Even with constrained inventory, a growing number of buyers believe local prices are inflated. That sentiment is changing behavior: more buyers are willing to wait, negotiate harder, or pursue rental options until affordability improves
Across the region the market is showing signs of transition. With 276,788 total housing units, just over a third – 103,162 – are mortgaged. Of those, 60% are locked into mortgage rates of 4% or less, creating a “golden handcuff” effect where many homeowners are reluctant to sell and give up their favorable financing. That leaves a substantial share of homes mortgage-free, and often in stronger equity positions, which shapes both listing activity and buyer competition.
Inventory Nearing Neutral
The latest snapshot shows 4.05 months of housing inventory, just shy of the 4.5–6-month benchmark for a balanced market. That number is critical: it signals the market is no longer the runaway seller’s environment of the past few years. Sellers still hold an advantage, but it’s weakening. Many are making larger price reductions to meet buyers where they are, and concessions during negotiations are more common. Buyers, in turn, are capturing more savings at the closing table.
Sub-Market Median Days on Market
Bristol VA – 33
Bristol TN – 25
Kingsport – 21
Rogersville – 17
Church hill – 37
Surgoinsville – 44
Elizabethton – 19
Johnson City – 16
Jonesborough – 28
Greeneville – 63
Rental Market Pressures
The single-family rental vacancy rate stands at just 2.2%, underscoring how tight the broader housing market remains. At the same time, the number of households that prefer to rent is rising, whether due to affordability challenges, lifestyle choices, or skepticism about current prices. This shift strengthens demand in the rental sector and creates headwinds for buyers competing in the for-sale market