$203,339Average Value$157Average Price per Sq Ft66Homes For Sale
The Model City
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.
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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.
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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.
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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.
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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.
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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.
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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.
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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.
Written By
Nicolas Stuart
Photography Contributed By
Anna Cheng
Video By
Mike Dunleavy
Interested in learning more about homes in this area?
Reach out to
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GreatSchools:
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On average, homes in Kingsport, TN sell after 30 days on the market compared to the national average of 58 days. The median sale price for homes in Kingsport, TN over the last 12 months is $215,000, up 7% from the median home sale price over the previous 12 months.
Conveniently located near schools, shopping, dining, and hospitals, this well-maintained move-in-ready home offers comfort, functionality, and everyday convenience in a prime location. Whether you're a first-time buyer, downsizing, or simply looking for a turnkey property, this charming 3-bedroom, 1-bath home is ready to welcome you. A covered front porch creates a warm and inviting first
OPEN HOUSE. SUNDAY, MAY 24 FROM 2-4.Welcome home to this beautifully updated 3-bedroom, 2-bath property tucked away on a quiet dead-end street--offering the perfect blend of privacy, comfort, and convenience. Step onto the inviting covered front porch, complete with ceiling fans, and enjoy a relaxing space perfect for morning coffee or evening unwinding. Inside, you'll find a functional
Beautiful, well-maintained 3-bedroom, 3-bath split foyer located on a quiet street in Bloomingdale. This home has seen plenty of updates and upgrades to include the roof is approx. only 4 years old. The lot is level with a wooded backyard, offering both charm and privacy. Great location, close to everything you need. Inside, you'll find a spacious and functional layout with comfortable living
Creekside cottage on over 9 acres! This beautifully renovated cottage sits on nearly 9 acres of level pasture land complete with a picturesque pond and a peaceful creek view. The property is the ideal countryside retreat, with the added conveniences of city life just minutes away, from countless shopping and dining options to landmarks like Eastman and the South Holston River. A private gated
Nestled in The Landings at Anchor Point subdivision, this stunning 3-bedroom, 2-bathroom home offers 1730 square feet of stylish comfort and open modern living. As you arrive the magnificent front landscaping begins to set the tone - elegant, classy, inviting, meticulously maintained. Through the front door and welcoming layout discovers accent walls and custom built-ins surround the fire place.
------4 P's - PERFECT LOCATION, PERFECT VINTAGE 100 YEAR OLD CHARM WITH THE MODERN TOUCHES ALREADY DONE FOR YOU, THE PERFECT PRICE and PERFECTLY UNIQUE, NOT A COOKIE CUTTER HOME - Attention buyers looking for old world (orig. built in the 20s) charm and style plus convenience and in move in condition, this home has it all. Be prepared to fall in love with all the special features, the tall
Conveniently located near schools, shopping, dining, and hospitals, this well-maintained move-in-ready home offers comfort, functionality, and everyday convenience in a prime location. Whether you're a first-time buyer, downsizing, or simply looking for a turnkey property, this charming 3-bedroom, 1-bath home is ready to welcome you. A covered front porch creates a warm and inviting first
Investor Special! Whether you are new to investing, or well seasoned, the opportunity is only limited by what you want to do. This income producing home has been steadily rented for the last nine years bringing in passive income in the amount of up to $3,500 a month, and is currently being rented with a month-to-month lease agreement. Or, this has property has great potential for a growing family
Spacious one-level home located in the desirable Ridgefields neighborhood offering 4 bedrooms, 2.5 bathrooms, and approximately 2,700 square feet of living space on a 0.73-acre lot. Home features an open floor plan with a large living area that flows into the dining space and kitchen. Kitchen includes modern appliances, ample counter space, and abundant cabinetry. Primary suite includes private
Welcome home to this charming and affordable 3-bedroom, 1-bath property offering comfort, character, and stunning mountain views. Start your mornings or unwind in the evenings on the covered front porch, where you can take in the peaceful scenery all year round. Inside, the home features a functional layout with a cozy living space and a convenient laundry/mud room located just off the
OPEN HOUSE. SUNDAY, MAY 24 FROM 2-4.Welcome home to this beautifully updated 3-bedroom, 2-bath property tucked away on a quiet dead-end street--offering the perfect blend of privacy, comfort, and convenience. Step onto the inviting covered front porch, complete with ceiling fans, and enjoy a relaxing space perfect for morning coffee or evening unwinding. Inside, you'll find a functional
This beautifully maintained brick ranch home offers 3 bedrooms, 2 baths, and a perfect balance of classic charm and modern upgrades. The updated kitchen features a large eat-in area, ideal for both casual dining and entertaining. Enjoy year-round relaxation in the bright and inviting sun porch, or take advantage of the partially finished basement, offering versatile space for a recreation room,
LAKEFRONT WITH A DOCK. Don't miss your chance to own this charming log cabin on beautiful Patrick Henry Lake--where water levels remain consistent year-round. Step right out your back door and enjoy kayaking, fishing, and boating with family and friends. Plus you're less than 10 minutes to Bristol Regional Airport. Located just minutes from Warriors' Path Marina, you'll love the convenience of a
Charming, move-in ready, and rich with character, this beautifully maintained and thoughtfully updated 1940s stucco cottage blends timeless architecture with modern comfort--complete with a subtle Italian villa flair that truly sets it apart. From the moment you arrive, the home's eye-catching curb appeal and distinctive design welcome you in, highlighted by an inviting arched front entry.
Solidly built home on nearly an acre, conveniently close to shopping, downtown, the interstate, Meadowview, and more. The house could use some updates, or you can leave it as is to enjoy the charm and nostalgia of an older home. Hardwood floors throughout and the home is in good, livable condition as it stands. It's a fixer-upper but built with true 2x4s. Heating and air are in working order and
This unit features 1-bedroom, 1 full bath, a living area, a kitchenette, with a bonus room that would be perfect for an office. Washer and dryer hookups for added ease. Water is included. Tenants will appreciate the plenty of parking available and the large yard, perfect for enjoying the peaceful surroundings and beautiful mountain views East Tennessee is known for. Conveniently located near
Welcome home to Allandale Falls Apartments, located in Kingsport, Tennessee! Allandale Falls Apartments sits on 27 acres of beautifully landscaped land and provides residents with gorgeous views of Bays Mountain. Enjoy our remarkable amenities including our resort-style pool, fitness center, clubhouse with complimentary WiFi, on-site laundry facility, lighted sports courts, grilling and picnic
**FIRST MONTH RENT FREE!!!**NEW CONSTRUCTION, single family home for lease! One level living with 3 bedrooms, 2 baths and a 1 car garage. This open floor plan home features LVT flooring throughout and is conveniently located in Kingsport City Limits. The open concept plan features a large living room that is open to the kitchen. The kitchen offers white cabinetry, granite countertops, pantry,
Overlook at Indian Trail is the ultimate combination of luxury and relaxation. Your spacious apartment is full of the designer touches you expect and even features a few upgrades that might surprise you! The gourmet kitchens feature brushed-nickel hardware, black name-brand appliances, built-in microwaves, and breakfast bars. Luxury living goes beyond your apartment home with an array of
Spacious one-level home located in the desirable Ridgefields neighborhood offering 4 bedrooms, 2.5 bathrooms, and approximately 2,700 square feet of living space on a 0.73-acre lot. Home features an open floor plan with a large living area that flows into the dining space and kitchen. Kitchen includes modern appliances, ample counter space, and abundant cabinetry. Primary suite includes private
Brandy Mill is an apartment community conveniently located at 2416 E. Stone Drive, Kingsport, Tennessee 37660 — close to shopping, dining, outdoor recreation, and major employers. Residents love our spacious grassy and shaded grounds, swimming pool, BBQ grills, club house with Wi-Fi, and tennis and basketball courts. They appreciate roomy walk-in closets, ample parking, a laundry center, and
**FIRST MONTH RENT FREE!!!**NEW CONSTRUCTION, single family home for lease! One level living with 3 bedrooms, 2 baths and a 1 car garage. This open floor plan home features LVT flooring throughout and is conveniently located in Kingsport City Limits. The open concept plan features a large living room that is open to the kitchen. The kitchen offers white cabinetry, granite countertops, pantry,
Find your new home today at Cross Creek Apartments! We were voted Kingsport's Best Apartment Community for 12 consecutive years!! Settle into one of our inviting one or two bedroom apartments. If you are searching for an inviting and relaxing space, you're in luck! Our units offer spacious living areas, fully-equipped kitchens, generous closet space, private patios, washer/dryer connections, and
Welcome to your peaceful retreat in Kingsport--where convenience meets privacy! Tucked away at the end of a quiet cul-de-sac on a sprawling 7-acre lot, this beautifully updated upper-level duplex offers the perfect blend of seclusion and accessibility, with easy access to I-26 for commuting. Step inside to find a bright and versatile front room featuring stunning views--ideal for a home office,
Welcome to Town Park Lofts Apartments! As a resident, you’ll enjoy modern interior design in our one, two, and three bedroom apartments, along with an extensive selection of unparalleled amenities. All of our floorplans offer high-end features and sleek finishes, such as in-home washers and dryers, tile surround showers, oversized walk-in closets, private patios or balconies, lofty 9- to 15-foot
Home is where the heart is at Villas at North Park, a brand new townhome community in Kingsport. Featuring upscale three-bedroom townhomes for rent, our floor plans are finished with style and make coming home easy. Located near West Stone Drive and US-23, Villas at North Park is where you want to be.
Bridgewater Retreat Apartments blends Kingsport’s natural beauty with the comfort of modern living. Tucked into a peaceful residential pocket, this community offers a quiet, wooded backdrop while keeping you close to the conveniences you rely on—shopping, dining, parks, and major employers. Spacious floor plans, thoughtful finishes, and community spaces designed for connection make it easy to
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