Home addition cost in Kingsport, TN
Local estimate from BLS wage data and BEA price levels. Reviewed Nov 4, 2026.
- Typical range (300 sq ft)
- $32,700 – $66,200
- Per sq ft
- $107 – $215
- before permit
- Versus US midpoint
- −14%
- US $57,500
- Rank of 300 metros
- #260
- 1 = most expensive
Local price for a home addition in the Kingsport area: $32,700 to $66,200 for 300 sq ft. The low end is a basic job on easy ground; the high end is a premium spec with harder access. The midpoint runs 14% lower than the US figure. Carpenters earn a median of $23.24 an hour in the Kingsport area, 20% below the US median of $29.12.
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Estimated cost for 300 sq ft in Kingsport, TN, standard level
$42,700 to $56,100
About $140 to $183 per sq ft before permits. Labor is about 63% of the bill.
| Part | Low | High |
|---|---|---|
| Materials | $15,000 | $19,600 |
| Labor | $26,900 | $35,200 |
| Permits and fees | $820 | $1,350 |
| Total | $42,700 | $56,100 |
Cost breakdown for 300 sq ft in Kingsport, TN
| Part of the job | Low | Midpoint | High | Share |
|---|---|---|---|---|
| Materials | $11,500 | $17,300 | $23,100 | 35% |
| Labor | $20,700 | $31,000 | $41,400 | 63% |
| Permits and fees | $430 | $1,100 | $1,750 | 2% |
| Total | $32,700 | $49,400 | $66,200 | 100% |
What is behind the Kingsport number
Labor is 63% of the midpoint bill here, against 67% nationally. The mix of trades behind this job is carpenters (50%), cement masons and concrete finishers (10%), electricians (10%), plumbers, pipefitters and steamfitters (10%), drywall and ceiling tile installers (10%), roofers (10%). We weight each trade's local median wage by that share and compare it with the national median. In Kingsport the blended ratio comes out at 0.81.
Materials are scaled with BEA's regional price parity for goods. Kingsport is at 96.2 against 100 for the US, so a materials line of $18,000 nationally becomes $17,300 here (midpoint, 300 sq ft). Permits follow the all-items index of 86.4: $430 to $1,750.
Why two Kingsport quotes can differ
Plumbing and fixtures
Adding a bathroom or kitchen drives the price up the most.
Permits
Construction permits run $500-$2,000, or $5-$21 per $1,000 of project cost (HomeGuide).
Foundation
A foundation, framing, roofing and matching exterior finishes all have to be built before the interior work starts.
Pick a size, pick a tier: home addition pricing in Kingsport
The cited range is split into basic, standard and premium bands, then scaled to Kingsport. Bands overlap, because plenty of standard jobs cost as much as a light premium one. Sizes run from bump-out (100 sq ft) to large suite (600 sq ft).
Basic
$32,700 to $46,100
Bump-out or simple room without plumbing
Standard
$42,700 to $56,100
Standard room addition with HVAC and electrical
Premium
$52,800 to $66,200
Large addition with bath or kitchen and a new foundation
| Size | Basic | Standard | Premium |
|---|---|---|---|
| bump-out (100 sq ft) | $11,200 – $16,000 | $14,800 – $19,600 | $18,400 – $23,200 |
| 20x20 room (400 sq ft) | $43,400 – $61,100 | $56,700 – $74,400 | $70,000 – $87,700 |
| large suite (600 sq ft) | $64,900 – $91,200 | $84,600 – $111,000 | $104,500 – $130,500 |
How Kingsport compares
Same job, same size (300 sq ft), priced for the nearest metros. Asheville is the priciest of the group at $51,100. Johnson City is the cheapest at $49,100.
| Area | Range | Midpoint | vs. here |
|---|---|---|---|
| Kingsport, TNthis page | $32,700 – $66,200 | $49,400 | |
| Johnson City, TN25 miles | $32,400 – $65,700 | $49,100 | −1% |
| Asheville, NC70 miles | $33,700 – $68,400 | $51,100 | +3% |
| Hickory, NC75 miles | $32,500 – $65,900 | $49,200 | level |
| Knoxville, TN100 miles | $33,600 – $68,100 | $50,800 | +3% |
| Blacksburg, VA110 miles | $33,400 – $67,800 | $50,600 | +2% |
| Tennessee (statewide) | $33,800 – $68,600 | $51,200 | +4% |
| United States | $38,000 – $77,000 | $57,500 | +16% |
Out of the 300 metros we cover, Kingsport ranks #260 for the cost of this job (#1 is the most expensive). Statewide, Kingsport is 3% below the Tennessee figure.
Elsewhere in Tennessee
| Metro | Size | Range | Midpoint | vs. here |
|---|---|---|---|---|
| Nashville, TN | 1,099,300 jobs | $35,300 – $71,600 | $53,500 | +8% |
| Memphis, TN | 611,670 jobs | $33,900 – $68,700 | $51,300 | +4% |
| Knoxville, TN | 424,600 jobs | $33,600 – $68,100 | $50,800 | +3% |
| Chattanooga, TN | 268,750 jobs | $34,000 – $68,900 | $51,500 | +4% |
| Clarksville, TN | 103,220 jobs | $33,000 – $66,900 | $50,000 | +1% |
| Jackson, TN | 84,530 jobs | $32,700 – $66,300 | $49,500 | level |
Metros of a similar size
Big cities and small ones price differently, so here is Kingsport against the 4 metros with the closest total employment.
| Metro | Size | Range | Midpoint | vs. here |
|---|---|---|---|---|
| Burlington, VT | 120,150 jobs | $39,000 – $78,900 | $59,000 | +19% |
| Greeley, CO | 119,540 jobs | $36,700 – $74,300 | $55,500 | +12% |
| Erie, PA | 120,480 jobs | $37,400 – $75,700 | $56,600 | +14% |
| Utica, NY | 118,390 jobs | $38,500 – $77,800 | $58,100 | +18% |
Who does the work: Kingsport trade wages
The labor line is built from BLS wage data, one trade at a time. This job draws on 6 trades. We compare each trade's local median with the US median, weight the ratios by how much of the job each trade does, and apply the blend to the national labor cost. For Kingsport the blend is 0.81.
Carpenters (47-2031), 50% of the weighting: a median of $23.24 an hour, 20% below the US median of $29.12. The middle half of them earn between $18.84 and $27.43 an hour. About 390 work in the metro. That is 32.6 per 10,000 jobs, compared with 43.1 nationally, so expect fewer local crews to bid.
Cement masons and concrete finishers (47-2051), 10% of the weighting: a median of $20.59 an hour, 25% below the US median of $27.41. The middle half of them earn between $16.63 and $23.25 an hour. About 90 work in the metro. That is 7.5 per 10,000 jobs, compared with 13.3 nationally, so expect fewer local crews to bid.
For electricians (47-2111, weighted 10%) the local median is $28.88 an hour, which is 5% below the national $30.38. The middle half of them earn between $23.39 and $34.69 an hour. BLS counts 760 of them working in the area, 63.6 for every 10,000 jobs (US: 48.7), so the local bench is deeper than average.
Plumbers, pipefitters and steamfitters (47-2152), 10% of the weighting: a median of $28.54 an hour, 7% below the US median of $30.67. The middle half of them earn between $22.91 and $34.61 an hour. About 290 work in the metro. That is 24.3 per 10,000 jobs, compared with 30.0 nationally, so expect fewer local crews to bid.
For drywall and ceiling tile installers (47-2081, weighted 10%) the local median is $21.96 an hour, which is 22% below the national $28.33. The middle half of them earn between $18.50 and $28.40 an hour. BLS counts 40 of them working in the area, 3.3 for every 10,000 jobs (US: 5.3), so the local bench is thinner than average.
Roofers (47-2181), 10% of the weighting: a median of $19.10 an hour, 28% below the US median of $26.65. The middle half of them earn between $17.18 and $23.55 an hour. About 90 work in the metro. That is 7.5 per 10,000 jobs, compared with 8.7 nationally, so the supply of crews looks typical.
A quick sensitivity check: moving the lead trade (carpenters) from the median to the 75th percentile wage adds about $2,750 to the midpoint estimate; the 25th percentile takes off about $2,900. That is a swing of roughly 5.8% to 5.6% of the total, which is useful for judging whether a bid reflects wages or something else, such as scope or margin.
Kingsport-Bristol has 119,560 jobs in total (BLS, May 2025), ranking 183rd by size among the 300 metros on this site.
| Trade | Weight | 25th pct | Median | 75th pct | US median | Ratio | Level used |
|---|---|---|---|---|---|---|---|
| Carpenters (47-2031) | 50% | $18.84 | $23.24 | $27.43 | $29.12 | 0.80 | metro |
| Cement masons and concrete finishers (47-2051) | 10% | $16.63 | $20.59 | $23.25 | $27.41 | 0.75 | metro |
| Electricians (47-2111) | 10% | $23.39 | $28.88 | $34.69 | $30.38 | 0.95 | metro |
| Plumbers, pipefitters and steamfitters (47-2152) | 10% | $22.91 | $28.54 | $34.61 | $30.67 | 0.93 | metro |
| Drywall and ceiling tile installers (47-2081) | 10% | $18.50 | $21.96 | $28.40 | $28.33 | 0.78 | metro |
| Roofers (47-2181) | 10% | $17.18 | $19.10 | $23.55 | $26.65 | 0.72 | metro |
| Blended | 100% | 0.81 | |||||
What nearby projects cost in Kingsport
Jobs that often go together with home addition are priced below at their usual sizes, using the same Kingsport wage and price inputs. Compared with national midpoints, kitchen remodel comes out highest (−7%) and roof replacement lowest (−17%); the gap comes from the trades each job uses.
| Project | Size | Range | vs. US |
|---|---|---|---|
| Kitchen remodel | 120 sq ft | $17,300 – $29,400 | −7% |
| Bathroom remodel | 45 sq ft | $4,200 – $20,800 | −11% |
| Detached garage | 576 sq ft | $26,000 – $52,100 | −10% |
| Roof replacement | 2,000 sq ft of roof | $4,950 – $10,500 | −17% |
The best months for home addition in Kingsport
Climate numbers on this page come from NOAA's 1991-2020 U.S. Climate Normals at the nearest suitable station, Kingsport (in the city). They are 30-year averages, so any one year can run hotter, colder or wetter.
For digging, grading and setting material in the ground, the comfortable months in Kingsport are March through November: 9 of 12. Outside them, January, February and December have an average overnight low at or below freezing (32°F).
In January, February and December the average low is at or below freezing, which means frozen ground and slower digging, compaction and sod or stone placement. NOAA counts about 83 days a year with a low at or below 32°F at this station.
Kingsport gets about 45 inches of precipitation in a normal year, including roughly 5 inches of snow. The wettest months are February, March and July (5.0 inches in July). Inside the workable window, September and October are the driest, at 3.0 and 2.4 inches. The station averages about 28 days a year at 90°F or above.
We do not adjust the estimate by month, because we have no reliable published data on seasonal pricing. It is still worth asking contractors whether an off-peak start date changes their bid.
| Month | Avg high °F | Avg low °F | Precip (in) | For this job |
|---|---|---|---|---|
| Jan | 46 | 27 | 3.9 | Cold |
| Feb | 51 | 30 | 4.0 | Cold |
| Mar | 60 | 36 | 4.1 | Workable |
| Apr | 71 | 45 | 4.0 | Workable |
| May | 78 | 54 | 3.8 | Workable |
| Jun | 84 | 62 | 3.7 | Workable |
| Jul | 87 | 66 | 5.0 | Workable |
| Aug | 86 | 65 | 3.8 | Workable |
| Sep | 81 | 58 | 3.0 | Workable |
| Oct | 71 | 46 | 2.4 | Workable |
| Nov | 59 | 36 | 3.2 | Workable |
| Dec | 50 | 30 | 4.0 | Cold |
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Home addition in Kingsport: your questions
+How much does it cost to build a home addition in Kingsport?
For 300 sq ft, expect $32,700 to $66,200 in the Kingsport area. A standard-spec job lands at $42,700 to $56,100. Small jobs usually cost more per sq ft and large ones less.
+What is the price per sq ft for home addition in Kingsport?
About $107 to $215 per sq ft for materials and labor, plus $430 to $1,750 for the permit if one is needed. The US range is $125 to $250.
+Is home addition cheaper in Kingsport or Johnson City?
Johnson City is 25 miles away. The midpoint for 300 sq ft there is $49,100, which is 1% less than Kingsport ($49,400). Wage and materials indexes both feed that gap.
+How much of the bill is labor in Kingsport?
About 63% at the midpoint, or $31,000 out of $49,400. Materials are 35% and permits 2%. Nationally, labor is 67%.
+What would 20x20 room (400 sq ft) cost in Kingsport?
$43,400 to $87,700. Pick a different size in the estimator above to get your own number.
+Does home addition need a permit in Kingsport?
Often, but rules are set by your city or county building office, so call before you hire. Budget $430 to $1,750 for fees in the Kingsport area (our national range of $500 to $2,000 scaled by the local price level).
+Is Kingsport expensive for home addition compared with the rest of Tennessee?
Kingsport is 3% below the Tennessee statewide estimate ($51,200 at the midpoint). We cover 8 metros in Tennessee; see the state page to compare them.
+What do carpenters earn in Kingsport?
The BLS median is $23.24 an hour in the Kingsport area, compared with $29.12 nationally. The 25th to 75th percentile range is $18.84 to $27.43.
+What do basic and premium home addition work cost in Kingsport?
For 300 sq ft, basic work runs $32,700 to $46,100 and premium work $52,800 to $66,200. Basic means: bump-out or simple room without plumbing. Premium means: large addition with bath or kitchen and a new foundation.
+When is the best time to build a home addition in Kingsport?
Based on NOAA 1991-2020 normals, the comfortable months for this kind of work are March through November. September and October are typically the driest of those months. Local contractors' schedules matter as much as the weather, so book early for the busy months.
Home addition near Kingsport
Where these numbers come from
Base prices are national ranges from the sources below. We scale labor by local BLS wages, materials by BEA goods prices and permits by the BEA all-items price level. Full method on the methodology page.
- HomeGuide: How Much Does a Home Addition Cost? (2026) (accessed November 4, 2026)
- Cost to Renovate: Renovation Labor Report 2026: Where the Money Goes (accessed November 4, 2026)
- HomeGuide: 2026 Building Permit Costs | Fees & Cost Calculator (accessed November 4, 2026)
- BLS Occupational Employment and Wage Statistics, May 2025
- BEA Regional Price Parities, 2024
- NOAA NCEI U.S. Climate Normals, 1991-2020
Note on derived figures: Materials = 32% of the installed price, from Cost to Renovate's mid-range 'Structural' category split (56% labor, 32% materials, 11% permits and design). It is a category average rather than an addition-specific figure.