Best Family Neighborhoods in Kingsport, TN: Where to Raise Kids in 2026

Sources: Kingsport City Schools, Zillow

Colonial Heights: The Gold Standard

What you're paying for: Best schools in Kingsport, established reputation, community where families stay 15-20 years.

The standout: Colonial Heights Elementary (9/10) – Top-rated in the region, small class sizes (18-22 students), teachers who've been there 15+ years. Kids can walk to school.

Homes: 3-4 bed, 2,200-3,000 sq ft, built 1960s-1990s (many updated), 0.3-0.6 acre lots.

Reality check: You're paying a premium ($250K-$450K) for the address and schools. Homes are older but well-maintained. No HOA fees. Very low crime, active neighborhood watch.

Local spots:

• Bays Mountain Park (4.7★, 2.1K reviews) – 15-min drive, 3,550 acres
• Colonial Heights Park – Playground, walking paths

✅ Choose this if: Schools are priority #1, you want established prestige, budget allows $250K+

❌ Skip if: You need brand-new construction or can't afford $250K+

Income needed: $70K-$85K household

Ridgefields: Where Young Families Are Moving

What you're getting: Newer homes (2005-2024), organized community events, built-in social network for families with kids.

The advantage: HOA ($40-$80/month) actually creates value with Halloween parades, summer movie nights, Easter egg hunts, active Facebook group. Multiple playgrounds throughout.

Homes: 3-4 bed, 2,000-2,800 sq ft, modern open-concept layouts, 0.25-0.4 acre lots.

Schools: Andrew Johnson Elementary (8/10), Dobyns-Bennett High School (8/10)

Why young families love it: Move in, meet 10 families with kids in the first month. Sidewalks everywhere, newer construction = less maintenance, energy-efficient.

✅ Choose this if: You want new construction, organized events, easy way to meet families

❌ Skip if: You hate HOAs, want mature trees, budget under $220K

Income needed: $65K-$80K household

Preston Forest: The Quiet, Spacious Option

What you're paying for: Space. Lots are 0.4-0.8 acres (some 1+ acre), peaceful dead-end streets, minimal through-traffic.

The difference: No HOA organizing events, but genuine community. Block parties happen organically. Kids play outside, parents text "send your kids over." Low turnover – families stay 15-25 years.

Homes: 3-4 bed, 1,800-2,400 sq ft, built 1980s-2000s, actual backyards for kids to run.

Trade-off: Older homes may need cosmetic updates. No structured activities, but tight-knit neighbors.

Local access:

• 10-min to Warriors Path State Park (1,000 acres)
• Close to Eastman Recreation Center

✅ Choose this if: You want larger lots, peace and quiet, no HOA fees, budget $195K-$320K

❌ Skip if: You want brand-new construction or organized activities

Income needed: $60K-$75K household

Sullivan Gardens: Small-Town Feel, Big Value

What you're getting: Technically its own town (population ~500), genuine small-town community where everyone knows everyone.

The advantage: Most affordable option ($180K-$285K), Sullivan Gardens Elementary is small (200 students) so teachers know every kid. Town events (July 4th parade, Christmas lighting).

Homes: 3 bed, 1,600-2,200 sq ft, built 1950s-1990s, 0.3-0.6 acre lots.

Why families choose it: Save $50K-$100K vs. Colonial Heights, small school means individual attention, safe streets where kids bike everywhere, close to Warriors Path State Park (5-min drive).

Trade-off: Older homes, 15-min drive to Kingsport shopping/dining, Sullivan County Schools vs. Kingsport City (slight rating difference).

✅ Choose this if: Budget is $180K-$285K, you want small-town culture, prefer unpretentious neighbors

❌ Skip if: You need walkability to amenities or newest construction

Income needed: $55K-$70K household

Bloomingdale: Historic Charm with Modern Families

What you're paying for: Historic character (1920s-1950s homes), tree-lined streets with 80-100 year old oaks, front-porch culture, walkability to Downtown Kingsport.

The difference: Not cookie-cutter suburbia. Craftsman bungalows, brick Tudors, colonial revivals. Active neighborhood association (voluntary $25/year) organizes block parties, Halloween events, Christmas caroling.

Homes: 3-4 bed, 1,800-2,600 sq ft, historic character but many updated, 0.2-0.4 acre lots.

Why families love it: Kids play outside constantly, walkable to downtown (Kingsport Carousel, farmers market), mature trees create full canopy, genuine neighborhood culture.

✅ Choose this if: You love historic homes, want walkability, appreciate front-porch living, budget $210K-$340K

❌ Skip if: You need brand-new construction with warranties or open-concept layouts

Income needed: $62K-$78K household

School Quality Comparison

Source: GreatSchools.org

Reality: All five neighborhoods have good-to-excellent schools (7-9/10). Colonial Heights edges ahead with 9/10 elementary, but the difference between 8/10 and 9/10 is minimal in day-to-day education quality.

Safety & Cost Breakdown

Crime Rates: All five neighborhoods are 40-50% safer than Tennessee average. You're choosing between "very safe" and "extremely safe."

Monthly Cost for Family of 4:

Includes mortgage, taxes, utilities, groceries, transportation, activities

Your Decision Framework

Choose Colonial Heights if:

• Schools are your #1 priority (9/10 elementary)
• You want best resale value and established reputation
• Budget allows $250K-$450K

Choose Ridgefields if:

• You want new construction (2005-2024)
• You value organized family events
• Budget is $220K-$380K

Choose Preston Forest if:

• You want larger lots (0.5-1 acres)
• You value peace and quiet over amenities
• Budget is $195K-$320K

Choose Sullivan Gardens if:

• Budget is $180K-$285K (most affordable)
• You want small-town community feel
• You prefer genuine, unpretentious neighbors

Choose Bloomingdale if:

• You love historic homes with character
• You want walkability to downtown
• Budget is $210K-$340K

People Also Ask

What is the best neighborhood for families in Kingsport, TN?

Colonial Heights ranks #1 for families due to its 9/10 rated elementary school, established community, and strong property values ($250K-$450K). Ridgefields offers newer homes with organized events, while Sullivan Gardens provides the best value ($180K-$285K).

Are Kingsport schools good?

Yes. Kingsport City Schools rate 7-9/10 on GreatSchools.org, with Colonial Heights Elementary earning 9/10 (top in region). Dobyns-Bennett High School has 85% of graduates attending 4-year colleges.

How much does a house cost in Kingsport for families?

Family homes in Kingsport range $180K-$450K. Sullivan Gardens ($180K-$285K) is most affordable, while Colonial Heights ($250K-$450K) is premium. Ridgefields, Preston Forest, and Bloomingdale fall in between.

Is Kingsport, TN a good place to raise a family?

Yes. Kingsport offers low crime (45% below TN average), excellent schools (7-9/10), affordable housing ($180K-$450K), abundant outdoor recreation (Bays Mountain Park, Warriors Path State Park), and cost of living 12% below national average.

Next Steps: Find Your Family's Neighborhood

Week 1: Drive all 5 neighborhoods on a Saturday afternoon. See kids playing, observe street activity, check playgrounds.

Week 2: Visit your top 2 on a weekday morning (observe school drop-off, traffic). Talk to parents at playgrounds: "Thinking of moving here, how do you like it?"

Week 3: Tour 3-5 homes, test your commute during actual work hours, check school websites and join neighborhood Facebook groups.

Week 4: Get pre-approved for mortgage, make your decision, work with Trent Moving and Storage to plan your move.

Ready to Move Your Family to Kingsport?

Trent Moving and Storage makes your family move stress-free:

• Residential Moving – Safe, efficient family moves
• Packing Services – We handle breakables while you focus on kids
• Long Distance Moving – Relocating from another state
• Storage Solutions – Flexible options for transition periods

We've moved hundreds of families into these exact Kingsport neighborhoods.

Planning your move? Check out:

• Living in Colonial Heights: Complete Guide (deep dive on top neighborhood)
• Colonial Heights vs Ridgefields: Comparison (detailed head-to-head)
• Safest Neighborhoods in Kingsport, TN (crime data analysis)
• Most Affordable Areas in Kingsport, TN (budget-friendly options)

Final Word:

If schools matter most: Colonial Heights (9/10 elementary, $250K-$450K).

If you want new homes with events: Ridgefields ($220K-$380K).

If you want space and quiet: Preston Forest ($195K-$320K, 0.5-1 acre lots).

If the budget is tight: Sullivan Gardens ($180K-$285K, small-town feel).

If you love historic charm: Bloomingdale ($210K-$340K, walkable downtown).

Do this next: Visit all five neighborhoods this Saturday. The right one will feel obvious when you see kids playing and neighbors waving.