A look at the development projects shaping Johnson City, Kingsport, Bristol, and surrounding communities.
When buying a home in Northeast Tennessee, one of the biggest questions is: Where is the growth happening, and how could it affect the value of a home over the next five years?
While no one can predict the future of the housing market with certainty, understanding where development is planned, under construction, or already completed can help buyers make more informed decisions.
From new shopping centers to major redevelopment projects, several growth corridors across Northeast Tennessee are worth watching. But before choosing a home based on what might be coming, it's important to understand what is actually happening today.
Understanding the Stages of Development
Not every announced project will look the same when it's finished. Some developments are still being discussed, while others have secured funding or begun construction.
When researching a project, look for these five status labels:
Proposed: A project has been introduced, but construction approval may not be in place.
Approved: A specific plan has received approval, though additional permits may still be needed.
Funded: Money has been committed to a particular part of the project.
Under Construction: Work has started on a specific phase.
Open: A completed portion of the project is ready for use.
These are checkpoints, not a guaranteed sequence. One part of a development may be open while another is still awaiting approval.
Growth Corridors to Watch in Northeast Tennessee
1. Boone Creek and Gray: New Shopping and Convenience
North of Johnson City, the Promenade at Boone Creek, anchored by a Publix supermarket, represents a significant commercial development for the Gray and Boone Creek area.
The project was reported to be under construction in 2026. Once completed, it could provide residents with additional grocery shopping options and make everyday errands more convenient.
However, a new shopping center can also change traffic patterns and increase congestion. Buyers should consider whether the location of a particular home will make the new development more accessible or simply bring more traffic to their daily routes.
2. Burlington Mill, Johnson City: Major Redevelopment
The Brush Creek redevelopment in Johnson City's Burlington Mill area represents a substantial proposed transformation near East Tennessee State University, the VA, and Johnson City Medical Center.
The project was reported to include approximately $240 million in investment, 1,000 residential units, 100,000 square feet of retail space, and a public park designed to help manage stormwater.
Road and infrastructure improvements are also part of the broader plans, including changes to West Walnut Street.
For prospective buyers, the potential benefits include additional housing, shopping, and recreational opportunities. The considerations include construction disruption, traffic changes, and the timing of different phases.
The key is to distinguish between infrastructure work already underway and the larger redevelopment that may take years to complete.
3. Piney Flats: Business Investment and Local Opportunity
Piney Flats, located between Johnson City and Bristol, offers another perspective on regional growth: business expansion.
The Robinette Company announced a $10 million expansion in 2023, with a reported goal of bringing 70 new jobs to the area. By September 2026, the building expansion had been completed, although the final number of jobs created was not confirmed in the script's research.
Business investment can support the local economy through employment, spending at nearby businesses, and demand for local services.
Still, a completed business expansion does not automatically mean shorter commutes, new restaurants, or higher home values. Buyers should consider what the area offers today rather than relying entirely on future economic possibilities.
4. Kingsport: Brickyard Village
In Kingsport, Brickyard Village is transforming the former General Shale property into a planned 50-acre neighborhood. The first phase was reported to be under construction.
The development is planned to include new homes, community spaces, and connections to nearby recreation. A pedestrian bridge connecting the neighborhood to downtown Kingsport and additional park amenities are also part of the broader vision.
For buyers, the appeal may be new construction, proximity to Brickyard Park, and access to downtown.
However, planned amenities should be evaluated separately from features that are already completed. Buyers should also consider construction timelines, potential neighborhood fees, and the noise associated with nearby railroad tracks.
5. Bristol: Proposed Housing Near King College Road
In Bristol, Tennessee, a rezoning approval for property along King College Road could allow a development of approximately 375 to 475 homes.
The project could eventually add housing options closer to the city. However, the development's approval status does not mean construction has started or that a move-in date is established.
Traffic was a major concern raised by nearby residents. Buyers interested in this area should pay attention to proposed entrances, road improvements, traffic flow, and the project's timeline.
The important question is whether the location works for your needs today, even if the development takes several years to become reality.
What Should You Consider Before Buying Near a Growth Corridor?
Development can improve an area, but it can also change the way you experience your neighborhood. Before purchasing a home near a major project, consider the following:
Traffic and commute: Drive the routes you use most often and consider how additional development could affect them.
Shopping and convenience: Determine whether new businesses will genuinely make your daily errands easier.
Construction and noise: Consider how long construction may last and whether nearby roads, railways, or work sites could affect your comfort.
Utilities and infrastructure: Verify whether improvements will benefit the specific property you're considering.
School zones: If schools are important to your household, contact the school district to ask whether proposed developments could affect attendance boundaries.
Future competition: If you're buying a newly built home, consider whether nearby builders may still be selling homes when you're ready to move.
Most importantly, remember that new development does not guarantee that nearby home values will increase.
Try the Three-Drive Test
Before committing to a home near a major development, visit the area at three different times:
On a regular weekday, such as a Tuesday.
During the busiest part of your expected commute.
On the weekend.
These visits can help you understand traffic, noise, accessibility, and the overall feel of the neighborhood.
If you cannot visit in person, Google Maps can help you examine routes and typical traffic patterns. You can also contact the local municipality to verify project approvals, funding, construction status, and timelines.
Buy for Today. Let Tomorrow Be a Bonus.
Northeast Tennessee continues to see investment in housing, commercial spaces, infrastructure, and community redevelopment. These projects may create new opportunities, but their benefits depend on what gets completed and how each change affects the surrounding area.
When evaluating a home, ask yourself one final question:
Would I still buy this house if the development never happened?
If the home fits your needs, your budget, and your everyday lifestyle today, future improvements can be an added bonus.
If the location only works because of a project that has yet to be completed, take time to understand the risks before making a decision.
Thinking about buying a home in Johnson City, Gray, Piney Flats, Kingsport, Bristol, or another Northeast Tennessee community? Visit Slivka Property Group and get in touch with DJ Slivka and the team. Share the property you're considering, the developments you're counting on, and the places you need to reach each week.
We'll help you separate what's real from what's still a plan, so you can make a decision based on the life you want to live.
Buy a home that works for you today. Let the improvements of tomorrow be an added bonus.
Check out this article next
