Up-and-Coming Areas in Kingsport, TN: Where to Invest Before Prices Rise
Up-and-Coming Areas in Kingsport, TN: Where to Invest Before Prices Rise
Here are Kingsport's emerging neighborhoods with investment potential:
- Downtown Kingsport – Active revitalization, new businesses, loft conversions, 15-20% appreciation potential
- Lynn Garden – Centrally located, undervalued, gentrifying slowly, 10-15% upside
- Bloomingdale – Historic charm attracting young buyers, walkable to downtown, 12-18% growth potential
- Riverview – Cheapest entry, river access, high renovation ROI, 20-25% upside for investors
- Borden Village – Adjacent to Colonial Heights, spillover effect starting, 8-12% appreciation likely
Here's the reality: Kingsport isn't Nashville or Knoxville—you won't see explosive 40-50% appreciation in 3 years. But these five areas are showing early signs of investment activity, development interest, and buyer demand that suggest 10-25% appreciation over the next 5-7 years. If you're looking for affordable entry points with upside potential, these are your best bets.
What "Up-and-Coming" Actually Means in Kingsport
| Area | Current Median Price | Appreciation (Last 5 Years) | Projected (Next 5 Years) | Investment Type |
|---|---|---|---|---|
| Downtown Kingsport | $165K | 12% | 15-20% | Loft conversions, rental properties |
| Lynn Garden | $155K | 8% | 10-15% | Single-family flips, long-term rentals |
| Bloomingdale | $245K | 14% | 12-18% | Historic renovation, young professional rentals |
| Riverview | $128K | 5% | 20-25% | Deep value plays, renovation projects |
| Borden Village | $165K | 9% | 8-12% | Buy-and-hold, spillover from Colonial Heights |
Sources: Zillow, Realtor.com, local MLS data
For context: Colonial Heights (already established) has appreciated 18% over 5 years but is now priced at $325K median. These areas offer similar potential at 40-60% lower entry points.
Downtown Kingsport: The Active Revitalization Play
Price Range: $140K-$220K | Potential: 15-20% over 5 years
Downtown Kingsport is actively being revitalized with new businesses like, Black Horse Pub & Brewery, and Sleepy Owl Coffee. The city invested $2M+ in streetscape improvements (2022-2024), creating walkable infrastructure that's attracting young professionals and remote workers.
Investment case: Loft conversions in historic buildings offer $1,100-$1,400/month rental income with $200-$400/month cash flow after expenses. Walkability is increasingly valuable as work-from-home continues, and downtown is still affordable ($140K-$220K vs. $350K+ in Knoxville). Buy renovated lofts around $189K or fixer-uppers at $149K for conversion projects.
Invest here if: You believe in downtown walkability trend, want rental income plus appreciation, have budget $140K-$220K, and can hold 5-7 years.
Skip if: You need guaranteed returns or prefer suburban family rentals.
Lynn Garden: The Undervalued Central Location
Price Range: $120K-$185K | Potential: 10-15% over 5 years
Lynn Garden sits centrally in Kingsport with 10-minute access to downtown, Eastman Chemical, and shopping. As Colonial Heights exceeds $325K median, buyers are discovering Lynn Garden offers similar location at $155K median (52% cheaper). The area is slowly gentrifying with more owner-occupied homes and renovation projects.
Investment strategy: Flip fixers bought at $135K with $30K renovations to sell at $195K-$210K (profit $25K-$40K). Or buy-and-hold rentals at $145K generating $1,000-$1,200/month rent with $150-$300/month cash flow. Block-by-block variability exists—drive areas carefully before buying.
Invest here if: You want central location at discount, comfortable with renovations, budget $120K-$185K.
Skip if: You need turnkey properties or can't handle block variability.
Bloomingdale: The Historic Charm Play
Price Range: $210K-$340K | Potential: 12-18% over 5 years
Bloomingdale features 1920s-1950s historic homes with character—craftsman, Tudor, colonial styles on tree-lined streets. Young professionals (25-35) are moving here for 10-minute walkability to downtown and historic charm. Appreciation outpaced Kingsport average (14% vs. 9% last 5 years) and the area is still 30% cheaper than Colonial Heights.
Investment approach: Historic renovation plays (buy $220K fixer, renovate $50K preserving character, sell $310K-$340K for $40K-$70K profit). Or target young professional rentals at $1,400-$1,700/month with $200-$400/month cash flow. Maintain historic character—buyers pay premium for authenticity.
Invest here if: You appreciate historic homes, want walkability, budget $210K-$340K, target young professional renters.
Skip if: You prefer new construction or budget under $200K.
Riverview: The Deep Value/High Risk Play
Price Range: $95K-$160K | Potential: 20-25% over 5 years (highest upside, highest risk)
Riverview offers Kingsport's cheapest homes with Holston River access and proximity to Warriors Path State Park. More investors are buying and renovating, with renovation ROI potentially exceeding 100% on deep value plays. However, higher crime, flood risk in low-lying areas, and many homes needing major work make this the riskiest investment.
Investor strategy: Deep value flips (buy $105K fixer, renovate $45K, sell $180K-$195K for $30K-$45K profit). Or long-term rental holds at $850-$1,000/month, waiting 7-10 years for area improvement and 20-25% appreciation. River access is unique in Kingsport and increasingly valuable.
Invest here if: You're experienced with renovations, can handle risk, want highest potential returns, have cash reserves.
Skip if: You're risk-averse, first-time investor, or need guaranteed returns.
Borden Village: The Safe Spillover Play
Price Range: $130K-$195K | Potential: 8-12% over 5 years (lower risk, steady returns)
Borden Village sits adjacent to Colonial Heights—as Colonial Heights exceeds $325K, buyers are choosing Borden Village at $165K median (40% cheaper) for similar school access and location. The area offers mature trees, established neighborhood feel, and access to Dobyns-Bennett High School. Appreciation is steady (9% last 5 years, accelerating) with lower risk than other emerging areas.
Conservative strategy: Flips (buy $145K, renovate $25K, sell $195K-$210K for $25K-$40K profit) or family rentals at $1,100-$1,300/month with $150-$300/month cash flow. This is the safest investment play with predictable 8-12% appreciation over 5 years.
Invest here if: You want lower-risk investment, prefer family rentals, budget $130K-$195K, steady returns acceptable.
Skip if: You want highest returns (choose Riverview/Downtown instead).
Investment Strategy Comparison
| Area | Entry Price | Risk Level | Return (5 yrs) | Best Strategy | Time Horizon |
|---|---|---|---|---|---|
| Downtown Kingsport | $140K-$220K | Medium | 15-20% | Loft rental, mixed-use | 5-7 years |
| Lynn Garden | $120K-$185K | Medium | 10-15% | Flip or rental | 3-5 years |
| Bloomingdale | $210K-$340K | Low-Medium | 12-18% | Historic renovation, pro rental | 5-7 years |
| Riverview | $95K-$160K | High | 20-25% | Deep value flip, long hold | 7-10 years |
| Borden Village | $130K-$195K | Low | 8-12% | Conservative flip, family rental | 5-7 years |
What's Driving Growth in Kingsport?
Eastman Chemical expansion (1,000+ new jobs announced 2022-2024), remote work making affordable cities attractive, and Nashville/Knoxville overflow as buyers get priced out. Downtown revitalization continues with new restaurants, brewery openings, historic building conversions to lofts, and $2M+ city infrastructure investment. Young professionals are discovering Kingsport's affordability while first-time buyers seek entry points under $200K.
Investment Risks to Consider
Kingsport is small (53,000 population) with limited buyer pool and slower appreciation than Nashville/Knoxville. The economy depends heavily on Eastman Chemical as the major employer. Most homes date from 1940s-1980s requiring careful inspections. Block-by-block variability is significant—one street thrives while another struggles. Check FEMA flood maps in Riverview. Rising interest rates impact buyer affordability. Budget extra for renovation surprises in older homes.
People Also Ask
Are Kingsport TN home prices going up?
Yes, but slowly. Kingsport home prices have appreciated 9-12% over the past 5 years, with Downtown (12%), Bloomingdale (14%), and Lynn Garden (8%) leading. Projected appreciation: 8-25% over next 5 years depending on area and risk.
Where should I invest in Kingsport TN?
Downtown Kingsport offers best balance of upside (15-20%) and walkability for rentals. Riverview has highest returns (20-25%) but highest risk. Borden Village offers lowest risk with steady 8-12% appreciation.
Is Kingsport TN a good place to invest in real estate?
Kingsport offers affordable entry ($95K-$220K), stable employment (Eastman Chemical), and emerging downtown revitalization. Appreciation is slower than Nashville/Knoxville. Best for investors seeking cash flow rentals plus modest appreciation rather than explosive growth.
Should I buy in Kingsport now or wait?
Interest rates are elevated (7%+ in 2024-2025), but Kingsport remains 50% cheaper than Nashville/Knoxville. If buying for long-term hold (5-7+ years), current prices offer good value in emerging areas. For flips, focus on deep value plays where renovation drives returns regardless of market appreciation.
Your Investment Framework
- Choose Downtown Kingsport if: You believe walkability trend continues, want rental income plus appreciation, budget $140K-$220K, 5-7 year hold acceptable
- Choose Lynn Garden if: You want central location value play, comfortable with renovations, budget $120K-$185K, block variability doesn't scare you
- Choose Bloomingdale if: You appreciate historic homes, target young professional renters, budget $210K-$340K, want lower risk with steady returns
- Choose Riverview if: You want highest potential returns, experienced investor, budget $95K-$160K, can handle risk and major renovations
- Choose Borden Village if: You want lowest risk, prefer family rentals, budget $130K-$195K, conservative 8-12% returns acceptable
Ready to Invest in Kingsport's Future?
Trent Moving and Storage helps investors when moving properties with residential moving, estate cleanouts, storage solutions during rehabs, and commercial moving for businesses. We've worked with investors throughout Kingsport's emerging neighborhoods.
Learning more about Kingsport? Check out Best Family Neighborhoods in Kingsport, TN (if targeting family rentals), Young Professional Areas in Kingsport, TN (if targeting downtown/Bloomingdale rentals), Most Affordable Areas in Kingsport, TN (if seeking deep value plays), and Safest Neighborhoods in Kingsport, TN (crime data for investment decisions).
Bottom Line
Kingsport won't make you rich overnight, but 10-25% appreciation over 5-7 years plus rental cash flow offers solid returns with affordable entry points.
Highest upside: Riverview (20-25%, highest risk)
Best balance: Downtown Kingsport (15-20%, medium risk)
Safest play: Borden Village (8-12%, low risk)
Do this next: Pick your strategy, drive the neighborhoods this weekend, analyze 3-5 deals. The best investment is the one you actually close on—not the perfect deal you never find.
