Lower than most of the country. Federal data put 2024 prices about 12% below the national average in the Johnson City metro area and about 14% below in the Kingsport-Bristol metro, with housing the biggest gap. Tennessee has no broad income tax, though sales tax is 7% statewide plus a local rate of up to 2.75%.
How do Tri-Cities prices compare with the national average?
The Bureau of Economic Analysis publishes regional price parities, which compare price levels to a national average of 100. For 2024, the Johnson City metro scored 87.9 and the Kingsport-Bristol metro scored 86.4.
Housing drives most of the difference. The BEA housing index was 63.2 for Johnson City and 56.5 for Kingsport-Bristol in 2024, meaning rents and housing costs well below the national level.
What do homes and rent cost?
Census figures for 2020 to 2024:
- Johnson City: median home value $268,200, median gross rent $1,023
- Kingsport: median home value $234,100, median gross rent $907
- Bristol, Tennessee: median home value $194,500, median gross rent $842
- United States: median home value $332,700, median gross rent $1,413
Homes on the market now list higher than those long term medians. In August 2026 the median listing price was $447,000 in Washington County and $349,900 in Sullivan County.
What taxes should you budget for?
Tennessee has no broad personal income tax since the Hall tax was fully repealed in 2021. Sales tax makes up part of the difference: 7% state rate on most items, 4% on food, and a local rate capped at 2.75%.
Property tax is figured on 25% of appraised value times the county and city rate. For a city by city breakdown, see property taxes in Johnson City, Kingsport, and Bristol. Talk to your tax professional or attorney about your situation.
How do local incomes compare?
Lower prices come with lower local paychecks. Census median household income for 2020 to 2024 was $57,254 in Johnson City, $52,490 in Kingsport, and $58,162 in Bristol, Tennessee, compared with $80,734 nationally. Movers who bring income from elsewhere, including remote work or retirement income, feel the lower prices most.
Questions
Is housing really cheaper in the Tri-Cities?
Yes. The Bureau of Economic Analysis housing price index for 2024 was 63.2 in the Johnson City metro and 56.5 in Kingsport-Bristol, against a national 100. Census median home values for 2020 to 2024 ran from $194,500 in Bristol, Tennessee to $268,200 in Johnson City, compared with $332,700 nationally.
How much is sales tax in the Tri-Cities?
Tennessee's state sales tax is 7% on most items and 4% on food and food ingredients, according to the Department of Revenue. Counties and some cities add a local rate that cannot exceed 2.75%. Bristol, Virginia follows Virginia's separate sales tax rules, so check the rate on the side where you shop.
Does Tennessee have a state income tax?
Not a broad one. Tennessee does not tax wages, and the Hall income tax on interest and dividends was fully repealed beginning January 1, 2021. Federal income tax still applies, and Virginia taxes residents of Bristol, Virginia. Talk to your tax professional about how a move affects your own return.
Weighing which town fits your budget and lifestyle? Read Relocating to East Tennessee: Choosing the Right Tri-Cities Town.
Weighing a move?