Tri-Cities Housing Market Compared: Johnson City, Kingsport & Bristol

Johnson City, Kingsport and Bristol (TN & VA) share one regional market, but they don't move in lockstep. If you're deciding where to buy, or wondering what your home could sell for, the city-level numbers tell a more useful story than the regional average. Here's how the three cities compare with the full TN/VA Regional MLS through September 2026. Bristol figures combine Bristol, TN and Bristol, VA.

Median sale price

Across the region, the 2026 year-to-date (Jan–Sep) median sale price is $287,500, up 2.7% from the same period in 2025. Johnson City is the highest-priced of the three at $349,900 (+9.6%). Kingsport is $285,000 (+9.6%), close to the regional figure. Bristol (TN & VA) is the most affordable at $239,000 (-0.4%), roughly flat year over year.

Number of sales

From January through September 2026 the MLS recorded 6,385 residential sales region-wide. Kingsport had 1,019, Johnson City 917 and Bristol (TN & VA) 690.

Active listings

Inventory was building into fall. In September 2026 there were 2,898 active listings region-wide, up from 2,773 in August. Kingsport had 385 (363 in August), Johnson City 294 (266) and Bristol (TN & VA) 293 (283).

Days on market

Average cumulative days on market (CDOM) for 2026 YTD was 104 region-wide, compared with 96 for the same period of 2025. Bristol (TN & VA) averaged 87 days (100 in 2025), Johnson City 91 (80) and Kingsport 97 (82). Homes in Johnson City and Kingsport are taking longer to sell than last year, while Bristol is moving faster.

Absorption rate

The MLS absorption rate is reported in months. In September 2026 it was 2.85 in Johnson City, the tightest of the three, 3.43 in Kingsport, 3.89 in Bristol (TN & VA) and 4.17 region-wide. A lower number means inventory is being absorbed faster relative to sales.

Latest monthly trend (August to September 2026)

Monthly medians swing because they're based on a smaller number of sales, so read these as a snapshot, not a trend line.

• Region: median $283,125 in August to $290,000 in September (725 sales); September was 1.7% below Sep 2025.

• Johnson City: $295,000 to $351,000 (83 sales); 4.4% below Sep 2025's $367,175.

• Kingsport: $299,900 to $278,500 (106 sales); 6.1% below Sep 2025's $296,500.

• Bristol (TN & VA): $249,900 to $269,900 (81 sales); 21.3% above Sep 2025's $222,433.

What it means for you

Johnson City combines the highest prices with the lowest absorption rate, so well-priced homes still draw interest. Kingsport has the most sales of the three and prices near the regional median. Bristol (TN & VA) offers the lowest median price, and its days on market fell year over year. Every neighborhood is different, so the right move depends on your price range and timing.

Explore each market: Johnson City homes, Kingsport homes and Bristol homes.

Talk to Jay

Want numbers for your neighborhood or a price opinion on your home? Contact Jay Cottrell, Broker Associate with LPT Realty, at www.tricities.homes. LPT Realty | 877-366-2213.

Source: TN/VA Regional MLS, residential property type. Data downloaded Oct 25, 2026; YTD = Jan–Sep 2026 vs Jan–Sep 2025; active listings and absorption rate = September 2026. Bristol data combines Bristol, TN and Bristol, VA (the MLS report can't filter by state). Information deemed reliable but not guaranteed.