Kingsport, Tennessee Short-Term Rental Market
Kingsport STRs averaged $165/night at 49.6% occupancy in April 2026 across a market of 11,881 entire-place listings.
Quick Answer: Kingsport, Tennessee is an active short-term rental market. average occupancy is 56%. average monthly revenue is $3,325. average daily rate is $218. the top operator is Evolve with 408 listings. market score is 73/100 (grade B).
Market data reflects the Tennessee Area regional market, which includes Kingsport. Regulations, taxes, and permit details below are specific to Kingsport.
Market Score Breakdown
Five dimensions Apivex evaluates per market.
Market Overview
Kingsport anchors the Tri-Cities region of Northeast Tennessee alongside Johnson City and Bristol. The short-term rental market here is event- and recreation-driven rather than resort-style, with demand concentrated around Fun Fest (a nine-day July festival), outdoor recreation at Bays Mountain and Warriors’ Path State Park, and business travel tied to major employers like Eastman Chemical and Ballad Health.
As of April 2026, the average daily rate across all listings stood at $164.53, with occupancy at 49.6% and RevPAR at $81.57. Average monthly revenue per active listing was $2,239. Year-over-year, occupancy rose 0.87%, ADR increased 0.60%, and revenue grew 2.26%, indicating steady but modest growth.
The market is dominated by entire-place listings, which account for 11,881 of the roughly 12,510 total listings (approximately 95%). Private rooms add another 612 listings, and shared rooms represent just 17. By bedroom count, one-bedroom units lead with 4,078 listings, followed by two-bedroom (3,352), three-bedroom (3,027), four-bedroom (1,217), and five-bedroom or larger (807) units. Channel distribution shows 5,688 Airbnb-only listings, 1,170 VRBO-only, and 5,652 listed on both platforms, giving VRBO meaningful reach in this market. The overall market score of 73.1 out of 100 is led by a standout investability score of 92.8.
Seasonal Patterns
| Month | Occupancy | ADR | Revenue |
|---|---|---|---|
| Jan | 35% | $132 | $1,477 |
| Feb | 45% | $130 | $1,462 |
| Mar | 53% | $147 | $2,014 |
| Apr | 49% | $152 | $2,015 |
| May | 52% | $169 | $2,243 |
| Jun | 59% | $203 | $3,156 |
| Jul | 61% | $204 | $3,446 |
| Aug | 51% | $189 | $2,654 |
| Sep | 46% | $171 | $2,178 |
| Oct | 53% | $164 | $2,461 |
| Nov | 47% | $159 | $2,040 |
| Dec | 45% | $157 | $2,042 |
Top Short-Term Rental Operators in Kingsport
Ranked by total active listings. Useful for understanding the competitive landscape.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | Evolve | 408 | 14,027 | ★ 4.73 |
| 2 | Vacasa | 106 | 2,376 | ★ 4.59 |
| 3 | Byers & Harvey | 74 | 2,303 | ★ 4.85 |
| 4 | RedAwning | 64 | 848 | ★ 4.62 |
| 5 | RETREAT VACATIONS | 62 | 3,050 | ★ 4.82 |
What Kind of STR Should I Buy in Kingsport?
Revenue and pricing by property type, tier, and bedroom count.
Revenue by Bedroom Count
| 1 bed | 4,078 |
| 2 bed | 3,352 |
| 3 bed | 3,027 |
| 4 bed | 1,217 |
| 5 bed | 807 |
ADR by Property Tier
| Entire Home | $222 |
| Luxury | $371 |
| Professionally Managed | $285 |
Revenue by Dwelling Type
| Apartment | $2,057 |
| Entire Place | $3,411 |
| House | $3,732 |
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 45.5% |
| vrbo | 9.4% |
| both | 45.2% |
Investment Analysis
Kingsport’s investability score of 92.8 out of 100 is the strongest of the market’s six scored dimensions, reflecting low acquisition costs relative to rental income potential. Housing data is not currently available in the StaySTRA snapshot for this market, so a precise gross yield calculation cannot be provided. However, the average active listing generated $2,239/month in April 2026, or approximately $26,871 annualized.
Tier comparisons show meaningful upside from positioning. The all-listings average ADR was $164.53, while entire-home listings commanded $167.72, a modest premium. Professionally managed properties averaged $202.75 per night, a 23% premium over the market average, and the luxury tier reached $278.62, nearly 70% above average. These spreads suggest that professional management or higher-end furnishing can materially improve returns.
House-type listings averaged $2,408/month versus $2,291 for entire-place listings generally and $1,806 for apartments, pointing to single-family homes as the stronger revenue category. Year-over-year revenue growth of 2.26% is positive but below inflation, so investors should underwrite conservatively for near-term income growth. The regulation score of 67.6 and enforcement severity rated as minimal indicate a permissive operating environment, which reduces compliance risk.
Revenue Trend (5 yr)
ADR & Occupancy Trends (5 yr)
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Booking Insights
Kingsport guests book an average of 42.2 days in advance, reflecting a mid-range planning horizon. This is long enough to benefit from early-bird pricing strategies but short enough that last-minute inventory does not sit idle for extended periods. Operators can price at premium rates for bookings made 6 or more weeks out, then shift to yield-management discounts as dates approach.
The average length of stay is 3.96 nights, close to four nights. This is above a simple weekend stay but below a full-week booking, suggesting a mix of extended weekend and short-trip visitors, consistent with the drive-market nature of Tri-Cities tourism. A near-four-night average means roughly 7-8 turnovers per month for a fully occupied listing, which has direct implications for cleaning and maintenance scheduling. Minimum-stay policies set at 3 nights align well with this demand profile while reducing high-turnover single-night bookings.
Short-Term Rental Regulations
Kingsport does not have a dedicated short-term rental ordinance. STRs operate under general zoning rules (Chapter 114 of the city code), state business licensing requirements, and lodging tax obligations. No city STR permit, owner-occupancy requirement, or annual night cap has been identified.
Business licensing: Tennessee requires hosts to register for a Minimal Activity License (gross receipts $3,000-$100,000) or a Standard Business License (over $100,000), obtained from both the county and city clerks. Each license carries a $15 fee and requires annual renewal.
Occupancy taxes: Kingsport levies a 7% municipal lodging tax. Sullivan County added a 1% county lodging tax effective July 1, 2023, bringing the combined occupancy tax to 8% inside Kingsport city limits. State and local sales tax of approximately 9.75% applies on top of this, for an all-in lodging tax load of roughly 17.75%. Airbnb and VRBO generally collect and remit applicable taxes through their marketplace facilitator agreements with the Tennessee Department of Revenue.
Practical constraints come primarily from zoning district rules (which can restrict commercial use in residential zones), parking and nuisance ordinances, and private HOA or deed restrictions. Enforcement severity is rated minimal. Operators should verify the specific zoning district for their property with Kingsport Planning and Zoning before listing.
Market Comparison
Kingsport’s 49.6% occupancy in April 2026 sits below the approximate US short-term rental median of 55%, reflecting the market’s regional and event-driven character rather than resort or major-metro demand. The $164.53 ADR is also below the national median of approximately $220, consistent with Kingsport’s position as a mid-size regional city rather than a destination market. RevPAR of $81.57 reflects both factors.
The market is substantially larger than its city population of 57,109 might suggest, with over 12,500 total listings drawing from the broader Tri-Cities region. The investability score of 92.8 points to relatively favorable purchase economics compared to higher-cost STR destinations.
Operator concentration is moderate. Evolve leads with 408 listings and 14,027 reviews at a 4.73 average rating. Vacasa follows with 106 listings and 2,376 reviews at 4.59. Byers and Harvey, a regional operator, holds 74 listings with a strong 4.85 average rating. RETREAT VACATIONS rounds out the top five with 62 listings and 4.82 average rating. The top five operators collectively manage approximately 714 listings, a meaningful but not dominant share of the total market.
Frequently Asked Questions About Kingsport, Tennessee
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