Kingsport remains one of Tennessee’s last affordable metros. Median sale prices rose 6.2% year-over-year to $245,000, yet homes still spend an average of 27 days on market—faster than Johnson City but slower than booming Bristol. Inventory sits at 2.9 months, tipping favor toward sellers, yet buyers armed with NMHL Express pre-approval win 8 of every 10 multiple-offer situations we enter.

• New construction: Sullivan Terrace, $300–400K, 2,000–2,600 sq ft
• Investor activity: 14% of sales, concentrated in downtown cottages ripe for Airbnbs near the Veterans Memorial
• Appreciation leaders: Rock Springs area up 9.1% thanks to new riverwalk extension

Eastman Chemical’s $500 million methanol plant expansion keeps unemployment at 3.4%, injecting steady wage growth that supports healthy mortgage demand. Locals often refinance after two years once equity jumps—NMHL waives most closing costs on our RateDrop refi for existing clients.

Sullivan County assesses residential property at 25% of appraised value; the combined city + county rate for 2024 is $2.47 per $100 of assessed value. On a $245K purchase:

• Assessed value = $61,250
• Annual tax ≈ $1,515 (about $126/month)

Tennessee has no state income tax, so Kingsport buyers often qualify for 10–15% higher purchase prices vs. similar incomes in North Carolina or Virginia. Veterans with 30–100% service-connected disability receive a property-tax freeze, and seniors 65+ can qualify for state-tax relief on the first $29K of home value. NMHL builds these discounts into your qualifying ratios so you can stretch into neighborhoods like Colonial Heights where larger yards command a premium.

Buyers considering acreage outside city limits—think Fordtown Road—may fall under lower county-only rates ($1.97) but lose city trash pickup and must factor well/septic inspections; USDA 100% financing still applies if the property remains within the eligible map zone south of I-81.

Downtown Historic: $180–250K, walkable to Main Street farmers market, brick bungalows from 1920s. FHA 203(k) works well here—many homes need $20K in updates but appraise $50K higher after reno.

Rock Springs / Bloomingdale: $220–280K, 3-bed ranches, top-rated Ross N. Robinson Middle. Multiple-offer territory; we pair conventional 5% down with appraisal-gap coverage to compete.

Stonegate: $300–350K, HOA pool & playground, newer builds 2010+. Great for USDA 100% if you stay under the income cap ($103.5K for 1-4 person household).

Sullivan Terrace: $350–450K, new construction, 2-car garages, 15 minutes to Eastman. Our BuilderBest program locks rate 180 days, protecting against construction delays.

Colonial Heights / Orebank: $275–350K, larger lots (0.5–1 acre), good school districts, lower tax rate outside city boundary. Popular with VA buyers who want room for a shop.

Tennessee Housing Development Agency (THDA) is the starting point. Great Choice provides a 30-year fixed—currently 6.25%—with standard 3% down, while Great Choice Plus layers a $15K forgivable second lien at 0% interest; 20% forgives each year you remain in the home. Income limits for Sullivan County: $95,760 for 1-2 persons, $111,720 for 3+.

Kingsport Housing & Redevelopment Authority adds a local Homebuyer Assistance Program grant of up to $7,500; it can pair with THDA or stand-alone on FHA/VA. Recipients must contribute $500 of their own funds and complete a two-hour Zoom course through Appalachian Resource Council.

Teachers, firefighters, and EMTs qualify for Homes for Heroes rebates—NMHL rebates 25% of our origination fee, averaging $900 back at closing. Finally, we underwrite USDA 100% for properties south of I-81 and east of Fall Creek—popular with commuters to the VA hospital at Mountain Home.

FHA Fresh-Start: 580-619 scores, 3.5% down, gifts from family OK. We accept 12-month positive rent history verified by VOR—crucial for Eastman contractors rebuilding credit after layoffs.

VA Advantage: 100% financing, no PMI, 620+ median score for our lowest rates. We waive the 1% origination fee for veterans rated 10% or higher disability, saving $2,400 on a $240K loan.

Bank Statement Plus: 12- or 24-month deposits, no tax returns, as low as 10% down. Designed for self-employed restaurant owners on Wilcox Drive or freelance software developers serving healthcare.

Jumbo Quick: Up to $1.5M with 15% down and 700 score; popular with physicians at Holston Valley or new execs relocating to Eastman’s corporate campus.

Portfolio Restart: One-day-out of Chapter 13 or foreclosure with 20% down and 660 score—keeps the file in-house so we can close in 21 days.

All programs include our RateShield float-down: if rates drop 0.25% before closing you get the better price, no fee.

Local credit-bureau data shows Sullivan County residents carry an average 692 FICO—20 points below the national mean—thanks to higher medical-debt collections. If you’re hovering at 580-620, follow our 90-day sprint:

• Pay down Kingsport Municipal credit-union cards first—they report highest utilization.
• Keep old Fort Sanders or Wellmont credit lines open; average age matters.
• Use Experian Boost to add Netflix and AEP utility payments—typical 18-point jump.
• Dispute any medical under $500; new bureaus must delete entirely.

We run a soft-pull simulator during pre-approval; last month clients in Colonial Heights raised scores 42 points, dropping their FHA rate from 7.25% to 6.75%, saving $96/month or $34,560 over the life of the loan.