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Independent city in Virginia

City of Bristol , Virginia

The City of Bristol is an independent city in Virginia with 16,849 residents, No. 88 of 133 by population. In the City of Bristol, the FHA loan limit for a one-unit home is $541,287, and a typical home is worth $184,100. To rent a 2-bedroom apartment at Fair Market Rent ($1,091 a month) without going over 30% of your income, you need to earn about $20.98 an hour.

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  • Typical home price

    $184,100

    −52% vs. Virginia −45% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • Bristol
    • Virginia
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

  • Fair market rent, 2 bedrooms

    $1,091 a month

    −39% vs. Virginia −38% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • Bristol
    • Virginia
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $541,287

    FHA national floor limit

    The most you can borrow with an FHA loan for a one-unit home here.

    • Bristol
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    0.75% of value per year

    +3% vs. Virginia −20% vs. U.S.

    $1,387 a year for the typical owner

    • Bristol
    • Virginia
    • United States

    Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$177,856
3% less than 12 months ago
Typical rent
$1,382 a month

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Data from October 2026

In short

What is housing like in the City of Bristol today?

With an FHA loan and the minimum down payment, a typical home would cost about $1,498 a month: 36% of the typical household income here. For that payment to be 28% of income, a household would need to earn about $64,190 a year; the typical income here is $50,404. The typical home value is 52% less than in Virginia overall. The typical property tax is $1,387 a year (about 0.75% of home value), lower than in Virginia.

41% of renter households spend 30% or more of their income on housing, less than in Virginia (49%). There are 1 agency with HUD-approved housing counselors who speak Spanish near here.

Sources: U.S. Census Bureau (Average 2020–2024); HUD (Retrieved November 6, 2026).

Only here

What sets the City of Bristol apart

  1. Nearby, in Dickenson County, the typical home value is $102,700: 44% less than in the City of Bristol ($184,100).

  2. From 2020 to 2025, home prices in the City of Bristol rose 65% on FHFA's index, faster than in Virginia (49%).

  3. According to Zillow, in the 12 months to September 2026 the typical home value in the City of Bristol fell 3%; in Virginia, it rose 2.1%.

  4. Among the neighboring places, Russell County has the lowest typical rent ($653), 18% below the $801 in the City of Bristol.

  5. 20% of households in the City of Bristol have no internet at home, against 7% in Virginia.

Sources: U.S. Census Bureau (Average 2020–2024); FHFA (2025 data); Zillow (September 2026 data). Zillow data

The homes here

Housing in the City of Bristol

What homes there are in the City of Bristol, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

Detached houses, standing on their own, make up 66% of homes here, against 61% in Virginia.

Year built

In the City of Bristol, half of the homes were built before 1967; in Virginia, before 1984.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

The FHA limit for this city is high ($541,287): at least 95% of owner-occupied homes in the City of Bristol are worth less than $500,000.

Monthly rent with utilities

About 82% of rented homes in the City of Bristol cost less than HUD's 2-bedroom fair market rent for this city ($1,091).

With a mortgage

$1,202 a month

Virginia: $2,127 a month

Without a mortgage

$412 a month

Virginia: $589 a month

Owners with a mortgage

58%

Virginia: 67%

The typical cost for an owner with a mortgage in the City of Bristol is $1,202 a month, less than in Virginia ($2,127); without one, $412.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

The typical home value in the City of Bristol rose 65% since 2015–2019, more than in Virginia (41%).

Since 2015–2019, the typical rent in the City of Bristol rose 17%, less than in Virginia (28%).

The typical household income in the City of Bristol rose 34% over that time; home values changed +65% and rent +17%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureCity of BristolVirginiaUnited States
Rental vacancy 11.3%4.8%5.5%
Homeowner vacancy Unreliable estimate0.8%0.9%
More than one person per room Unreliable estimate2.1%3.4%
People per household 2.292.522.53
Drive alone 78%68%69%
Carpool 6%8%9%
Public transit Unreliable estimate2%3%
Walk or bike Unreliable estimate2%3%
Work from home 12%18%15%
Other means Unreliable estimate1%2%
Typical commute 10 to 19 minutes20 to 29 minutes20 to 29 minutes

In the City of Bristol, the rental vacancy rate is 11.3%; in Virginia, 4.8%.

On average, a household in the City of Bristol has 2.29 people, fewer than in Virginia (2.52).

In the City of Bristol, 78% of workers drive alone to work; in Virginia, 68%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month in the City of Bristol?

A typical home is tight for the typical income

We start with a typical home of $184,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 36% of the typical household income here, which is $50,404 a year. For that payment to be 28% of income, a household would need to earn about $64,190 a year.

Your numbers

Local data
$

Starts at the typical home value in the City of Bristol. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $6,444 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$1,498

at 7.18% · 30 years

Loan amount
$180,765
Total interest
$260,078
Paid off in
November 2056

Includes $3,109 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,176 a month

  • Tight

    $1,176 to $1,512 a month

    Your payment · 36%

  • Hard

    more than $1,512 a month

Compared with the typical household income in the City of Bristol ($50,404 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,498
Principal & interest$1,225
Property tax$115
Home insurance$77
FHA mortgage insurance (MIP)$81

You need at least $6,444 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

Buying a home

Buying a home in the City of Bristol

Here you'll see how prices have changed, how the City of Bristol compares with Virginia and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

According to the FHFA House Price Index, home prices in the City of Bristol rose 90% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here Virginia United States
In 2025 +1.0% +3.7% +2.9%
5 years (2020–2025) +65% +49% +47%
10 years (2015–2025) +90% +75% +85%
See each year's change

The index follows the prices of the same homes over time (sales and appraisals on loans bought or guaranteed by Fannie Mae and Freddie Mac). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

City of Bristol compared with Virginia and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • Bristol $184,100
  • Virginia $383,700
  • United States $332,700
Typical rent a month
  • Bristol $801
  • Virginia $1,579
  • United States $1,413
Typical household income a year
  • Bristol $50,404
  • Virginia $93,170
  • United States $80,734
See the full table
Bristol compared with Virginia and the United States
MeasureHereVirginiaU.S.
Residents16,8498,705,170334,922,499
Typical home value$184,100$383,700$332,700
Typical household income$50,404$93,170$80,734
Typical rent$801$1,579$1,413
Fair Market Rent (2 bedrooms)$1,091$1,792$1,750
Hourly wage to rent a 2-bedroom$20.98$34.46$33.65
Typical property tax$1,387$2,790$3,119
Effective tax rate0.75%0.73%0.94%
Households that own their home64%67%65%
Renters spending 30% or more on rent41%49%51%
FHA limit (1 unit)*$541,287$541,287$541,287

FHA limit: Virginia shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in the City of Bristol

For a typical $184,100 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $1,498 $6,444 $180,765 7.18% FHA MIP · $81 $11,967 580
Conventional, 5% down $1,464 $9,205 $174,895 7.18% PMI · $87 $14,728 620*
Conventional, 20% down, no PMI $1,189 $36,820 $147,280 7.18% None $42,343 620*
ITIN, 15% down (example) $1,360 $27,615 $156,485 8.18% None $33,138 Set by the lender
  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Closing costs

Loan limits

FHA loans in the City of Bristol use the national floor limit: it isn't a high-cost area. If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($832,750 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $541,287 $832,750
2 units $693,050 $1,066,250
3 units $837,700 $1,288,800
4 units $1,041,125 $1,601,750

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in the City of Bristol

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In the City of Bristol, the typical owner pays $1,387 a year: about 0.75% of the home's value. That is close to the rest of Virginia and less than the national average.

  • Bristol 0.75%
  • Virginia 0.73%
  • United States 0.94%

What Virginia publishes Local exemption or deferral for people 65 and older or with disabilities (Virginia General Assembly (Code of Virginia))

Exemptions and deadlines in Virginia

Is there a flood risk?

FEMA’s maps count no homes in high-risk flood zones in the City of Bristol. That does not mean there is no risk: some areas have no map. Check your address.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. (44 CFR 59.1)
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. (42 U.S.C. 4012a)
  • Most homeowners insurance does not cover flood damage. (FEMA, FloodSmart)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in the City of Bristol

The natural hazards FEMA measures in the City of Bristol, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

In the City of Bristol, FEMA rates the natural hazard risk as very low.

To rate it, FEMA weighs the expected loss with social vulnerability and community resilience.

In all, FEMA estimates natural hazards cause about $2.9 million in losses a year in the City of Bristol, across buildings, people and crops.

For homes and buildings, the costliest hazard here is inland flooding, at about $1.8 million in losses a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingVery low $1.8 million a year
  2. EarthquakeRelatively low $220,657 a year
  3. TornadoVery low $55,601 a year
  4. HurricaneVery low $11,667 a year
  5. Winter weatherVery low $1,866 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

The City of Bristol is in climate zone 4 of the home energy code (IECC).

Because the Department of Energy publishes no moisture letter for this zone, only the all-year tasks are listed here.

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$28.88$17.99 and $36.84
Plumbers, pipefitters and steamfitters$28.54$18.37 and $37.20
Heating, air conditioning and refrigeration mechanics$23.54$17.12 and $31.63
Roofers$19.10$16.94 and $27.64
Carpenters$23.24$17.46 and $30.90
Painters, construction and maintenance$19.11$15.49 and $27.43
Maintenance and repair workers, general$22.37$15.37 and $34.74

An electrician earns about $28.88 an hour in the Kingsport-Bristol, TN-VA area, and a plumber, about $28.54.

These are workers' hourly wages, not the price of a job.

Need help paying for a repair?

Renting

Renting in the City of Bristol

The typical rent in the City of Bristol is $801 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

41% of renter households in the City of Bristol spend 30% or more of their income on housing. 26% spend half or more.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
Studio $760 $14.62 $30,400
1 bedroom $845 $16.25 $33,800
2 bedrooms $1,091 $20.98 $43,640
3 bedrooms $1,375 $26.44 $55,000
4 bedrooms $1,465 $28.17 $58,600

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

Free help in the City of Bristol

Programs and counseling in the City of Bristol

We didn't find HUD-approved agencies with an office in this city. These are the 3 nearest; many serve by phone or online.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

Three generations of a family gather on the porch of their home.

HUD counseling is free or low-cost

Virginia down payment programs

  1. Down Payment Assistance Grant

    Virginia state agency down payment grant that you do not repay; for first-time buyers, or any buyer in economic opportunity zones, with a Virginia Housing mortgage

    First-time buyers only. Run by Virginia Housing (Virginia Housing Development Authority).

    Grant Verified November 5, 2026

  2. Virginia Housing Plus Second Mortgage

    Virginia Housing 30-year fixed-rate second mortgage of up to 5% of the price for the down payment (and part of the closing costs with a credit score of 680 or higher); for first-time buyers and for people who have owned a home before

    No first-time requirement. Run by Virginia Housing (Virginia Housing Development Authority).

    Type not stated Verified November 5, 2026

  3. Closing Cost Assistance Grant

    Virginia Housing grant that you do not repay, of up to 2% of the price, for the closing costs of buyers with a Virginia Housing RD (Rural Development) or VA loan

    First-time buyers only. Run by Virginia Housing (Virginia Housing Development Authority).

    Grant Verified November 5, 2026

Which programs do I qualify for? See all Virginia programs

Help in Spanish in the City of Bristol

1 of the 3 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Public housing agencies

They run public housing and Section 8 vouchers (Housing Choice Vouchers) in this city.

  • Bristol Redevelopment & Housing Authority Public housing and Section 8 vouchers (276) 642-2001

Free legal help

If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.

Find legal aid (lsc.gov)

Housing counseling nearby

These are the nearest agencies, with the distance in miles. Many help by phone or online. Official HUD list. Confirm hours and fees with the agency before you go.

  • People Incorporated of Virginia

    1173 W Main St, Abingdon · 10 miles away · Spanish

    • Mortgage delinquency and default
    • Homelessness services
    • and 3 more
    (276) 623-9000

  • Appalachian Community Action & Development Agency, Inc.(appcaa)

    175 Military Ln, Gate City · 28 miles away

    • Mortgage delinquency and default
    • Workshops for new owners
    • and 4 more
    (276) 452-2441

  • Commonwealth Catholic Charities

    507 Park Avenue SW, Norton · 34 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 11 more
    (804) 285-5986
See every agency in Virginia

Places

Cities in the City of Bristol

This site has no city pages of the City of Bristol. The neighboring counties are below.

Nearby places

Each row compares its typical value, typical rent and FHA limit with the City of Bristol.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in the City of Bristol in 2026?

The City of Bristol has an FHA limit of $541,287 for a one-unit home. For 2 units it's $693,050, for 3 it's $837,700 and for 4 it's $1,041,125. It's the national floor limit.

What is the conforming loan limit in the City of Bristol?

The City of Bristol has a conforming limit of $832,750 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in the City of Bristol?

The typical home value in the City of Bristol is $184,100 (Average 2020–2024, U.S. Census). Across Virginia it's $383,700.

How much does it cost to rent in the City of Bristol?

The City of Bristol has a typical rent of $801 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $1,091 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in the City of Bristol?

About $20.98 an hour working full time (2,080 hours a year), or $43,640 a year, so the fair market rent of $1,091 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).