You know how you’re driving down Medical Center Parkway and suddenly hit that rough patch near the hospital? Or maybe you’ve walked across the parking lot at The Avenue and noticed all those cracks spreading through the asphalt? Yeah, our pavement takes a beating around here.
TDOT maintains the major roads throughout Rutherford County. When you add every shopping center, apartment complex, and driveway in town, we’re talking about a massive amount of asphalt that needs attention.
And honestly, our weather makes everything worse. Last summer we had weeks where it felt like 90 degrees outside. Then January comes and we’re scraping ice off windshields at 6 AM. Asphalt expands when it’s hot, contracts when it’s cold. Do that enough times and something’s gotta give.
My neighbor in the Blackman area just had to repave his entire driveway. It was fine two years ago. Now he’s out thousands because he waited too long to seal it. That’s what happens when you don’t understand how asphalt breaks down in Middle Tennessee.
Look, asphalt isn’t complicated. It’s basically rocks and sand held together with a petroleum binder. Works great when it’s new. But time and weather? They’re brutal.
How Asphalt Breaks Down:
Most residential streets were designed for about 20 years of life. Commercial lots may get 15 to 20 if they’re lucky. After that, you’re looking at serious problems.
Water is the real killer though. A tiny crack lets moisture seep underneath. When temperatures drop and that water freezes, it expands. The pavement lifts up just a little bit. Then it thaws and contracts again. This freeze and thaw cycle happens dozens of times every winter in our area.
I was talking to a contractor who manages a parking lot off Old Fort Parkway. He said they patch the same spots every single year. The problem keeps coming back because water gets under the surface and there’s no stopping it once it starts.
We get hit from both sides here. Summer and winter both do damage, just in different ways.
Summer temps regularly push into the 90s. When asphalt gets that hot, it actually softens up. Heavy trucks rolling over soft pavement create ruts and low spots. You see this a lot on Church Street near the square where delivery trucks park.
UV rays cook the surface all day long. That’s what turns your nice black driveway into that faded gray color. The oils in the asphalt literally bake out. After a few summers of this, the surface gets dry and starts to crack.
Winter is a whole different beast. We don’t get buried in snow like up north, but we get enough freeze and thaw cycles to wreck pavement. One week it’s 55 degrees. Next week it drops to 25. Water sitting in cracks freezes and expands with serious force.
My buddy over in Franklin had a hairline crack in his driveway last fall. By March it was half an inch wide. One winter of freezing and thawing did that.
Middle Tennessee gets plenty of rain throughout the year. All that water has to go somewhere. If your asphalt has cracks, that’s where it goes. Straight underneath where it can do the most damage.
The area near Percy Priest Lake sees extra moisture issues because of the humidity. Properties around there need more frequent maintenance than spots on the west side of town.
Different areas in Murfreesboro see different levels of wear based on traffic.
Area | Traffic Level | Maintenance Needs |
Near MTSU campus | Heavy student traffic | Every 2-3 years |
Medical Center Parkway corridor | Heavy commercial traffic | Every 2-3 years |
Quiet residential (Blackman, Lascassas Pike) | Light traffic | Every 3-4 years |
Commercial lots (Old Fort Parkway) | Heavy turning and weight | Every 2 years |
The neighborhoods around MTSU see heavy traffic from student vehicles. Those streets and nearby driveways take more abuse than quiet residential areas. If you live near campus, you can’t treat your pavement the same way someone in Blackman does.
Same goes for commercial properties on the Medical Center Parkway corridor. Heavy traffic, lots of turning, constant weight from vehicles. That asphalt needs attention more often.
You don’t need to be an expert to keep your pavement in decent shape. Just pay attention and act before things get bad.
Sealcoating Every 2-3 Years This is the single best thing you can do. Sealcoating puts a protective layer over the surface. Blocks UV rays, keeps water out, makes it look new again.
Fix Cracks While They’re Small Small cracks are easy to fix. Big ones cost real money. A quarter inch crack this fall becomes a half inch crack by spring.
Address Drainage Problems See water pooling in the same spot after it rains? That’s a low spot and it’s going to cause trouble. Water sitting on asphalt breaks it down faster than anything else.
Remove Weeds Immediately Little weeds poking through might not seem like a big deal. But those roots are pushing the crack wider every single day. Pull them out or spray them.
Clean Oil Spills Fast Motor oil eats away at asphalt. If your car leaks or you spill some changing oil, clean it immediately. Use kitty litter to soak it up, then sweep it away.
Here’s what you’re actually looking at money wise around Murfreesboro:
Service | Cost Per Square Foot | When Needed |
Sealcoating | $0.15 – $0.25 | Every 2-3 years |
Crack filling | $1.00 – $3.00 | As cracks appear |
Patching | $3.00 – $7.00 | For damaged areas |
Complete repaving | $3.00 – $5.00 | When beyond repair |
Note: Prices mentioned are approximate and can vary based on project size, contractor, and current material costs. Always get multiple quotes for your specific property.
I know a property manager for some apartments off Memorial. He skipped sealcoating for six years trying to save money. Ended up spending tens of thousands on repairs that could’ve been prevented with regular maintenance. His boss wasn’t happy.
A lot of people get this stuff wrong. Let me clear up some things I hear all the time.
By the time you see major problems, you’re already looking at expensive repairs. Small cracks are easy and cheap to fix. Big potholes require patching or repaving.
You should sealcoat within the first year. Asphalt is most vulnerable when it’s new. Protecting it early extends the life by years.
They only get bigger. Tennessee weather makes this worse because of our freeze thaw cycles. A quarter inch crack this fall becomes a half inch crack by spring.
Sealcoating wears off. Traffic, weather, and UV rays break it down over time. You need to reapply every few years to maintain protection.
A driveway in a quiet neighborhood off Lascassas Pike will outlast a busy commercial lot on Old Fort by years. Different conditions mean different maintenance schedules.
Asphalt around here takes a beating. Our weather does more damage than most people realize. Hot summers dry it out. Cold winters crack it apart. Rain gets underneath and makes everything worse.
Your driveway or parking lot needs regular attention. The good news is that basic maintenance isn’t expensive or complicated. Sealcoat every few years. Fix cracks when they’re small. Keep water from pooling.
I’ve watched too many property owners around town ignore their pavement until it’s too late. Then they’re stuck paying for full replacements instead of simple upkeep. Don’t be that person.
Check out our other guides on sealcoating timing, crack repair methods, and choosing the right contractor for your project.