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The Tri-Cities housing market is still in transition, but buyers have the best choices and bargaining position driven by a slowly shifting inventory. That doesn’t mean buyer’s market is just around the corner. Sellers have and are expected to continue having the upper hand.

Inventory is improving at the top, stabilizing in the middle, and tight at the bottom. Buyers and sellers alike will need to stay agile—and informed—as the market moves toward a more balanced footing, one price tier at a time.

In early May, the TCI Group’s annualized sales tracker inventory analysis found balanced or near balance in the market’s key $200K – $400 K price tiers. A balanced market typically has 4.5 to 6 months of inventory.

The region’s overall inventory is nowhere near balanced conditions or a pre-pandemic level. And while conditions are expected to improve, slow progress is expected.

Overall, active listings are increasing across the Tri-Cities and surrounding counties, but it’s concentrated in higher price tiers. Homes priced above $300,000—particularly in the $500,000+ bracket—are seeing the largest inventory gains. This is partly a reflection of builder focus on higher-margin homes and partly because of a cooling in demand at the top end of the market.

In contrast, inventory under $200,000 remains extremely tight. These homes often see multiple offers and sell within days of listing. This has left first-time buyers and those seeking modestly priced homes at a distinct disadvantage.

Buyer activity is expected to slow slightly, especially at higher price points, giving inventory a chance to build. However, unless there is a shift in builder focus or economic incentives for sellers to list, inventory challenges in the lower price tiers will persist.

The median time on market for an April sale was 57. This time last year it was 56. That varies widely in the submarkets. Here’s what it looks like in the primary markets.

Bristol, VA – Homes are spending an average of 50 days before being sold. Inventory has improved 0.25% in the past 12 months.

Bristol, TN – Homes are spending a median of 13 days before selling. During the past 12 months inventory has increased 0.67%

Greeneville – The median time on market is 30 days. During the past 12 months inventory has increased 0.66%.

Johnson City – Homes are selling quickly with a median days on market of only 7 days. During the past 12 months inventory has improved 0.34%.

Kingsport – The median time on market for a home sold last month was 19 days. During the past 12 months inventory has increased 0.24%.

Active housing inventory for sale compared to pre-pandemic levels: Metro shift between April 2019 and April 2025

Categories: REAL ESTATE