The comprehensive east tennessee
real estate buyer's guide
Whether you're a first-time homebuyer or relocating to the scenic Appalachian region, buying a home in East Tennessee offers an incredible mix of affordability, natural beauty, and strong investment potential. This comprehensive buyer’s guide will walk you through every step of the home buying process—from understanding your budget to navigating today’s competitive real estate market.
The East Tennessee Real Estate Market
East Tennessee has become one of the most attractive regions for homebuyers seeking value, quality of life, and long-term investment potential. Cities like Johnson City, Kingsport, Bristol, and Elizabethton are drawing buyers with low property taxes, excellent schools, and easy access to outdoor recreation in the Smoky Mountains.
- No state income tax makes Tennessee especially attractive for retirees and remote workers.
- The cost of living in East Tennessee is 15–20% below the national average, according to U.S. Census data.
- In 2025, median home prices in Washington County are around $290,000, with many rural areas offering homes under $250,000.
Understand What You Can Afford Before You Buy
One of the first steps in the home buying process is getting a mortgage pre-approval. This not only helps define your budget but also makes you a more competitive buyer in a tight real estate market.
East Tennessee Home Affordability Tips:
- Use a mortgage calculator to estimate monthly payments, including property taxes and homeowners insurance.
- Budget for closing costs (typically 2–5% of the purchase price).
- Set aside 1–2% of the home's value annually for repairs and ongoing maintenance.
✅ Example: On a $275,000 home in Johnson City, expect monthly costs around $1,800 with a 7% mortgage, plus ~$3,000 - $5,000 (approximately) in closing costs.
Choosing the Right Location in East Tennessee
Each town and city in East Tennessee offers a unique lifestyle. From walkable historic districts to quiet rural lots, there's something for every buyer.
Popular East Tennessee Cities and Towns to Consider:
- Johnson City, TN – Fast-growing, vibrant downtown, ETSU, great schools.
- Bristol, TN – The town in two states (TN & VA), Bristol Motor Speedway, Hard Rock Hotel & Casino, family-friendly!
- Kingsport, TN – Larger city with strong job opportunities and family-friendly neighborhoods.
- Jonesborough, TN – Tennessee’s oldest town with a small-town feel.
- Elizabethton, TN – Affordable homes with mountain views and river access.
- Erwin & Unicoi, TN – Ideal for nature lovers and first-time buyers.
East Tennessee Real Estate Market Conditions in 2025
Understanding the local housing market helps you make smarter decisions. In 2025, buyers are facing limited housing inventory and fast-moving listings in desirable areas.
Key Market Insights:
- Average days on market for homes under $300K: ~30 days.
- Increasing demand from out-of-state buyers, especially from Florida, California, and New York.
- New construction developments are on the rise in Washington County and Sullivan County.
What This Means for You:
Act quickly, get pre-approved, and be ready to make competitive offers on well-priced homes. We encourage you to visit our
Market Pulse Blog to draw more valuable real estate market insights for East Tennessee.
Smart Home Search Strategies
With limited inventory, smart buyers are using every tool available to find the right home.
Top Tips for an Effective Home Search:
- Use the MLS (Multiple Listing Service) to stay updated on new listings. You can shop the East Tennessee Regional MLS directly from the Collins & Co. website!
- Set email alerts for specific criteria like price range, location, and number of bedrooms.
- Work with one of our local real estate agent who knows the market and can uncover off-market deals.
✅ Bonus Tip: Don’t rely on just Zillow or Realtor.com—MLS listings are often more up-to-date. Check out our newest Blog Article as well "From Search to Sold: Buying a Home in Today’s Real Estate Market."
Step-by-Step: The Home Buying Process in East Tennessee
Here's a simplified overview of what to expect:
- Get pre-approved by a local lender.
- Hire a buyer’s agent to represent your interests.
- Search for homes and attend showings.
- Make an offer and negotiate terms.
- Schedule an inspection and appraisal.
- Secure financing and finalize paperwork.
- Close the sale and get the keys!
Typical timeline: 30–45 days from accepted offer to closing in East TN.
Avoid Common Homebuying Mistakes
Even experienced buyers can make avoidable errors. Don't make those mistakes! Here's what to watch for:
- Skipping inspections – Always get a professional home inspection, even if the home looks “move-in ready.”
- Not reviewing HOA documents – Fees and rules can vary greatly across neighborhoods.
- Overextending your budget – Don’t forget about future repairs or rising interest rates.
- Rushing to Close – Time will likely be a factor with an abundance of buyers in the market, but slow down and take your time. Buying a home is a big decision! Our Agents will walk you through every consideration to ensure you don't make any of these common mistakes. DO NOT FEEL RUSHED INTO MAKING HASTY DECISIONS!
Pro Tip: Use a buyer’s checklist to stay organized throughout the home buying process! We will provide this to you if you opt to enlist Collins & Co.'s real estate services.
Resources for First-Time Homebuyers in Tennessee
If you’re buying your first home, Tennessee offers several programs to help with down payments and closing costs.
Available Assistance Programs:
- THDA Great Choice Home Loan – Competitive interest rates and up to $6,000 in down payment assistance.
- USDA Rural Development Loans – No down payment required in eligible areas.
- FHA & VA Loans – Flexible qualifications for first-time and veteran buyers.
Explore our For Sale Listings to put these lending options to the best use!
Real Estate Trends & Data in East Tennessee
Back up your decision with local data. Use real estate trends to decide when and where to buy.
East TN Market Data Highlights:
- Washington County home prices increased 6.3% year-over-year (YOY) in 2024.
- Most popular price range for buyers: $250,000–$350,000
- Top growth ZIP codes: 37604 & 37601 (Johnson City), 37659 (Jonesborough), 37643 (Elizabethton), 36715 (Gray & Johnson City, TN), 37620 (Bristol, TN)
Consider including graphs or downloadable charts for engagement.
Ready to Start the Home Search?
Choosing the right real estate firm is paramount to finding the perfect East Tennessee property! Trust an agency with 30+ years of experiene... Trust Collins & Co to help you find your dream home! Below is a quick
- Connect with a local East Tennessee real estate agent
- Browse active MLS listings in your target area
- Explore Collins & Co. For Sale Listings
- Think about what's important to you and how your new home can support your lifesetyle
- Review selling options, including Auctions, for your current home.
- Be patient! The East Tennessee home of your dreams is out there, and we accel at helping people find that!
Contact us to get started today!
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We want to know your needs exactly so that we can provide the perfect solutions, tailored for you! Contact us to get linked with one of our expert Real Esate Agents, and let's start the homebuying process!
