In the city of Bristol, locals can wake up in Virginia, walk down the street and enjoy breakfast and coffee in Tennessee. Developed in the 1850s, Bristol is one community divided into two cities, and State Street serves both as a state boundary and the lively center of activity, lined with boutiques, restaurants and pubs. “In a lot of small towns, you go home at 7 p.m. because there’s nothing to do, but here, whether you’re finding a good place to eat or local music or entertainment, there’s always something to do into the evening, every day of the week,” says Rebecca Arnold, Realtor with Prestige Homes of the Tri Cities and longtime resident of the Tennessee side. “It feels like a small town, but without the boredom.”
Much of the action revolves around music, an homage to the 1927 Bristol Sessions which saw the debut of the Carter Family and other pioneers in folk, country and blues. “We have a great entertainment area, and we’re the ‘Birthplace of Country Music.’ The Hard Rock Hotel & Casino opened in November of 2024, and it’s brought musical performances and well-paying jobs,” says Misty Clarke, Realtor with KW Bristol who has been selling properties for almost a decade. Clarke and Arnold also highlight Federal Pacific, Line Power and Bristol Compressors as major employers within the Tri-Cities, the metropolitan region which Bristol is a part of, along with the Tennessean cities of Johnson City and Kingsport.
Bristol, VA and Bristol, TN are divided by Main St, the main hub of activity in Bristol.
Signs of Bristol's country music history can be found throughout the city.
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Two cities and a bevy of housing styles
The median price stands at about $215,000, which is nearly $200,000 below the national median. Home values have only been on the rise over the past few years. “There are not enough homes for the number of buyers, which has driven prices up some,” Clarke says. “They’re looking to increase housing in the area, and they’re building developments by Interstate 81 exits 1 and 7, including condos by exit 5.” On the other hand, buyers can also choose from a selection of builds from the 1920s and earlier. “Homes are being revitalized and brought back to life,” Clarke says. “We have a lot of beautiful historic homes closer to the downtown areas with Victorian, midcentury modern ranch-style homes and other architectural styles.” Other builds include Colonial Revivals and American Craftsman bungalows. Ranch-style and New Traditional homes sit closer to Bristol’s periphery.
As to whether buyers want to purchase north or south of the state line, Clarke emphasizes that there is a slew of factors to consider. “You can purchase more for your money in Bristol, Virginia than Bristol, Tennessee,” she says. “Tennessee property tax is a little higher, and the state’s sales tax is twice as high. But Tennessee doesn’t have a state income tax. From what I’ve been told from my clients, in regard to taxes, it’s kind of a wash.”
A Victorian home with a craftsman influence adds character to a Bristol neighborhood.
Mid-century ranch homes are common in various Bristol neighborhoods.
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Shopping and dining on State Street
State Street is more than the dividing line between two Bristols and two states, it’s the twin cities’ shared downtown. On either side of the border, shoppers can stop by a mix of local restaurants, retailers and specialty stores. Residents can dine on Italian, Japanese and classic American fare, though most popular restaurants specialize in barbecue and Southern comfort food. The Burger Bar is a diner notable for being the last spot where country music singer Hank Williams was seen alive before his sudden death en route to Ohio.
Located on the eastern edge of Bristol at Nicewonder Farm & Vineyards, Hickory combines the professionalism of upscale dining with traditional flavors of the Appalachians, sourcing ingredients mostly from the establishment’s garden and neighboring farms. In 2024, chef Travis Milton was a James Beard semifinalist for Best Chef in the Mid-Atlantic.
Most of Bristol’s shopping plazas like Old Dominion Marketplace and Bristol Plaza Shopping Center cling close to Interstate 81, home to department stores, furniture stores and other businesses.
The Burger Bar in Bristol is the last place where Hank Williams was seen alive.
Find one of a kind local businesses in downtown Bristol.
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Where country music was born
The Birthplace of Country Music Museum retells the story of the legendary 1927 Bristol Sessions – the “big bang of country music” when then-unknown talent like Jimmie Rodgers and the Carter Family recorded for the Victor Talking Machine Company. Beyond coming to check out artefacts and explore interactive exhibits, the museum organizes special events such as story times, music lessons and the Rhythm and Roots Reunion. This festival takes place for three days each September and carries on the legacy of the Bristol Sessions, attracting some 40,000 people for live music from the Appalachian Mountains and beyond.
But Bristolians love listening to music all times of the year. “Downtown, you’ll always find someone playing music, whether it’s an acoustic set at a bar or restaurant or some regional act performing at the Paramount,” Arnold says. Arnold also highlights the Carter Family Fold, a music venue along Virginia’s Crooked Road music heritage trail 30 miles east, which is near A.P. Carter’s childhood home and general store.
Discover the history of the "Bristol Sessions" at the Birthplace of Country Music Museum.
Bristol is a hub for live music at theaters like the Paramount.
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Bristol City Public Schools
The Bristol City Public Schools district receives an overall B from Niche and has around 2,200 students. Opened in August 2024, Virginia Intermediate School is, as Clarke puts it, a “state-of-the-art primary school” for students in grades two through five, a $25 million project. B-minus-rated Virginia High is the district’s high school and has a dedicated wing for career and technical education programs including building trades, cybernetics and horticulture. King University is private higher education institution affiliated with the Presbyterian Church across the border in Tennessee.
Virginia Middle School is part of the Bristol City Public School System.
King University students can participate in the schools athletics programs in Bristol.
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Hiking trails and NASCAR races
The Bristol Parks and Recreation Department manages several green spaces around the city including Sugar Hollow Park. Athletes enjoy the park’s softball and soccer fields, while hikers trek 11 miles of trails leading through forests and wetlands. Across the border on the Tennessee side, Steele Creek Park invites residents to paddleboat on a lake or cool off at the splash pad. Clarke notes that several nationally ranked golf courses and country clubs are in the vicinity of Bristol. The invite-only Olde Farm features a multi-purpose lodge with views of the Appalachian countryside, while Clear Creek Golf Club offers an indoor golf simulator.
The Appalachian Mountains are a hotbed of activity, from the Virginia Creeper Trail 15 miles east in Abingdon to South Holston Lake, a 1,600-acre reservoir popular for water skiing, fishing and an Independence Day fireworks show.
Located 12 miles south, the Bristol Motor Speedway has a legendary reputation for its high-speed racetrack and hosts two NASCAR Cup Series races each year.
Sugar Hollow Park is a massive 400 acre park in Bristol for various outdoor activities.
Bristol Motor Speedway hosts various event throughout the year.
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Getting around the Tri-Cities
Interstate 81 is a commuters’ corridor through the Appalachian Mountains. Roanoke is 145 miles east, while Knoxville, Tennessee is 115 miles south. Johnson City and Kingsport, the other two population centers of the Tri-Cities, are both approximately a 25-mile drive away in Tennessee. For longer journeys, locals can visit the Tri-Cities Regional Airport 22 miles southwest. Bristol Regional Medical Center, also on the Tennessee side, is within a 10-mile drive of most homes.
World-class healthcare can be found at the Bristol Regional Medical Center
in Bristol, TN.
Bristol residents can easily catch a flight from the regional TRI-Cities airport nearby.
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Police outreach in Bristol
The FBI reports a 22% increase in violent crimes and a 45% increase in property crimes between 2023 and 2022. The Bristol Police Department engages in a community outreach, occasionally putting on “bicycle rodeos” for children where kids can be gifted donated bicycles and safety gear.
Bristol experiences four seasons, with warm, humid summers and mild winters. The city receives about 45 inches of rain per year, which is roughly 50% above the national average.
Written By
Alexander Breuhan
Photography Contributed By
Clayton Hurst
Video By
Adam Lapallo
Interested in learning more about homes in this area?
Reach out to
MISTY CLARKE,
an experienced agent in this area.
GreatSchools:
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On average, homes in Bristol, VA sell after 38 days on the market compared to the national average of 50 days. The median sale price for homes in Bristol, VA over the last 12 months is $229,000, up 5% from the median home sale price over the previous 12 months.
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