Real Estate Investing in Kingsport, Tennessee
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in Kingsport, TN? Our answer, based on the numbers below.
For Homebuyers
GOOD FIT
Grade B (70/100)
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
For Investors
MIXED
3.0 / 5
(47/100)
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
Risks to Know
1 flag
- Elevated vacancy: 11.8% vacancy may signal weakening demand.
What’s happening in Kingsport, TN?
Click any question — our AI will research it live from the web and show you sources.
🏦 30-yr Fixed Rate:
6.76%
as of Sep 10
Source: Freddie Mac PMMS
Avg Investability
★★★★★
Avg Home Value
$248,841
Avg Monthly Rent
$1,247
ZIP Codes
4
Market Trends — Kingsport, TN
Home Value History
Rent History
Local Pulse Report
AI-researched developments and news for Kingsport, TN. Updated on demand as visitors ask.
Growth & development in Kingsport, TN Updated 136 days ago
Kingsport sees significant development with new businesses, major construction projects, and infrastructure upgrades, alongside some business closures.
Opportunities
- O'Neal Manufacturing Services (OMS) opened its first Tennessee facility in Kingsport in June 2025, investing $8.5 million and creating 29 new jobs. — This expands local employment opportunities and diversifies the industrial base. Kingsport Times News
- Share Logistics announced in September 2024 plans to open two new facilities in Sullivan and Hawkins counties, creating nearly 60 new jobs. — This expands job availability and enhances the region's supply chain capabilities. City of Kingsport
- Rural King opened at the Fort Henry Mall in April 2025, and an IMAX theater is under construction, expected to open mid-summer 2026. — These additions provide new retail options and enhanced entertainment for residents. Kingsport Times News
- The Brickyard Village project began site work in 2024, with home construction starting in March 2025, including single-family homes, townhomes, apartments, and retail. — This increases housing supply and offers diverse residential and retail choices. City of Kingsport
- The Kingsport Public Library is undergoing a major renovation and expansion, expected to be completed by 2027, doubling the children's area and adding new spaces. — This improves access to educational and recreational resources for all ages. City of Kingsport
Concerns
- The Kingsport Kroger store was targeted for closure in September 2025, along with 59 other locations, due to not meeting company results. — This reduces local grocery options and may impact food access for some residents. SuperTalk 92.9
- Flanagan Brothers Bierworks and Glowin' Honey announced permanent closures at the end of 2025. — This reduces local business variety and employment opportunities. Kingsport Times News
- April 2026 saw a decrease in total permits issued by the city compared to April 2025 and April 2024. — This indicates a potential slowdown in new construction and development activity. Kingsport Times News
Bottom line: Kingsport is experiencing substantial growth in development and new businesses, though some established businesses have closed.
Local news & events in Kingsport, TN Updated 136 days ago
Kingsport has seen a mix of positive community events and efforts to address concerns, alongside persistent challenges in crime, environmental quality, and public health.
Opportunities
- The Kingsport Police Department reported a decrease in burglaries (26%), robberies (8.6%), motor vehicle thefts (16%), and vandalism (45%) in 2024. — Reduced crime rates enhance safety and security, allowing residents to feel more comfortable and secure in their community. Kingsport Police Department
- United Airlines is launching new nonstop service between Tri-Cities Airport (TRI) and Chicago O'Hare International Airport (ORD). — This expands travel options and connectivity for residents, potentially boosting local tourism and business. Kingsport Times News
- Kingsport was recognized as a Tree City USA community for the 40th consecutive year, with new trees planted in Borden Park. — This enhances the city's green spaces and aesthetic appeal, contributing to a more pleasant living environment. Kingsport Times News
- The Tri-Cities area received passing grades in the American Lung Association's annual air quality report. — Improved air quality benefits public health and allows residents to engage in outdoor activities with less risk. Kingsport Times News
- Kingsport will host several community events in 2026, including the Fun Fest Sunset Concert Series and the Kingsport ARTS Festival. — These events provide diverse entertainment and cultural opportunities, fostering community engagement and local enjoyment.
Concerns
- Kingsport received a safety grade of 'F' (High Risk) in April 2026, with a violent crime rate 525% above the national average. — High crime rates restrict personal freedom and impose significant safety concerns and potential costs on residents. PlainCrime
- Industrial facilities in Sullivan County released almost 4 million pounds of chemicals into the local environment in 2024, ranking second in the state for reported releases. — Chemical releases can lead to environmental degradation and potential health risks, imposing unconsented costs on residents. Kingsport Times News
- Residents continue to report concerns about odors from the Domtar Packaging Mill, despite ongoing mitigation efforts and demolition for a new water treatment system. — Persistent unpleasant odors negatively impact residents' quality of life and can deter outdoor activities. WJHL (YouTube)
- Kingsport's water contains 7 contaminants above health advocacy guidelines, including Chromium-6 and TTHMs, despite meeting federal legal minimums. — Exposure to contaminants above health guidelines can pose long-term health risks and impose unconsented health costs on residents. SoftPro Water Expert
- Flu activity in the Sullivan County Metro area sharply increased in late January 2026, reaching a "very high" rating. — Increased flu activity poses a health risk to the community, potentially leading to illness, healthcare costs, and disruptions. Kingsport Times News
Bottom line: Kingsport is actively addressing community concerns through various initiatives, but residents still face significant challenges related to crime, environmental pollution, and public health.
Schools in Kingsport, TN Updated 136 days ago
Kingsport City Schools continues to achieve high performance ratings, with ongoing facility upgrades and new programs, while facing potential funding challenges for career and technical education.
Opportunities
- For the eighth consecutive year (2023-24 school year), Kingsport City Schools achieved the top composite score of 5 in the Tennessee Value Added Assessment System (TVAAS). — This indicates significant student growth and effective teaching across the district, expanding educational quality. KCS Accountability Results
- Five Kingsport City Schools were named Reward Schools by the Tennessee Department of Education for high performance and/or improvement in 2023-24. — This recognition highlights strong academic outcomes and continuous improvement, offering better educational opportunities. KCS Reward Schools
- Several KCS schools, including Dobyns-Bennett High School, were ranked in Tennessee's top 10 percent by U.S. News & World Report for 2025. — This external validation showcases high-quality education and expanded academic recognition for students. U.S. News & World Report
- Kingsport City Schools received $1 million for Dobyns-Bennett High School and $500,000 each for Robinson and Sevier middle schools through Innovative School Models Grants in 2023. — These grants enhance career and technical education programs, providing students with more workforce preparation opportunities. Innovative Model School Grants
- Kingsport City Schools is constructing a new 750-student PreK-5th elementary school in the Lynn Garden community. — This new facility will expand capacity and modernize learning environments for younger students. KCS Capital Projects
Concerns
- Innovative School Models Grants, which fund career and technical education programs, are set to run out by June 2026, potentially leading to tough choices for the Board of Education. — The expiration of these grants could restrict access to valuable career-focused programs if replacement funding is not secured. Innovative Model School Grants
- A proposed statewide voucher expansion bill, which advocates warn could divert taxpayer dollars to private schools, was met with opposition from the Kingsport City Schools board in April 2026. — This legislation could potentially reduce public school funding, impacting resources and programs for all students. Ballotpedia
Bottom line: Kingsport City Schools demonstrates strong academic performance and ongoing facility improvements, but faces future funding uncertainties for career and technical programs.
Civic & policy in Kingsport, TN Updated 136 days ago
Kingsport residents face increased property taxes and utility costs, alongside new zoning for data centers and state-level regulatory changes.
Opportunities
- Kingsport leaders approved new zoning rules for data centers and cryptocurrency mining operations in January 2026, establishing development and location standards. — This provides a clear framework for new technology businesses, potentially attracting investment and jobs while protecting surrounding properties. Kingsport Times News
- The Sullivan County Commission approved over $1 million in Opioid Settlement Fund money in February 2026 for drug treatment programs and facilities. — This funding directly supports critical health services, expanding access to treatment and recovery opportunities for residents. Kingsport Times News
- The Kingsport Board of Mayor and Aldermen approved water and sewer service extensions for the Fieldcrest residential development in July 2025, which includes about 250 homes. — Expanding utility services to new developments supports housing growth and provides more residential choices for the community. Kingsport Times News
- The Hawkins County Board of Commissioners chose to participate in an opioid settlement and apply for a litter grant in April 2026. — These actions can lead to improved public health initiatives and cleaner local environments for residents. Kingsport Times News
Concerns
- The City of Kingsport increased property taxes for fiscal year 2025-26, with the Sullivan County portion rising by 33 cents per $100 of assessed value. — This imposes higher costs on homeowners, potentially reducing disposable income and increasing living expenses. Kingsport, TN; Kingsport Times News
- Kingsport residents can expect a monthly $3.75 base increase on their sewer bill plus a 2.3% increase based on usage, and a $2.51 monthly increase on water services as of July 1, 2025. — These utility increases raise the cost of living for all residents, impacting household budgets. WCYB.COM
- The Kingsport Regional Planning Commission unanimously denied a rezoning application in December 2025 for a nine-acre property on Cooks Valley Road from residential to low-density apartment district for townhome develop… — This decision limits potential housing supply and development options, which could impact housing affordability and availability. Kingsport Times News
- State-mandated changes to Tennessee's hemp-derived cannabinoid laws, effective January 1, 2026, transfer regulatory power and make THCa illegal in products up to 0.3% on a dry-weight basis. — These new state regulations restrict the availability of certain products and increase regulatory burdens on businesses in the hemp industry. Kingsport Times News
- Hawkins County Schools faces personnel cuts for the 2026-27 budget year due to a gap in state funding and the shifting cost of mandated teacher salaries to local districts. — This could lead to reduced educational resources and opportunities for students in Hawkins County, impacting the quality of local schools. Kingsport Times News
Bottom line: Kingsport residents are experiencing increased local taxes and utility costs, while facing state-level regulatory changes and some local development limitations.
AI-generated from public web sources. Always verify with official records. Not financial, legal, or investment advice.
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Landlord Ground Truth
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Avg Home Value
$248,841
Avg Monthly Rent
$1,247
1% Rule
✗ Below
Landlord Friendly (TN)
★★★★★
ZIP Codes in Kingsport, TN
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View PlansFrequently Asked Questions About Kingsport, TN
How strong is Kingsport, TN for real estate investors?
Kingsport, TN rates 3.0/5 for investability. With median values at $249K and rents near $1,247/mo, the market offers reasonable fundamentals for rental investors.
Are rents high in Kingsport, TN?
Rents in Kingsport, TN run near $1,247/mo. Compared with median home prices of $249K that produces solid gross yields for typical rentals.
Do rentals sit vacant long in Kingsport, TN?
Rental vacancy in Kingsport, TN is elevated. Investors should budget normal turnover but not chronic empty units.
What investment strategy works best in Kingsport, TN?
In Kingsport, TN the impressive play is typically careful cash-flow rentals with hands-on management. The combination of $249K prices and $1,247/mo rents suits that approach.
Is TN a landlord-friendly state?
Landlord-friendliness in Kingsport, TN is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
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