The sight of radio towers looming above Bays Mountain, the four high-rising steeples of downtown’s Church Circle and the eye-popping Pal’s fast food chain with comically large burger and hot dog statues are just a few things that give Kingsport its identity. In the Appalachian foothills, just below the Virginia-Tennessee state line, Kingsport is a mid-size mountain community of more than 56,000 residents with tons of outdoor adventures and a growing downtown scene. “A lot of folks are looking to right-size their life,” says Jeff Fleming, former city manager of Kingsport and current relocation manager of the city’s “Move to Kingsport” initiative. “You get to cities with 100,000, and it starts getting crowded. When you get down to 25,000, there just isn’t much to do. So, we’re right in the sweet spot. We’re kind of like Goldilocks. We’re not too hot, not too cold. We’re just right.” Though the area of Kingsport was settled in 1761 by the Holston River, it earned the nickname “Model City” in 1917 when it was rechartered as a garden city, one of the first of its kind in the 20th century, dedicating sections of the city to homes, recreation, churches and business. Soon after, in 1920, Eastman Chemical Company opened and continues to be the bread and butter of the city and Northeast Tennessee, employing about 7,000 workers, approximately 12% of Kingsport’s population. On top of a highly rated school system, the city’s cost of living, which is 17% lower than the national average, is a significant draw for homebuyers and those seeking to avoid state income tax. Locals also enjoy sharing the Tri-Cities region with Bristol and Johnson City, both 25 miles away.
Kingsport offers a mild climate where residents experience all four seasons.
The median home price in Kingsport is $264,000.
Kingsport is a mid-size mountain community of more than 56,000 residents.
Residents of Kingsport flock to Cornucopia, the go-to spot for fresh popcorn.
1/4
From historic to modern houses in a mild climate
The median home price in Kingsport is $264,000, compared to the national average of $416,700. Single-family homes are predominant throughout the city’s 27 distinct neighborhoods, making up 82% of sales from November 2023 to November 2024. The city’s oldest homes, dating between the late 1800s and 1920s can be found downtown and in its surrounding neighborhoods. They include some of Kingsport’s most iconic houses in Midtown on Watauga Street, where they sit atop a hill with views of the city and Bays Mountain. “You’re lucky to get on Watauga for less than $500,000,” says Graham Witherspoon, a Kingsport native and local real estate agent with True North Real Estate Advisors. “This is where a lot of your doctors and Eastman executives live.” Most neighborhoods, however, feature mid-century homes with prices closer to the city’s median. Homebuyers can find these houses on Bloomingdale’s steep foothill streets, the flatter terrain of Borden Village and in the desirable suburban environment of Colonial Heights. Newer developments have also been popping up in Colonial Heights over the past few years and in other neighborhoods on the city’s outskirts, such as Allandale and Rock Springs.
Kingsport offers a mild climate where residents experience all four seasons, with regularly occurring freezing temperatures in winter and occasional cool snaps breaking the summer's normal heat. “We get fake fall in the middle of summer,” says Sara Nowell, the city’s communications coordinator. “It’ll be cool one week, especially in the morning; then we’ll be back in the 80s.”
Homes in Lynn Garden overlook the quaint town.
A historic home in one of Kingsport's neighborhoods.
Single-family homes are predominant throughout Kingsport.
Kingsport's cost of living is 17% lower than the national average.
1/4
A city for nature lovers and racecar fans
The city’s natural scenery in the Appalachian foothills allows locals to enjoy the outdoors in more ways than one. Kingsport maintains more than 100 miles of trails and nearly 40 parks and recreational hubs. Two of the most prominent destinations are Warriors’ Path State Park and Bays Mountain Park & Planetarium - the largest city-owned state park in Tennessee. Along with National Recreational Trails, Warriors’ Path offers a plethora of activities, including a massive Narnia-themed playground, kayak rentals in the Patrick Henry Reservoir and a public golf course. At Bays Mountain, visitors can hike to gorgeous mountain overlooks, visit wolves and other animals at the nature center, watch shows about the night sky at the planetarium or see the stars and planets for themselves in the observatory. Those who want to explore the city by foot or bike can hit the Greenbelt, which runs through neighborhood parks, downtown and along the Holston River, with designated selfie spots along the path.
Kingsport maintains more than 100 miles of trails and nearly 40 parks and recreational hubs.
Greenbelt trails along the Appalachian foothills allows locals to enjoy the outdoors.
Bays Mountain Park is a 3,750 acres nature park and planetarium located in Kingsport.
Kingsport is home to some of Tennessee's largest city-owned state parks.
1/4
Christmas in Kingsport at Church Circle and other community events
With Kingsport in the Bible Belt, churches of Christian denominations can be found all over the city and are a significant part of the culture. Church bells have been ringing downtown since 1919 at a historic roundabout known as Church Circle, home to four large, brick church buildings with impressive steeples. They include First Baptist Church, First Presbyterian Church, First Broad Street United Methodist Church and the former First Methodist Episcopal Church, which First Broad Street UMC now owns. A permanent Christmas tree stands at the center of the roundabout. Every year, locals come together at Church Circle in late November for Christmas in Kingsport. It starts with a parade during the day and caps off at night with a tree-lighting ceremony that involves carols, horse-drawn carriage rides and a visit from Santa. Kingsport celebrates other holidays with parades, including the Fourth of July and Dr. Martin Luther King Jr. Day. Among the many other events hosted by the city, Fun Fest is one of the most highly anticipated. The nine-day festival, held in mid-July, offers more than 100 different events, including sports tournaments, a hot air balloon show, concerts from nationally acclaimed bands and much more.
Bells have been ringing downtown since 1919 at a historic roundabout known as Church Circle.
Downtown Kingsport is the go-to spot for shopping and dining at local businesses.
Church Circle, is home to four large, brick church buildings with impressive steeples.
Kingsport earned the title "Model City" in 1917.
1/4
A growing downtown scene and the beloved Pal’s
Downtown Kingsport is the place to go to shop and dine out at local businesses. But it didn’t always used to be that way. “Downtown was mostly sitting empty five years ago,” says Witherspoon. “There are still plenty of empty buildings, but they’ve done a good job revitalizing downtown and making it a place where people can do stuff and hang out. There’s actually a reason to go there now.” Downtown is home to the original Pal’s location, a local fast-food chain that has been serving the community since 1956 and gives locals a sense of pride. “It’s worth living here for Pal’s,” says Nowell. “Their goal is for you to place your order and have the food in your hands in like 7 seconds, and they actually do it.” While the pride and joy of Pal’s can be found all over Kingsport, it’s the city’s east side that offers the bulk of national chain restaurants and big box retailers.
A stroll through downtown Kingsport provides a delightful and charming experience.
Enjoy a meal at one of Kingsport’s many restaurants.
Kingsport offers a variety of outdoor activities, parks, and cultural attractions.
Pal's Roundhouse and the Kingsport Carousel and Park are cherished local landmarks.
1/4
Highly rated school district that excels globally
Graded an A and ranked the fifth-best school district in Tennessee, Kingsport City Schools earns higher ratings than the outlying Sullivan County and Hawkins County school districts. KCS serves the city through eight elementary schools, all of which are named after deceased presidents. The school district also has two middle schools, both of which feed into Dobyns-Bennett High School, known by locals simply as DB. The high school is big on sports, with the Indians having the winningest boys basketball and baseball programs in the country. The football team also competes at a high level, appearing in 35 of the last 37 state playoffs. DB excels in many other areas on a global level, with the winter guard and Future Business Leaders of America teams winning world championships in 2023, and the robotics team appearing in the world championship from 2021 to 2023.
Nestled in the Appalachian foothills, Kingsport offers abundant outdoor adventures and a growing downtown scene.
John Adams Elementary School is a public school located in Kingsport, TN.
Ross N. Robinson Middle School serves grades 6-8 in the Kingsport City School District.
Dobyns-Bennett High School educates around 2,400 students in the Kingsport School District.
1/4
Getting around Kingsport, the Tri-Cities region and beyond
Most people drive to get around, but public transportation is available through Kingsport Area Transit Service (KATS), with four shuttle buses that run along fixed routes and four others that offer rides by appointment for seniors and people with disabilities. Locals have several options for getting around the Tri-Cities region, whether driving 25 miles south on Interstate 26 to Johnson City or heading 25 miles east to Bristol from either U.S. 11W or Interstate 81. These same highways also lead the way to several other U.S. cities. “This is a great jumping-off point,” says Fleming. “You can be in Nashville in four hours, Charlotte in three hours and DC in about six hours.” Flying is also an option from Tri-Cities Airport, with direct flights to Atlanta, Charlotte, Dallas, Orlando and Tampa Bay.
Kingsport locals have several options for getting around the Tri-Cities region.
Kingsport was founded in 1761 along the banks of the Holston River.
KATS Shuttle Bus helps residents of Kingsport get around town.
Bristol Motor Speedway is a thrilling destination for motorsports enthusiasts in Kingsport.
1/4
Crime rates declining
Rates of both violent crime and property crime have been on a steady decline over the past 20 years, but the city's overall crime rate still runs higher than that of Tennessee and the United States. According to FBI statistics, residents of Kingsport are more likely to be victims of a property crime than a violent crime. After more 311 reported vehicle thefts in 2022, the Kingsport Police Department released a step-by-step plan for the community to follow to prevent vehicle break-ins. In 2023, vehicle break-ins dropped by a third.
Good morning, afternoon or evening. Whenever you might be reading this! I am coming to you from the treasured position as the broker/owner of Prestige Homes of the Tri Cities and Bob Callahan REALTORS®.
Rewind 29 years! It all started when I wanted a “part time” career for just a few years while my son was young so I could have a flexible schedule, but provide the extras that weren’t possible with the situation I found myself in. With the encouragement of a few real estate agents, I was licensed 1995 and began work at Bob Callahan Realtors. It was both a residential and commercial firm. I practiced traditional residential real estate for a couple of years and it was an amazing time. God’s hand was all over it! But without warning, Bob decided he had had enough of the exciting residential real estate side of things and closed it down. I found myself at a crossroad. Should I move to another residential firm? The answer was basically decided for me. Bob saw something in me that I didn’t see and I ended up in the exclusive practice of commercial real estate. Bob took me under his wing and taught me the biz! We were a great team for many years.
Unfortunately, Bob Callahan passed away in 2008 and I decided to buy the name and the building to continue his legacy. Of course, wouldn’t you know it, the real estate market crashed and burned a month later. But I sailed through it without so much as the smell of smoke lingering.
Shortly, in 2009 I was approached by an agent who wanted to work with me, but not in commercial real estate, and from that encounter Prestige Homes of the Tri Cities was born.
I thought the plan was for me to practice commercial real estate while an agent or two practiced residential. Does anything really go as planned? Prestige Homes took off and I have been along for the unreal ride for 14 years. Again, it was obvious God was with us! I decided to reenter the residential side of the industry and haven’t looked back.
Fast forward to 2024. There have been awards and recognition along the way, but nothing compares to the honor and privilege I have been given! The “I” is now “we” and I find myself working alongside the most amazing team of professionals in the industry today. We are constantly learning and honing our skills to provide the level of service we think our community deserves. Along with all that encompasses, I still enjoy the practice of real estate in a non-competing manner, serving friends, family and personal referrals. As I look back on the last 29 years, I cannot count the number of agents, clients and customers who have turned into the most wonderful friends. And the young son who was the inspiration behind the adventure is now our marketing director (full circle and all that). This is an incredible journey that I hope to be on for many more years. You are welcome to come along for the ride and join us as an agent, client or customer. “We” are here for you!
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
