Tri-Cities mobile home sales and prices both rose through mid-year 2026. Sales climbed 11.2%, and the median sale price rose 4.8% to $220,000. Even so, sellers cut their asking price more often. Price reductions appeared in 46.3% of sales, up from 36.7% a year earlier.

Homes also took longer to sell. The typical home needed 76 days on the market, up from 66. The discount at closing barely moved. The share of homes selling below their final asking price edged from 55.0% to 55.3%, 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, according to the Northeast Tennessee Association of Realtors (NETAR).

Mobile homes remain one of the few ownership options in the region 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 very 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.

So far this year financing shifted under the surface. FHA loans stayed the most common way buyers paid, at 28.5% of sales. VA loans rose to 17.2% from 12.9%. Cash purchases fell to 23.6% from 28.1%. The move toward loan-backed buyers points to more people buying a mobile home to live in rather than to rent or resell.

Greeneville was the busiest market again. Jonesborough, Kingsport, Bristol and Rogersville followed. Sales spread wider across the region this year, so growth reached beyond the largest cities.

The top end of the Northeast Tennessee manufactured housing market highlights that the appreciation is almost entirely tied to the underlying land. Homes on five or more acres held about a tenth of sales, at 9.7%. Their median price rose 13.6% to $322,500. Buyers still paid a premium for acreage.