing in the shadows of data center buildings. 

They can tell stories about the noise, construction traffic and environmental impacts that they’ve seen near neighborhoods, retirement communities, public schools and historic areas. 

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They have also benefited from the economic success of data centers. Hundreds of millions of dollars in tax revenues from data centers has flowed into local coffers across the region, providing a new revenue stream that in some places has led to lower taxes for residents. 

As Northern Virginia runs out of land and electric grid capacity to support data centers, the industry is looking south. Data center project proposals have popped up for the first time in Pittsylvania County and Appomattox. 

Elected officials there are considering these proposals while they are learning about the industry. 

Because of their wealth of experience, Northern Virginia residents and elected officials have suggestions for Southside Virginia, where data centers are much more foreign. 

Make sure the projects are zoned correctly, they say. Put them in industrial areas where they have the lowest chance of disrupting residents. Demand specifics about project details and do your research on the parties involved. 

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And most importantly, ask us for advice, said Sen. Danica Roem, D-Manassas, who has been outspoken against the growth of the data center industry in Virginia.

“Contact your peers in Northern Virginia,” she said. “Ask them, ‘Hey, what questions should I be asking? What are the things I should be looking at?’ Be proactive about this.”

The Village Place neighborhood in Prince William County is immediately adjacent to a data center campus, which is visible behind the townhomes. Photo by Grace Mamon.

Location, location, location (or, zoning, zoning, zoning)

One issue comes up again and again regarding data centers in Northern Virginia: land use. 

Phyllis Randall and Deshundra Jefferson, chairs of the boards of supervisors in Loudoun and Prince William, respectively, said localities can avoid a lot of the problems caused by data centers if they keep the projects in industrial areas. 

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“These are industrial buildings,” said Jefferson. “They shouldn’t be situated near homes and schools. They shouldn’t be located near sensitive areas.”

Northern Virginia has learned this the hard way, as the data center industry evolved much faster than zoning codes.

Initially, these projects weren’t as massive as they are today. When they first started popping up in Loudoun 20 or 30 years ago, data centers were more akin to office buildings than the large hyperscale projects of today, and most Northern Virginians didn’t mind their presence. 

The industry has transformed dramatically over the years, with data center buildings themselves growing much larger, now located on multibuilding campuses with backup diesel generators and sometimes even onsite power.

Loudoun County has more than 25 million square feet of data center operations up and running, with millions more planned. Prince William has 10 million square feet operational, but a total of 90 million planned. 

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As data centers have grown, so has opposition, especially as the projects have crept outside the zoning overlay district meant to contain them and into the more rural areas of the region.

“It’s a metastasizing cancer,” said Elena Schlossberg, a Prince William resident who has been a vocal opponent of the industry with a grassroots organization called Coalition to Protect Prince William County.

In some places, data center campuses “are right next door to neighborhoods with nothing but a 500-foot buffer between the data center and the homes,” said Tom Gordy, a Prince William County supervisor.

This is a result of insufficient zoning in the past, Randall said, and there was no way to predict how the industry would explode. 

When old-school data centers first started popping up in Loudoun, the office-like buildings were zoned for light industrial use, she said. 

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“The board of supervisors in 1993 made a zoning ordinance decision. … They allowed by-right use for data centers,” she said. “This meant they could build without coming to the board for a stamp of approval.”

Over the years, the industry took advantage of this by-right zoning, which didn’t strictly confine data centers to areas zoned for heavy industry. They were allowed in light industry zones, places where office buildings could be built, including near residential and commercial areas. 

“So now, here we are, with data centers in places we don’t want them,” Randall said. 

She advised Southside localities to confine data center projects to areas zoned for heavy industry only.

“Tighten up your zoning before you say yes to even one data center,” said Randall, who has chaired the board since 2015. 

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The Joint Legislative Audit and Review Commission echoed this advice in its December report on the data center industry to the General Assembly. 

“Inadequate local planning and zoning have allowed some data centers to be located near residential areas,” it says. “The industrial scale of data centers makes them largely incompatible with residential uses.”

Pittsylvania County, which saw its first two data center proposals ever in 2024, has not done a comprehensive rewrite of its zoning code since 1991. The board of supervisors is expected to vote on an overhauled zoning code in August, after postponing it several times. 

The county’s first data center proposal was approved unanimously despite resident pushback, and the other is up for a final vote April 15, after two postponements and a recommendation for denial from the planning commission in January.

In addition to zoning, localities should consider infrastructure when deciding where to best locate data centers, said Curry Roberts, president of the Fredericksburg Regional Alliance, an economic development group. 

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The Fredericksburg area has been working to attract data centers for about 10 years, Roberts said, and currently has around 40 million square feet of data center space planned, though none of that is yet operational. 

The area has learned from controversial transmission line extension projects in places like Prince William County, Roberts said. 

They realized that data center sites “need to touch transmission lines to avoid long extensions,” he said. 

Today, no data center can be built by-right in Loudoun. Every proposal needs to come before the board of supervisors for a vote. But “the horse is out of the barn,” Randall said. 

She encouraged Southside localities to let Loudoun be “a cautionary tale” for land use.

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“A lot of people say, ‘We don’t want to be like Loudoun,’ and I can’t even get mad at that,” she said. “I don’t blame [board members] in the past but I would encourage other counties to learn from us.”

The Amazon Tanner Way data center in Prince William County, like most others, has robust security. Most people who do not work in the data center industry have never been inside one. Photo by Grace Mamon.

Know what — and who — you’re dealing with

Localities should do their homework on not only the data center proposal, but the developers and end users, Gordy and Jefferson said. 

“You’ve got to understand who you’re dealing with,” he said.

Usually, a land developer submits a data center proposal and helps oversee the buildout but doesn’t actually operate the data center once it’s up and running. That job belongs to data center customers like Amazon, Google and Microsoft.

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This means that developers typically don’t submit detailed plans to a locality, since they won’t be the ones running the operations. 

“What [developers] offer you is a bubble plan,” Gordy said. “Very little specifics, because they don’t have an end user yet.”

Julie Bolthouse, with the Piedmont Environmental Council, a Warrenton-based nonprofit, said that localities should demand details. 

“You don’t know where the generators are going to be, whether they’re facing inward or facing a community, you don’t know what the acoustic projects around those generators are going to be, you don’t know how tall the buildings are going to be, you don’t have a visual of what it’s going to look like,” Bolthouse said. “You don’t know anything.”

Doing due diligence on data center developers, end users and proposals can be difficult, because the industry is notoriously tight-lipped, said Bolthouse.

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This is because it is highly competitive, fast-moving and involves a lot of investment money, according to the Data Center Coalition, the membership association for the industry. Members are listed on its website. 

Nondisclosure agreements are common during data center project proposals, but they are only meant to restrict information from competitors, said Josh Levi, president of the Data Center Coalition. 

“As is the case with other highly competitive industries, data center companies may use NDAs when considering projects to protect company-specific, competitive information,” Levi said. “An NDA between a locality and a company does not restrict information shared with the locality, including information related to water or power.”

Developers may also be unable to provide details before an end user is in place, said Matt Vincent, editor-in-chief of Data Center Frontier, a pro-data center publication that covers trends in the industry. 

“They’ll never tell you that stuff,” Vincent said. “Particularly from the developers’ side, there’s a lot of moving parts. There’s a lot of stakeholders. I’m sure they’re all probably very on their guard to be careful about how much they reveal.”

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This still sends up a red flag for Jefferson.

“I get nervous when there’s no end user,” she said. “Try to find out as much as you can, and as officials, let them know that you’re not comfortable not knowing who the end user is going to be.”

Randall suggested demanding details about design elements specifically. Before Loudoun started to require aesthetic guidelines, “they were just big ugly concrete buildings going everywhere.”

This is what Randall hears the most complaints from residents about, she said. Most residents aren’t complaining about noise, or traffic, or light pollution, but optics. 

“I get daily complaints about data centers,” she said. “People say, ‘I was walking down the Washington and Old Dominion Trail, and I’m looking at a data center, and it’s god awful and ugly. Don’t build them anymore.’”

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The JLARC report suggested that the General Assembly could amend the Code of Virginia to require proposed data center developments to submit some of these specifics — things like sound modeling studies and water-use estimates.

Two of the data center bills that passed through the General Assembly would do that, if Gov. Glenn Youngkin signs them. The bills’ language states that a “locality shall require” developers to conduct site assessments examining the sound profiles of facilities with 100 megawatts of power or more on residences and schools within 500 feet.

Roem said Southside elected officials should do their homework on developers and proposals to prepare for all the ripple effects of a data center project. 

“You cannot just let the data center industry give you a narrative about what you think you’ll be getting,” Roem said. “Then you come to be surprised later.”

Gordy echoed this. 

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“Keep your eyes wide open and your head on a swivel, because there will be adverse consequences, and you’re going to have to figure out how to deal with them.”





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Virginia man charged with murder in crash that killed family of 4 on I-75 in Oakland County

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Virginia man charged with murder in crash that killed family of 4 on I-75 in Oakland County


A Virginia man has been charged with murder in a crash that killed a family of four on I-75 in Oakland County earlier this month. 

Charles Dean Pace, 27, of Glen Allen, Virginia, is charged with four counts of second-degree murder and four counts of operating while intoxicated causing death, according to the Oakland County Prosecutor’s Office. 

The crash happened around 9:10 p.m. on July 1 on southbound I-75 near East Holly Road in Springfield Township. 

Prosecutors allege Pace was driving a Ford F-250 truck on the southbound lanes at a high speed, exceeding 90 miles per hour, while weaving in and out of lanes. 

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Pace’s truck struck a disabled Chrysler 300 on the side of the road, killing its occupants, a family of four: 23-year-old Zakeria Sharon Dodson, 24-year-old Tieree Powell, 3-year-old Nalani Powell, and 2-year-old Karter Powell. Pace’s blood alcohol level was more than three times the legal limit, according to prosecutors. 

“Zakeria, Tieree, Nalani and Karter did not die in an accident,” said Oakland County Prosecutor Karen McDonald. “They were murdered because of this defendant’s alleged choices — to drive drunk, to drive fast and to drive recklessly — that created an obvious and unnecessary danger. “This is a rare charge, but we believe we can show the most extreme indifference to human life.”

Pace is expected to be arraigned on Tuesday in the 52-2 District Court in Clarkston, according to prosecutors. 

If convicted on second-degree murder charges, Pace faces up to life in prison, while a charge of operating while intoxicated causing a death carries a sentence of up to 15 years in prison and/or a $10,000 fine. 

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How Virginia became the world’s data center capital and how it’s going – WTOP News

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How Virginia became the world’s data center capital and how it’s going – WTOP News


The D.C. region houses the world’s largest concentration of data centers, making Virginia the nation’s digital capital.

This article was reprinted with permission from Virginia Mercury. 

Demand for internet access and electronic storage has grown alongside digital technology itself. At the center of that growth are the energy infrastructure and data centers that governments and companies began developing in Northern Virginia in the late 20th century. Today, the region houses the world’s largest concentration of data centers, making Virginia the nation’s digital capital.

That growth has brought major economic benefits for local governments, but it has also divided communities increasingly weary of the facilities’ heavy demands on water and energy, among other impacts.

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The commonwealth’s rise as a global digital leader did not happen overnight, said House Technology Committee Chair Cliff Hayes, D-Chesapeake. It was a result of years of persistence, long-term planning and problem-solving.

”This designation for the commonwealth to be the digital capital not only of this country but of the world has taken a lot of stamina, resilience and vision,” Hayes said.

Hayes said leadership also means adapting to new challenges. This year alone, lawmakers passed an entire package of bills aimed at further regulating the industry, while the fight over tax incentives remains largely unsolved.

AOL’s move 

Ashburn’s rise as one of the largest digital infrastructure hubs began in 1997 with the arrival of America Online, or AOL, then the primary internet gateway for many users. Soon after, UUNet/WorldCom and the relocation of the Metropolitan Area Ethernet East, a major internet exchange and traffic hub, helped create unmatched fiber connectivity, turning Loudoun County into a key internet crossroads and destination for other businesses.

Buddy Rizer, executive director for Loudoun County Economic Development, said AOL’s decision to locate in Loudoun helped make the internet mainstream for Americans and anchored the infrastructure that turned Loudoun and Virginia into the world’s leading internet hub.

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“You can’t overstate the importance of AOL, right? AOL didn’t invent the internet, but they made it accessible to ordinary Americans at the moment that the commercial internet was starting to take off… by the late 1990s AOL had 20 million subscribers, and roughly half of U.S. homes that had internet were using AOL by 1997.”

Rizer said once Loudoun established core infrastructure and attracted a few anchor companies, growth became compounding: infrastructure drew companies, companies brought more infrastructure and the cycle continued for roughly 20 years.

Data storage and computing explodes 

While data centers have existed in Virginia for decades, the recent rise of artificial intelligence has accelerated demand for the warehouse-like facilities that store and process data around the world.

Ali Mehrizi-Sani, a professor at Virginia Tech, said Northern Virginia had many of the right ingredients to attract the industry even before the state sales and use tax exemption passed in 2008.

“The fact is that we have a lot of customers of data, and that’s really the federal government and their contractors,” Mehrizi-Sani said. “They use a lot of data, so really just proximity to Washington, D.C. has been a main driver of honestly everything in Virginia, including data centers.”

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The early development of the internet exchange points in Virginia, combined with large stretches of undeveloped land in Northern Virginia, also helped fuel the industry’s growth. Loudoun County, for example, was far more rural than it is today.

Loudoun recorded 71 operating data centers, the most of any locality in the commonwealth, according to a 2024 study by the Joint Legislative Audit and Review Commission. Statewide, 131 data centers were operating at the time.

“That’s why you see data centers are coming further south, even to areas like where I live in Roanoke and Botetourt County, essentially in search of land,” Mehrizi-Sani said.

He said data centers have also remained in Virginia because electricity rates are comparatively lower than in other parts of the country. Another major factor is the state’s sales and use tax exemption.

Tax breaks and tax gains

In Loudoun, data center revenue has generated substantial tax income year after year, providing the county with more than $100 million annually to support schools and government services.

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The revenue stream — estimated at about $890 million in 2018 — has grown enough that the county has reduced real estate tax rates for homeowners every year for the past decade, according to county officials.

Revenue from data centers has also allowed county leaders to propose reducing the personal property tax rate on vehicles beginning in tax year 2026 and eliminating the $25 vehicle license fee.

In 2008, the General Assembly approved a statewide incentive allowing data centers to avoid the state’s 5.3% sales and use tax, which at the time was estimated to save the industry about $1.5 million annually. Data centers routinely refresh computer equipment and software, the exemption can significantly reduce costs every few years.

Now, however, the cost of the tax break has ballooned to about $1.9 billion annually in foregone state revenue.

While the tax break had previously been extended, and former Gov. Glenn Youngkin sought to continue it through 2050 in his final budget proposal, debate over potentially ending the incentive led to months of negotiations and brought Virginia to the brink of a government shutdown after lawmakers failed to pass a budget until the final days of June.

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Some lawmakers argued the industry had benefitted enough from the tax exemption. At the same time, concerns over rising energy costs and environmental impacts prompted legislators to look for ways to reclaim some revenue from the trillion dollar industry.

But Gov. Abigail Spanberger led the push to preserve the tax break, arguing Virginia had “made an agreement” and should not reverse course. The exemption is currently set to expire in 2035 unless lawmakers change it before then.

“We know technology is not bad,” Senate Finance Committee Chair Louise Lucas, D-Portsmouth, said last month. “We all can benefit from technology, but we, as a government, have not done a good job in managing the regulations and the impact on our communities, and that’s what we’ve got to rein in. But we’ve also got to rein in the fact that data centers – they’re some of the largest corporations on the face of the Earth, trillion dollar organizations – are getting tax exemptions right now.”

While the exemption ultimately remained in the budget, lawmakers approved a new energy consumption tax on data centers expected to bring in a total of $600 million annually, or $1.2 billion over the biennium. The industry will pay 1.1 cents per kilowatt-hour of electricity consumed up to the cap, with any excess refunded at the end of the fiscal year.

Dominion Energy and Mecklenburg, Northern Virginia, and Rappahannock electric cooperatives reported in 2023 that data centers used about 5,050 megawatts of power that year, based on peak-load forecasts, according to the Joint Legislative Audit and Review Commission.

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“What I have found is that some of the businesses coming to our commonwealth, they want to make investments in our communities and in our workforce. The consumption tax, as we’ve conceived of it here in the commonwealth, is one that’s based on fairness,” Spanberger told The Mercury last month.

Lawmakers also approved new water use regulations for data centers in areas designated as water scarce and within the water management area east of Interstate 95.

The changes aim to push facilities away from evaporative cooling systems that consume millions of gallons of water annually and toward more efficient technologies. Also, for the first time, the state will regulate data center noise levels.

The General Assembly also passed bills requiring cleaner backup generators that emit fewer carbon emissions and measures intended to help localities better assess the residential and environmental impacts of proposed facilities.

Public policy 

In 2010, Virginia created a retail and sales tax exemption for data centers, a factor companies have consistently identified as important in site selection.

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Loudoun designated large areas for industrial and employment uses where data centers could be built, helping reduce development timelines and support continued growth.

Through successive comprehensive plans, Loudoun also reserved large tracts of land in eastern Loudoun — near Washington Dulles International Airport and the W&OD Trail — for industrial and employment uses close to existing fiber networks and electrical infrastructure. The move ensured a long-term supply of development-ready sites for large-scale data center campuses.

Opposition from residents has grown in recent years, with hundreds of community members attending local government meetings to oppose projects near homes, drinking water supplies and high-voltage transmission lines. Residents have urged lawmakers to impose stronger regulations and seek greater financial contributions from the industry for supporting infrastructure.

What’s next 

Last week, lawmakers ordered a work group to study how the data center tax exemption could be phased out or modified to generate additional state revenue. A report is due in November.

While Spanberger has described the new consumption tax as “fair,” the data center industry disagrees. After lawmakers approved the budget amendments last week, Data Center Coalition CEO Josh Levi said the new tax will “drive away investment and job creation, and tarnish Virginia’s reputation.”

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“The message to businesses in all industries is clear — Virginia is no longer a reliable partner,” Levi said in a June statement.

Rizer argued that Loudoun’s and Virginia’s future depends on treating data centers as a foundation for broader technology growth while maintaining a stable and predictable business climate.

“You can’t take success for granted … the principle that made us successful is a predictable, welcoming environment with predictable tax and policy issues,” Rizer said. “The only way that that success can go into the future is by staying grounded in those principles that brought us this far.”

As for federal involvement in an issue that has become a national flashpoint, Democratic U.S. Sen. Tim Kaine of Virginia, who was governor when the tax exemption passed, said states should decide individually how to manage data center growth rather than adopt a one-size-fits-all approach.

“(Data centers are a) global phenomenon, and being a leader in this important area is good for America’s national security and for Virginia’s economy,” Kaine said. “But there are real challenges when it comes to water, power and land use, so local communities must get a say when it comes to how to handle them.”

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Virginia has become the state that many others are watching as they weigh to and regulate the growing data center industry. Lawmakers now face balancing the promise of economic investment with mounting concerns from residents pushing back against continued expansion.



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On Virginia’s Crooked Road, the Hills Are Alive—With Bluegrass, Old-Time, and Country Jams

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On Virginia’s Crooked Road, the Hills Are Alive—With Bluegrass, Old-Time, and Country Jams


After, I headed west, retracing my path up Shooting Creek Road in a rush to spend time on the Appalachian Trail, which I’d hiked from Georgia to Maine six years earlier. That you can spend your day in some of the country’s most beautiful landscapes and still make it to a show or jam by nightfall is one of the underrated features of the Crooked Road.

In the town of Marion, the Wayne C. Henderson School of Appalachian Arts, named for the legendary guitar maker who famously built one of Eric Clapton’s guitars, was hosting a Monday-night jam. Born in Grayson County in 1947, Henderson is such an area icon that a painting of him covers one side of the Skyline National Bank in Independence. This old schoolhouse has been turned into a community hub and arts center. In a former first-grade classroom, I found a dozen people seated in a circle, one person at a time selecting the next song that everyone else then played. Dropping his fiddle to his knee, Jim King, the de facto leader, looked my way and nodded, welcoming a stranger with a smile. His wife, Gert, sat to his right, checking the tuning on her banjo. A bassist stood behind her, another fiddler in turn at his side.

On the drive over, I’d been listening to a set of Smithsonian Folkways recordings by Uncle Wade Ward, a banjo and fiddle player from Independence. He’s been dead for half a century, but his mural remains on a wall there. In those sessions from the early ’60s, he talked about a buoyant fiddle number called “Arkansas Traveler,” one of those “wonderful old tunes…about to fade away.” I’d been at the jam an hour, the sinking sun shining through a bottle of Mountain Dew on the windowsill, when someone asked, “How ’bout we try ‘Arkansas Traveler’?” A young guitarist cued the chords on his iPad, and the fiddle began sawing. Sure, it was wobbly and ragged. It had not, however, faded away.

My last day along the Crooked Road was a rainy Tuesday, and I spent it shuttling between museums. I’d driven through Virginia coal country and McClure, the town where pioneering singer Ralph Stanley was born, then raced two hours southeast to Bristol, getting to the Birthplace of Country Music Museum just before it closed. I teared up when I saw the back of Jimmie Rodgers’s guitar, which read simply “THANKS” in enormous gold letters. It was a note of gratitude to an audience he had likely never imagined when he died from tuberculosis in 1933.

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There is only a parking lot now at 408 State Street, right where Bristol splits across Tennessee and Virginia. In July 1927, though, it was home to the Taylor-Christian Hat Company, a building big enough for an ad hoc recording studio set up by the Victor Talking Machine Company. For a few days that summer, musicians rolled in from the surrounding countryside to cut their songs. There was the Carter Family, Ernest Stoneman, and Blind Alfred Reed, all pillars of what has since been called the Big Bang of Country Music. It was that moment, a century ago, when these hardscrabble acoustic sounds began their journey to becoming global exports, when the songs that had once seeped out of these hills began to rush out and form the foundation of country music. It was the moment that made this region’s music famous.



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