Rockwood, Kingston Or Harriman: Which Fits You Best?

Trying to decide between Rockwood, Kingston, or Harriman? You are not alone. Each Roane County town offers a different blend of price, commute, schools, and lake access, and the right choice depends on your lifestyle and budget. In this guide, you will see side‑by‑side comparisons and clear takeaways to help you match your needs to the right place. Let’s dive in.

Quick snapshot: three towns at a glance

Commute times come from U.S. Census ACS 2019–2023 estimates and are broadly similar across the three cities. See the method notes in U.S. Census QuickFacts.

Housing costs and market feel

Small-town markets can shift month to month because a handful of closings can move the median. It helps to look at both a smoothed index and recent sale medians.

• Rockwood. Zillow’s Home Value Index sits near $218k as of late 2025 (Zillow Rockwood). Recent medians can run lower depending on the month and sample size (Redfin Rockwood). You will find a mix of in-town homes and lake-adjacent subdivisions that offer value compared with neighboring Kingston.
• Kingston. Zillow shows a higher typical value near $320k (Zillow Kingston). Recent median sales have hovered around $310k in late 2025 (Redfin Kingston). Lakefront and lake‑view properties are a meaningful slice of the market and can push medians up.
• Harriman. Zillow’s index runs around $227k (Zillow Harriman). Monthly medians vary, with Redfin recently reporting around $285k in early 2026, which reflects small-sample volatility (Redfin Harriman).

What this means for you: If your top priority is price, Rockwood often offers the broadest entry-level options. If you want more direct waterfront choices close to in‑town amenities, Kingston tends to command higher prices. Harriman sits in the middle with a small‑city core and quick highway access.

Property taxes and what to expect

Tennessee calculates residential property tax using an assessed value equal to 25 percent of the appraised market value. Local county and city rates then apply to that assessed value per $100 of assessment. The Tennessee Department of Revenue outlines the calculation steps here: How Tennessee property tax works.

City portions of the tax rate vary within Roane County. The 2025 posting from the Roane County Assessor lists city components for Rockwood at 0.6265, Kingston at 0.8234, and Harriman at 0.7024. The county component is listed separately. Always verify the final combined levy for a specific parcel with the county trustee. You can view current postings on the Roane County Assessor page.

Example estimate only: For a $300,000 market value home in Rockwood, the assessed value would be $75,000. If you combine a county rate of 1.4523 with the Rockwood city portion of 0.6265, the total would be 2.0788 per $100 of assessed value. The estimated tax would be about (75,000 ÷ 100) × 2.0788, or roughly $1,559 per year. Your actual bill may differ based on parcel details and special districts.

What this means for you: All three towns have modest property tax levels compared with many states. Rockwood’s city portion is typically lower than Kingston’s and Harriman’s, which can help lower annual carrying costs for similar price points.

Commute and daily driving

Average travel times are almost the same across the three towns, at about 28 minutes each. This reflects similar distances to major job centers and highway routes. See ACS 2019–2023 travel-time estimates in U.S. Census QuickFacts.

• Kingston connects directly to I‑40 at Exit 356, giving you quick east‑west access toward Knoxville and Oak Ridge.
• Harriman connects to I‑40 at Exit 347 and also ties into US‑27, which serves local and regional routes.
• Rockwood runs along US‑27 and SR‑61, and you can reach I‑40 through nearby Harriman in a short drive.

What this means for you: If you commute daily to the Knoxville metro or Oak Ridge and want the fastest on‑ramp, Kingston or Harriman puts you right on I‑40. If you prefer a quieter in‑town feel and do not mind a short connector drive, Rockwood can be a great fit.

Schools and zoning basics

All three cities are served primarily by Roane County Schools, with exact school assignments depending on your address. Zoning lines can shift, so always confirm the current school zone for a property before you write an offer. If schools are a high priority, plan to review each individual school’s official profile and ask the district to verify boundaries for your address.

What this means for you: Any of the three towns can work if you want access to Roane County Schools. Your choice should center on neighborhood fit, your commute, and how close you want to be to the lake.

Lake life and outdoor access

Kingston sits right on Watts Bar Lake, with public ramps, greenways, and Kingston City Park drawing residents to the shoreline. You can read more about the city and its waterfront setting on the Kingston, Tennessee overview.

Rockwood features lakefront and lake‑access neighborhoods along Watts Bar Lake, including communities where private docks and neighborhood amenities are part of the lifestyle. Because docks and shoreline work can involve approvals, it is smart to review any dock permits or TVA approvals early when you pursue a waterfront home.

Harriman is not as directly on the lake downtown, but it is a short drive to marinas and launches that open the same waters to boating, fishing, and paddling.

What this means for you: If walkable shoreline and public park access are must‑haves, Kingston may fit best. If you want the lake lifestyle at a wider range of price points, explore Rockwood’s lake communities. If you like small‑city living with quick highway links and easy access to launches, take a close look at Harriman.

Choosing your best fit

• Choose Rockwood if you want strong value, a quieter in‑town setting, and access to lake neighborhoods without Kingston’s typical price premium.
• Choose Kingston if you want daily lakefront amenities, direct I‑40 access, and a market that includes more lakefront and lake‑view options.
• Choose Harriman if you want a small‑city core, quick I‑40 access, and a price band that often lands between Rockwood and Kingston.

Buyer checklist: verify before you buy

• Confirm school zoning with the district for the exact property address.
• Review the county and city property tax rates for the current tax year, then estimate the bill using Tennessee’s 25 percent assessment rule.
• If you are considering waterfront, confirm dock eligibility and any needed approvals in writing.
• Ask for six to twelve months of comparable sales to account for small‑sample swings in monthly medians.
• Scope your daily route to I‑40 or your job center during your normal commute time.

Ready to compare neighborhoods, walk through active listings, or model taxes and monthly payments for your short list? Reach out to Christina Branham to get local guidance tailored to your goals.

FAQs

What are current home prices in Rockwood, Kingston, and Harriman?

• Zillow’s late‑2025 index shows typical values near $218k in Rockwood, $320k in Kingston, and $227k in Harriman, while recent medians vary by city and month.

How do property taxes differ among the three towns?

• Tennessee taxes 25 percent of market value, and each city adds its own rate to the county rate. Rockwood’s city portion trends lower than Kingston’s and Harriman’s for 2025.

Which town is best for a Knoxville or Oak Ridge commute?

• Kingston and Harriman offer direct I‑40 access, which many commuters prefer. Rockwood residents typically connect to I‑40 through Harriman.

Where will I find the most direct lake access?

• Kingston offers public shoreline, ramps, and parks on Watts Bar Lake. Rockwood provides lakefront communities and private‑dock options, and Harriman is close to launches and marinas.

How should I compare school options across these towns?

• All three are served primarily by Roane County Schools. Verify current school zones for any address with the district and review official school profiles before you decide.