Tri-Cities manufactured home prices increased last month, while the number of sales eased. The median sales price was $225,000, up 5.9% from last year.
Most sellers gave ground to get to those sales. Almost half of all homes that sold, 47%, had a price reduction. The median was $10,000, according to the Northeast Tennessee Association of Realtors® (NETAR).
And buyers got concessions on more than half, 54%, of the homes that sold. The median concession was also $10,000.
Sales fell to 57 from 64 in May 2025, a drop of about 11%. Homes also took longer to sell. The typical listing was on the market for 63 days, nine days more than last May.
May 2026 at a glance
| Measure | May 2026 |
| Total sales | 57 |
| Average sold price | $222,434 |
| Median sold price | $225,000 |
| Average finished area | 1,454 sq ft |
| Price per square foot | $152.96 |
| Median days on market | 63 |
| Price reductions on homes that sold | 47% |
| Midian reduction | $10,000 |
| Concessions on homes that sold | 54% |
| Median concession | $10,000 |
One figure runs against the usual pattern. In most price reports the average is above the median. Here it is the other way around. This flip happens when a few low-priced sales pull the average down. Seven homes sold below $150,000 in May, including one at $35,000. Those sales weigh on the average but not the median, because the median reflects only the home in the exact middle of the list.
How May 2026 compares with May 2025
| Measure | May 2025 | May 2026 | Change |
| Total sales (5 acres or less) | 64 | 57 | -7 (-10.9%) |
| Average sold price | $194,738 | $222,434 | +14.2% |
| Median sold price | $212,500 | $225,000 | +5.9% |
| Price per square foot | $135.69 | $152.96 | +12.7% |
| Median days on market | 54 | 63 | +9 days |
| Price reductions | 30% | 47% | +17 pts |
| Homes that sold below asking price | 53% | 57% | +4 pt |
| Homes that sold at asking price | 21% | 29% | +8 pts |
| Homes that sold above asking price | 26% | 14% | -12 pts |
Price per square foot rose 12.7% while home size barely moved. The average home gained only 19 square feet. Buyers paid more for nearly the same product.
Sellers lost leverage over the year even as prices rose. The share of homes selling above asking fell from 27% to 16%. The share cutting the price before an offer jumped from 30% to 47%. Concessions at the table held about steady near $10,000.
The slower pace fits the same picture. Homes took nine more days to sell than a year ago. Demand is steady, supply is thinner, and sellers hold a little less power than last spring.
Larger-acreage sales
Sales of mobile homes on more than 5 acres were left out of the base calculations because the extra land distorts both price and price per square foot. They are summarized here for context.
| Period | Number of sales | Average sold price |
| May 2025 | 4 | $354,500 |
| May 2026 | 6 | $348,167 |
These larger parcels sold for roughly $130,000 more on average than the standard cohort in both years. The count rose by two over the year, and the average price held nearly flat. Land continues to carry a clear premium in the Tri-Cities manufactured home market.
Categories: CORE DATA
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