SUMMARY
Tri-Cities mobile home sales and prices both rose through mid-year 2026. Sales climbed 11.2%, and the median sale price reached $220,000. Sellers also cut their asking price more often. Nearly half of all sales involved a price cut. Homes also took longer to sell. The typical home needed 76 days on the market. The discount at closing did not change. More than half (55%) of homes sold below their final asking price in both years, and the typical gap held at $10,000.
The real shift is at the front end. More sellers set their opening price high, then corrected.
By DON FENLEY
Mobile homes remain one of the few Tri-Cities ownership options priced near or below the cost of a starter site-built house.
Mobile homes on owned land appreciate at an average rate of about 5% per year, tracking closely with traditional site-built homes. Recent market data shows that manufactured homes sold with land gained 70.1% in total value over a seven-year span, outperforming the 58.6% gain for single-family stick-built homes.
Sales and prices
| Measure | 2025 | 2026 |
| Total sales | 278 | 309 |
| Median sale price | $210,000 | $220,000 |
| Average sale price | $207,223 | $222,025 |
| Price reductions (share of sales) | 37% | 46% |
| Average price reduction | $21,431 | $24,424 |
| Concessions (share of sales) | 55% | 55% |
| Average concession | $15,172 | $14,416 |
| Sold at or above list price | 125 | 138 |
| Median days on market | 66 | 76 |
| Sales with 5 or more acres (number) | 28 | 30 |
Rising prices usually mean sellers hold firm on their asking price. The mid-year market did the opposite. Nearly half of all 2026 sales involved a cut from the original price. The cuts also grew deeper. The pattern suggests many sellers set their opening price above what buyers would pay, then corrected.
The market grew on two fronts. Sales and the price went up from a year ago. That combination points to steady demand for affordable housing, according to the Northeast Tennessee Association of Realtors® (NETAR).
The final discount stayed the same
Once a home reached a realistic asking price, the last step to a sale barely changed. About 55% of homes sold below their final list price in both years, and the typical gap was $10,000.
Financing leaned toward VA loans
FHA loans stayed the most common used, as they were in 2025. The bigger change was underneath the top line. VA loans climbed to about 17% of sales, while cash purchases fell by a similar amount.
Greeneville sales led the region again
| City | 2025 sales | 2026 sales |
| Greeneville | 37 | 32 |
| Jonesborough | 15 | 24 |
| Kingsport | 25 | 23 |
| Bristol | 10 | 23 |
| Rogersville | 10 | 22 |
| Chuckey | 14 | 17 |
| Elizabethton | 14 | 17 |
| Johnson City | 14 | 12 |
| Limestone | 14 | 12 |
| Afton | 6 | 12 |
| Bulls Gap | 5 | 11 |
| Mountain City | 7 | 9 |
Land deals held their share
The top end of the Northeast Tennessee manufactured housing market highlights that the appreciation is tied to the underlying land. Homes on five or more acres made up about 10% of sales in both years. Their median price rose to $322,500 from $284,000.
Buyers still paid a premium for acreage. Demand for a rural home with land stayed firm even as the wider market slowed on time.