Comparing cities can be tricky—it’s a lot like comparing yourself to someone else.
For example, if your friend saves $10,000 while you save $5,000, they might seem more successful. But if they earn twice your salary, you’re actually saving at a higher rate.
It’s the difference between saying, “Who has more?” versus “Who is doing more with what they have?”
With that in mind, we analyzed the single-family housing market in 11 cities across eastern Tennessee (including the Virginia portion of Bristol). We tracked home sales over the past 12 months (ending March 26, 2025) and used zip code populations instead of city populations—ensuring a fair, apples-to-apples comparison.
Understanding the Cities
- Oak Ridge, Maryville, and Cleveland serve as alternatives to Knoxville and Chattanooga, attracting commuters and suburban buyers.
- Johnson City and Cookeville are influenced by large university populations, which can impact homeownership rates.
- Kingsport, Bristol, Elizabethton, and Jonesborough are part of the Tri-Cities Metro, functioning as both independent markets and a regional economy.
- Greeneville and Morristown stand apart as self-contained markets, further from major metro influences.
Population by City
| City | Zip Code Population |
|---|---|
| Johnson City | 100,282 |
| Cleveland | 97,475 |
| Maryville | 89,360 |
| Kingsport | 87,823 |
| Cookeville | 71,961 |
| Bristol, TN+VA | 67,228 |
| Morristown | 52,161 |
| Greeneville | 45,469 |
| Elizabethton | 33,752 |
| Oak Ridge | 31,839 |
| Jonesborough | 29,313 |
Total Home Sales (Last 12 Months)
| City | Total Sales |
|---|---|
| Cleveland | 1,605 |
| Maryville | 1,545 |
| Kingsport | 1,377 |
| Johnson City | 1,337 |
| Bristol, TN+VA | 1,136 |
| Cookeville | 931 |
| Morristown | 640 |
| Oak Ridge | 623 |
| Greeneville | 533 |
| Jonesborough | 463 |
| Elizabethton | 360 |
Per Capita Home Sales (Sales per Resident)
| City | Per Capita Sales |
|---|---|
| Oak Ridge | 0.0196 |
| Maryville | 0.0173 |
| Bristol, TN+VA | 0.0169 |
| Cleveland | 0.0165 |
| Jonesborough | 0.0158 |
| Kingsport | 0.0157 |
| Johnson City | 0.0133 |
| Cookeville | 0.0129 |
| Morristown | 0.0123 |
| Greeneville | 0.0117 |
| Elizabethton | 0.0107 |
Affordable Homes: Per Capita Sales Under $300K
| City | Sales per Capita (<$300K) |
|---|---|
| Bristol, TN+VA | 0.0124 |
| Kingsport | 0.0096 |
| Cleveland | 0.0076 |
| Elizabethton | 0.0071 |
| Greeneville | 0.0068 |
| Oak Ridge | 0.0068 |
| Morristown | 0.0067 |
| Johnson City | 0.0062 |
| Jonesborough | 0.0060 |
| Cookeville | 0.0047 |
| Maryville | 0.0036 |
Luxury Homes: Per Capita Sales Over $500K
| City | Sales per Capita (>$500K) |
|---|---|
| Maryville | 0.0039 |
| Jonesborough | 0.0038 |
| Oak Ridge | 0.0030 |
| Johnson City | 0.0025 |
| Cookeville | 0.0019 |
| Cleveland | 0.0019 |
| Morristown | 0.0015 |
| Greeneville | 0.0014 |
| Kingsport | 0.0014 |
| Elizabethton | 0.0011 |
| Bristol, TN+VA | 0.0010 |
Key Takeaways: What Each City’s Housing Market Tells Us
Each city in this analysis has unique economic and demographic factors influencing its housing market. Let’s break down what the data suggests about each one.
Oak Ridge: Strongest Per Capita Housing Market
- With the highest per capita home sales (0.0196), Oak Ridge stands out as a thriving real estate market relative to its size.
- Driven by its proximity to Knoxville, a stable job market (including the Oak Ridge National Laboratory), and a mix of affordable and high-end housing options.
- The relatively small population combined with steady demand makes it a high-turnover market.
Maryville: Leader in Luxury Home Sales
- Maryville ranks second overall in per capita home sales and first in high-end home sales ($500K+).
- Its proximity to Knoxville and access to the Great Smoky Mountains attract affluent buyers looking for a balance between city convenience and outdoor lifestyle.
- Lower sales of homes under $300K suggest that home values are higher than in many other cities in the region.
Bristol, TN+VA: Affordable Housing Hub
- Bristol leads in per capita sales of homes under $300K, making it attractive for first-time homebuyers and those seeking affordable options.
- As part of the Tri-Cities region, Bristol benefits from regional economic ties but remains more affordable than Johnson City or Kingsport especially on the Virginia side.
- Its position on the Tennessee-Virginia border gives it unique tax considerations like generally lower housing prices on the Virginia side, offset by income taxes not levied in Tennessee (income, personal property, etc.)
Cleveland: High Overall Sales, Balanced Market
- Cleveland ranks first in total home sales (1,605) and fourth in per capita home sales (0.0165).
- The city benefits from its proximity to Chattanooga, offering a lower cost of living while still providing access to a larger job market.
- Strong demand across multiple price points suggests a diverse homebuyer pool, including both middle-class families and higher-income professionals.
Kingsport: Steady, Balanced Housing Market
- Kingsport ranks third in total home sales (1,377) and holds a solid per capita ranking (0.0157).
- As part of the Tri-Cities region, it shares an economic base with Bristol and Johnson City, offering a mix of industry, healthcare, and retail jobs.
- Strong sales in the under $300K range make it a desirable location for affordable homebuyers, but it lags in the luxury market.
Johnson City: University Influence & Rental Market
- Despite being the largest city in the study (100,282 residents), Johnson City ranks seventh in per capita home sales (0.0133).
- Homeownership rates may be affected by a high student and rental population, given the presence of East Tennessee State University (ETSU).
- A strong job market in healthcare and education supports demand, but many residents may choose to rent rather than buy.
Cookeville: University Influence, Moderate Housing Market
- Home to Tennessee Tech University, Cookeville shares some of the same rental-heavy characteristics as Johnson City.
- Per capita home sales (0.0129) are slightly lower than Johnson City’s, reflecting a market that skews younger and more transient.
- The city’s midway location between Knoxville and Nashville makes it appealing for those seeking a quieter lifestyle while still having access to larger cities.
Morristown: Affordable, Standalone Market
- Morristown is farther from major metro areas, making it a more self-contained housing market.
- With a per capita home sales rate of 0.0123, it sees steady but lower turnover compared to cities closer to Knoxville or Chattanooga.
- Affordability is a key strength, with solid sales in the under $300K range, suggesting strong demand from local buyers rather than out-of-state transplants.
Greeneville: Slower Market, Self-Sustained Economy
- Greeneville has one of the lowest per capita home sales rates (0.0117), indicating a slower-moving real estate market.
- The city is not heavily influenced by nearby metros, operating more as a local market with slower turnover.
- The affordability of homes under $300K makes it attractive to long-term residents, but it sees little high-end activity.
Elizabethton: Smaller Market, Lowest Sales Activity
- Elizabethton has the lowest per capita home sales (0.0107), reflecting its small size and slower housing turnover.
- Located just outside Johnson City, some potential buyers may opt for larger markets nearby rather than staying within Elizabethton (and vice versa).
- Affordable housing is available, but there is little activity in the luxury market, making it more suited for first-time homebuyers and locals looking for value.
Jonesborough: Smallest Market, Niche for Luxury Buyers
- Tennessee’s oldest town, wedged in between Johnson City and Kingsport
- Has evolved into a niche luxury market.
- As the smallest market, it doesn’t take much to make the numbers top heavy, overshadowing affordable housing options.
Final Thoughts
This analysis shows how location, economic drivers, and affordability shape each city’s housing market. Cities closer to Knoxville and Chattanooga tend to have higher home sales, while those further from major metros see slower turnover but maintain affordability. University towns like Johnson City and Cookeville have lower homeownership rates, while cities like Oak Ridge, Maryville, and Cleveland thrive due to strong job markets and suburban demand. Kingsport offers a balanced market, not overly influenced by a university and still relatively affordable.
Kingsport Spirit 
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