Metro area · Tennessee, Virginia

Kingsport-Bristol, TN-VA metro: mortgages and home buyers

2025 home-purchase and refinance statistics for the 5-county Kingsport-Bristol, TN-VA area (OMB code 28700), from official HMDA records.

In 2025, lenders reported 2,709 home-purchase mortgages for owner-occupied, single-family homes in the Kingsport-Bristol, TN-VA metro area. The median buyer borrowed $245,000 on a home valued at $285,000 and reported a household income of $87,000.

Buyers financed a median 95% of the home's value (roughly 5% down), paid a median 6.75% on 30-year fixed conventional loans and faced median conventional loan costs of $4,600.

Lenders denied 9.3% of completed home-purchase applications.

Purchase loans

2,709

5 counties

Buyer income

$87,000

U.S. $116,000

Loan amount

$245,000

U.S. $335,000

Down payment

U.S. 10%

30-yr fixed rate

6.75%

U.S. 6.625%

Denial rate

9.3%

Purchase · U.S. 8.5%

Key facts

Home buyers' median income ($87,000) is 25% lower than the U.S. median ($116,000).
The median 30-year fixed conventional rate here was 13 basis points above the U.S. median (6.625%).
Median conventional loan costs ($4,600) were 17% lower than the U.S. median ($5,570).
12.6% of single-family purchase mortgages financed manufactured homes.
The most common age bracket among borrowers was 25–34 (30.0% of purchase loans).
54.5% of purchase mortgages had a single borrower with no co-applicant.
The most-cited reason for denial was debt-to-income ratio (42.4% of denials with a stated reason).

Counties in the metro area

County	Purchase loans	Median loan	Buyer income	30-yr rate	Loan costs	Conforming limit	FHA limit
Sullivan County, TN	1,693	$245,000	$87,000	6.750%	$4,580	$832,750	$541,287
Hawkins County, TN	404	$245,000	$80,000	6.750%	$4,860	$832,750	$541,287
Washington County, VA	362	$245,000	$99,000	6.750%	$4,610	$832,750	$541,287
Bristol city, VA	156	$185,000	$67,000	6.625%	$4,420	$832,750	$541,287
Scott County, VA	94	$205,000	$78,000	6.875%	$4,490	$832,750	$541,287

Who bought homes in Kingsport

Home-purchase mortgages for owner-occupied, single-family (1–4 unit) site-built homes, first liens, originated in 2025.

Purchase loans

2,709

of 3,119 applications

Buyer income

$87,000

Middle half $59,000–$126,000

Home value

$285,000

Middle half $215,000–$375,000

Loan amount

$245,000

Middle half $175,000–$315,000

Down payment

33.3% put 20%+ down

Single borrower

54.5%

No co-applicant

Values are medians; "middle half" is the 25th to 75th percentile.

Loan type

Conventional 61.9% 1,677

FHA 22.9% 621

VA 13.4% 362

USDA 1.8% 49

What the homes were for

Primary residence 94.0% 3,109

Second home 2.1% 68

Investment property 4.0% 131

All first-lien, closed-end purchase mortgages, including second homes and investors.

Borrower age

Under 25 10.8%

25–34 30.0%

35–44 20.9%

45–54 15.2%

55–64 13.0%

65–74 6.8%

75 and over 3.4%

Debt-to-income ratio

Under 20% 3.8%

20–29% 14.3%

30–35% 17.1%

36–42% 25.5%

43–49% 28.5%

50–60% 10.2%

Over 60% 0.7%

Monthly debts (including the new payment) as a share of income, as used in underwriting.

What borrowing cost in Kingsport

Medians for 2025 home-purchase loans. Total loan costs are section D of the Loan Estimate/Closing Disclosure (lender and third-party loan charges, excluding taxes, prepaids and escrow). FHA and VA costs include the upfront mortgage insurance premium or VA funding fee, so compare like with like.

Measure	Kingsport	U.S.
30-year fixed rate · conventional	6.750%	6.625%
30-year fixed rate · FHA	6.500%	6.250%
30-year fixed rate · VA	6.250%	6.125%
15-year fixed rate · conventional	5.875%	5.875%
Rate spread vs. APOR · conventional	+0.31 pts	+0.13 pts
Total loan costs · conventional	$4,600	$5,570
Total loan costs · FHA	$9,260	$11,310
Total loan costs · VA	$4,800	$6,490
Origination charges (all loan types)	$2,030	$1,860
Borrowers paying discount points	50.7%	51.3%
Points paid, when paid (% of loan)	0.88%	0.87%
Borrowers receiving lender credits	33.2%	33.1%
Adjustable-rate mortgages	5.7%	7.4%
Jumbo loans (above conforming limit)	0.8%	3.8%

Medians are shown only when at least 30 loans report the field. Rates are those reported at closing; market rates changed during 2025, which the rate spread (APR minus the average prime offer rate on the lock date) adjusts for.

Approvals and denials

Kingsport: 289 of 3,119 completed home-purchase applications were denied (9.3%).

Denial rate

Application	Kingsport	U.S.
Home purchase	9.3%	8.5%
Conventional	9.2%	7.1%
FHA	9.6%	12.5%
VA	8.4%	8.0%
USDA	12.1%	12.5%
Refinance	17.5%	17.9%
Cash-out refinance	30.8%	33.6%

Main reason for purchase denials

Debt-to-income ratio 42.4%

Collateral (appraisal/property) 14.5%

Credit history 13.8%

Other 6.7%

Employment history 6.3%

Unverifiable information 5.9%

Credit application incomplete 5.6%

Insufficient cash (down payment/closing costs) 4.8%

First reason the lender reported.

Denial rate = denied ÷ (originated + approved but not accepted + denied). Withdrawn and incomplete applications are excluded. Differences between places reflect who applies, not only lender behavior.

Refinancing in Kingsport

Refinances

544

Median loan $255,000

Refi rate

6.299%

30-yr fixed, conv.

Refi loan costs

$4,360

Conventional

Cash-out refis

805

Median loan $185,000

Cash-out rate

6.875%

30-yr fixed, conv.

Cash-out income

$73,000

Median borrower

Source: FFIEC/CFPB HMDA 2025 public LAR (derived MSA/MD); OMB July 2023 delineations via the U.S. Census Bureau. Methodology