All About Living In Kingsport, TN

Kingsport, Tennessee, is more than a mountain city – it’s a community that embodies a unique spirit. So one-of-a-kind, they call this sense of pride and resilience the “Kingsport Spirit.” While Kingsport’s beautiful mountain location and high quality of life speak for itself, the people who live here make the town stand out. They embody the can-do attitude of a southern small town that’s weathered a lot and risen high above the challenges. If you’re thinking of counting yourself among them, you’re in good hands. Our guide to living in Kingsport is just what you need to get a sense of what life is like here.

Understanding the Kingsport Spirit

The Kingsport Spirit goes all the way back to the town’s founding in the pioneer days. That’s right, Kingsport predates the British colonies. Native Americans first used the Long Island of the Holston River, followed by pioneers like Daniel Boone, who used it as an outpost. Travelers making their way on the Wilderness Road stopped here to rest and supply up on their way through the Cumberland Gap.

The early town quickly became a point of commerce, as goods from across the mountains came here to ship on barges down to Knoxville. The name changed often in those days, but a successful entrepreneur’s boatyard gave the town its sticking name, King’s Port.

As the town grew, so did its community. In the 19th century, the economy was primarily agricultural and shipping-based. A minor Civil War battle, the Battle of Kingsport, saw Confederate forces captured.

Even though there was an economic downslide after the Civil War, being at the confluence of the Holston River always made Kingsport strategically important. That’s why the railroad came here in the 1900s, and with it, the idea of a modern and master-planned town. A combination of “Garden City” and “City Functional” philosophies laid the groundwork for a progressive new way of living. The nicknamed “Model City” was the first privatized and professionally planned city. It laid out sections of town for work, living, and business, something you may see in the city zoning around you today.

The can-do spirit and investment in city planning attracted industries that later made Kingsport an anomaly in the Great Depression. The town grew rather than shrank.

Modern Kingsport is cherished as the heart of the Mountain Empire, an Appalachian region in East Tennessee that includes Johnson City, Blountville, and across the border into the Virginia mountains. Historical landmarks like the Netherland Inn and Exchange Place stand as silent witnesses to Kingsport’s rich past. The past informs the town spirit, but so does its desire to keep improving the quality of life for its citizens. The government keeps investing in new parks, conference centers, schools, and new housing. It holds recognition for its walkability, family-friendly festivals, and access to the Appalachian outdoors.

Today, around 55,000 people call Kingsport home, making it the largest city in the Mountain Empire. Growth is steady at about 1.3% a year.

Kingsport Arts and Culture

Walk along Kingsport Main Street, and you’ll find a friendly community that quaintly mixes the new with the old. Colorful murals stand proudly on the sides of old brick buildings. Inside the historic structures are galleries showcasing local and international artists and live music reverberating from quaint cafés. Even though it’s a small town, Kingsport has a symphony, ballet, art guild, and theater guild.

It’s not just what you see but what you taste. Kingsport’s food scene serves dishes from southern comfort food to fine dining. Pal’s Sudden Service, a beloved Tri-Cities fast food chain, started here. It is the first fast food chain to earn the Malcolm Baldridge National Quality Award. The original Long Island Iced Tea was also birthed here in Kingsport!

Kingsport locals love a good festival, and it’s hard to top its Independent Day Parade and Red, White, and Boom party. The parade has been going on for over seven decades and now is accompanied by all-day fun with live music, food trucks, and fireworks.

Another facet of the community culture is sports, particularly baseball. Kingsport has a long tradition of minor league baseball spanning decades. Today, the Kingsport Axmen are a collegiate summer baseball league that plays other teams in the Mountain Empire from the Hunter Wright Stadium.

Baseball is just one part of the sports culture; Kingsport is no stranger to holding national and amateur sporting events. Its Crazy 8’s Road Race consistently features as a top American road race in journals like Runner’s World and InsideHook.

Getting Outside In Kingsport

Outdoor adventurers will find big excitement and serenity in equal measure. In town runs the Kingsport Greenbelt, an 8-mile paved pedestrian path linking historic sites and parks. It’s part of an extensive parks and recreation system spanning 38 managed parks with sports fields, splash pads, playgrounds, and municipal golf courses.

If you need nature to recharge, kick back and relax in the beautiful Borden Park. Spend a day at another quiet place, the Bays Park and Observatory, which has a Nature Center and native animal habitats.

Remember, Kingsport is in the East Tennessee Appalachian mountains, so all the mountain activities are nearby. Hike through the lushly forested hills and preserves; nearby Warriors’ Path State Park is the most visited in Tennessee. People come to camp and mountain bike at its facilities, too.

Mountain fun isn’t limited to the lands. Those living in Kingsport kayak on the tranquil Holston River and fish for rainbow trout on Fort Patrick Henry Lake, accessible through multiple marinas and a 950-acre lakeside park. Adrenaline seekers will love a day whitewater rafting on the Nolichucky River.

In total, Kingsport residents gain five national parks, 15 state parks, and six reservoirs within a few hours’ drive of home. The easy access to mountain fun makes Kingsport a destination town for those outdoor adventurers.

Family-Friendly Environment

A secure and nurturing environment makes Kingsport a good choice for raising a family. The city proves that small towns can have quality public schools for K-12. In Kingsport City Schools, the Dobyns-Bennet High School has appeared on US News and World Report’s list of best high schools nationwide, ranked no. 20 in the state, and earned the top composite score in 2022 under the Tennessee Value-Added Assessment System. The high school’s marching band won a national championship in 2021 and 2022, while sports teams have also achieved championships. Its Robinson Middle School ranked no. 52 in the best middle schools in Tennessee out of over 1,000. The excellent quality of the schools is a definite benefit for living in this small city.

Bountiful recreational opportunities add to the community development of its youngest members. Besides the arts, sports, and parks already mentioned, Kingsport has an adventure park at Bays Park and a historic carousel downtown inside Pal’s Roundhouse. The castle playground at Johnson Elementary is a community favorite, as is the Adams Memorial Skate Park, which has 10,000 square feet of space for kids to work on their skate and bike skills.

The region’s healthcare system, Ballad Health, also has a dedicated children’s hospital for their care. Between the quality schools and access to essential services, Kingsport blends mountain living with convenience.

Higher Education

Another reason for Kingsport’s economic stability is the presence of East Tennessee State University. With around 9,000 undergraduates, the region benefits from the career and further education opportunities it provides. Students select from 173 courses of study, from a new prosthetics program to physics. It’s also ranked among the top colleges for students graduating with the least amount of student loan debt.

Economy and Cost of Living

For over a century, the Fortune 500 Eastman Chemical Company has been a bedrock of Kingsport’s economy. Situated on Long Island, the manufacturer makes specialty materials for companies worldwide. Its presence has attracted other manufacturers, like Elite and Domtar.

While manufacturing is important, the local economy has diversified into healthcare and education. The overall result is a low unemployment rate, which was at 3.8% in November 2023. For comparison, the US unemployment rate that month was 3.7%.

A strong economy with quality jobs based in Appalachia has the key advantage of providing those living in Kingsport with a lower cost of living and a high quality of life. Everything you need for your daily life comes at a more affordable cost. Housing, utilities, and other expenses ran 10% under the Tennessee average for 2023–in a state already prized for its affordability! Kingsport’s affordability is a practical choice compared to larger metropolitan areas.

The median household income of $48,228 benefits from the area’s lower monthly cost of living.

Buying a home in Kingsport

Kingsport isn’t just a place you move to – it’s a place you fall in love with simple but abundant living. And it all starts with affordable housing costs well below the national average.

For December 2023, the entire Northeast Tennessee region had a median sale price of $251,400– a figure up 11% year-over-year. Kingsport, as a higher demand city in the Tri-Cities of Bristol and Johnson City, had a median home price of $315,000. The over 500 homes for sale ranged from $5,000 for a vacant lot to $3 million for a 7,000 sq ft home on 0.62 acres with mountain views.

But at Kingsport’s housing prices, you could find townhomes and single-family homes from 1,400 to 2,100 square feet, including new construction. Some homes in that price range came with lots sized up to a half-acre.

Some Kingsport neighborhoods and their perks:

• Preston Forest: a well-established central neighborhood with easy school access
• Ridgefield: a country club community with a private golf course
• Rivermont: live on or near the Holston River
• Allandale: home to the historic landmark of the same name
• Fall Creek: rural living just outside town
• Downtown: walk to the farmer’s market, Main Street dining, and shops
• Sevier Terrace: prized for scenic views of Bays Mountain and downtown
• Fort Robinson: riverfront, close to the baseball stadium and a prized dog park

And remember, Tennessee homeowners benefit from some of the lowest property taxes in the nation. You’ll pay rates on just 25% of your home’s assessed value.

Moving to Kingsport, TN

The city has a certain charm that makes newcomers feel at ease. It goes beyond Southern hospitality–into all the community activities and the everyday services. Before they know it, they’re planting roots and calling Kingsport home. Get to know more about living in Kingsport by working with a local real estate agent who can find the right neighborhood with the perks you want for a fulfilling lifestyle.

FAQs

Is it expensive to live in Kingsport, TN?

Even if the median income seems low, the price of essential services and the affordability of homes help stretch budgets further. To give you some figures, the average price of gas in July 2024 was $3.10, while nationally, it was $3.50 per regular gallon. The average monthly rent was $980, while nationally, it was $1,713.

Is Kingsport, TN, a nice place to retire?

Consider Kingsport for your retirement. In 2023, one cost of living calculator estimated a single person with no children would need $32,521 to cover the essentials living in Kingsport. The affordable home prices make it easier to live on a fixed income. You’ll have essential services, like healthcare access, and lots of outdoor recreation opportunities. Being in the East Tennessee mountains keeps it cooler in the summer, but there are mild winters. In terms of cost, local prices trend lower than those of other cities. Housing costs are where you’ll save the most, but healthcare costs are slightly below the national average. 

Updated July 2024