Why Are So Many People Leaving Virginia for Tennessee? A Realtor’s On-the-Ground View

If you’ve been thinking about leaving Virginia for Tennessee, you’re not alone — and honestly, the reasons go way deeper than any single issue. I’m Scott Henninger, a real estate agent with eXp Realty in the Tri-Cities area of Northeast Tennessee, and I work with Virginia transplants on a regular basis. The short answer: people are moving here because Tennessee offers significantly lower taxes, more affordable housing, a lower cost of living, and a lifestyle that a lot of former Virginians find fits them better. But there are some nuances worth understanding before you make the leap.

The Tax Picture — This One Really Adds Up

Let’s start with the most straightforward reason: Tennessee has no state income tax. Zero. Virginia currently sits at 5.75%, and as of 2026, there are serious legislative proposals to push that rate even higher for higher earners. For a household earning $120,000 a year, that’s roughly $6,900 back in your pocket annually — just from the income tax difference alone. Over a decade, that’s close to $70,000.

Tennessee doesn’t make up for it with sneaky property taxes either. The effective property tax rate in the Tri-Cities area runs well below the national average. When people do the actual math on what they’re paying in Virginia versus what they’d pay here, the move often becomes a pretty straightforward financial decision.

Gun Laws — Yes, That’s Part of It

The title of my latest video says “it’s not just the gun laws,” and that’s true — but gun laws are absolutely part of the conversation for a large segment of Virginia movers, especially those coming out of Northern Virginia, Richmond, or Hampton Roads.

Tennessee is a Constitutional Carry state. If you’re 21 or older and legally allowed to own a firearm, you can carry without a permit. Virginia has moved in a noticeably different direction over the past several years, adding requirements and restrictions that many gun owners find frustrating. For families and individuals who prioritize Second Amendment rights, Tennessee is simply a better fit.

Housing Affordability in Northeast Tennessee

This is where I see the clearest “aha moment” for people coming from the Virginia suburbs, particularly Northern Virginia. In late 2025, the median home price in Johnson City was around $365,000 — and in Kingsport, closer to $293,000. Compare that to Fairfax County, Loudoun County, or even Roanoke, and you’re often looking at significantly more house for the same dollar.

Johnson City’s overall cost of living runs about 11% below the national average. Kingsport is around 9% below. Groceries, utilities, healthcare — it all comes in lower than what most Virginia residents are used to paying. For people who want to buy a home without stretching their budget to the limit, the Tri-Cities area opens up options that simply don’t exist in many Virginia markets.

It’s also worth noting that both Kingsport and Johnson City were named to U.S. News & World Report’s Best Places to Live list for 2025–2026, which brought even more national attention to a region that, frankly, has been flying under the radar for a while.

What Northeast Tennessee Actually Looks Like

A lot of Virginia movers come here expecting a rural backwater and are genuinely surprised. The Tri-Cities area — Bristol, Kingsport, and Johnson City — is a metro of about 500,000 people. You’ve got a teaching hospital (Ballad Health), a strong university presence (East Tennessee State University), a downtown Johnson City that’s been actively redeveloped over the last decade, and more outdoor recreation than most people can fit into a lifetime. The Appalachian Trail runs right through the region. Watauga Lake, South Holston Lake, and the mountains are all within 30 to 45 minutes.

Bristol has its own charm as a twin-city straddling the Tennessee-Virginia state line — literally State Street has the state border painted down the middle. If you want live music, history, NASCAR, and a small-city feel with easy access to both states, Bristol is hard to beat.

The Honest Downsides

I’d be doing you a disservice if I didn’t mention the drawbacks. If you’re coming from a major metro like Richmond, Northern Virginia, or Virginia Beach, the Tri-Cities area will feel significantly smaller in terms of job market variety. Remote work has made this less of an issue for many people, but if your career depends on a specific local industry cluster, do your homework before assuming the opportunities will be comparable.

The region is also fairly politically homogeneous — very conservative. If that’s your preference, great. If you’re coming from a more politically diverse Virginia community and that matters to you, it’s worth visiting and getting a feel for the culture before committing to a move.

And while the outdoor recreation is excellent, the area doesn’t have the same density of high-end dining, arts, or entertainment that Northern Virginia or Richmond offer. It’s growing, but it’s not there yet.

Who This Move Works Best For

In my experience, the Virginia-to-Northeast-Tennessee move tends to work best for people who are remote workers or self-employed, retirees or those approaching retirement who want to stretch their savings, families looking for more house and better schools without a crushing mortgage, and outdoor enthusiasts who want quick access to mountains, rivers, and trails. If that sounds like you, it’s worth a serious look.

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