Rent & Housing in Tennessee
Based on comprehensive economic data across 115 tracked municipalities, Tennessee presents diverse cost of living environments. Macroeconomic modeling identifies Humboldt as the most cost-efficient market, contrasting starkly with the elevated real estate valuations found in Brentwood. Tennessee offers a highly favorable tax environment with 0% state income tax, though typical property tax rates hover around 0.66%. Financial planning in TN requires careful alignment of localized housing costs against state-level tax obligations.
Use this state hub to understand the statewide housing baseline first, then drop into city pages for a household-level feasibility verdict. The key question here is not just whether Tennessee is “cheap” or “expensive”, but which cities look most livable once rent, home values, taxes, and household income are considered together.
Tennessee sits in the middle: neither uniformly cheap nor uniformly unaffordable. The statewide baseline is 20% average rent burden and 4.5x home-price-to-income, so the best next step is to compare lower-pressure cities against higher-cost metros rather than assuming the whole state behaves the same way.
Tennessee Tax Radar
At a gross income of $74,580, Tennessee enforces a highly favorable 0% effective state tax burden. Compared to standard progressive tax states, moving your payroll here cleanly sidesteps any immediate state-level penalty deductions on your paycheck.
Lower Housing Pressure Cities
These city pages have comparatively lower rent burden inside Tennessee, making them strong candidates for the next housing-feasibility clicks.
Biggest Move-Market Cities
These are the highest-population city pages in the state, useful when you want the major relocation targets before exploring the full table.
Rent Pressure Outliers
These city pages show the highest rent burden inside Tennessee. They are useful when you want to see where renting starts to materially squeeze household budgets.
Buy Pressure Outliers
These city pages have the toughest home-price-to-income ratios in Tennessee, making them the first places to inspect when buy-side affordability is the core concern.
All Cities in Tennessee
| City | Pop. | Home Value | Rent | Income | Index |
|---|---|---|---|---|---|
| Nashville-Davidson metropolitan government (balance) | 684,298 | $383,100 | $1,486 | $75,197 | 106 |
| Memphis | 629,063 | $142,870 | $1,234 | $51,211 | 76 |
| Knoxville | 193,721 | $363,688 | $1,708 | $50,994 | 106 |
| Chattanooga | 182,832 | $314,306 | $1,499 | $61,028 | 99 |
| Clarksville | 171,897 | $316,024 | $1,376 | $66,786 | 97 |
| Murfreesboro | 157,547 | $421,928 | $1,683 | $76,241 | 113 |
| Franklin | 85,575 | $904,529 | $2,025 | $115,000 | 172 |
| Johnson City | 71,455 | $283,490 | $957 | $55,429 | 89 |
| Jackson | 68,098 | $220,990 | $1,094 | $51,552 | 83 |
| Hendersonville | 62,390 | $512,852 | $1,552 | $91,503 | 122 |
| Bartlett | 56,998 | $283,700 | $1,658 | $100,660 | 97 |
| Kingsport | 55,807 | $203,000 | $843 | $50,436 | 79 |
| Smyrna | 55,066 | $399,458 | $1,366 | $78,409 | 107 |
| Spring Hill | 53,585 | $518,068 | $1,738 | $106,658 | 125 |
| Collierville | 51,212 | $458,300 | $1,574 | $134,319 | 116 |
| Cleveland | 48,185 | $305,821 | $966 | $55,904 | 92 |
| Gallatin | 46,667 | $427,850 | $1,299 | $73,589 | 109 |
| Brentwood | 45,272 | $1,367,356 | $2,497 | $184,720 | 231 |
| Columbia | 43,971 | $261,700 | $1,092 | $61,204 | 88 |
| Lebanon | 41,951 | $436,041 | $1,210 | $71,320 | 109 |
| Mount Juliet | 40,828 | $553,581 | $1,875 | $107,847 | 130 |
| Germantown | 40,812 | $478,938 | $1,760 | $144,799 | 121 |
| La Vergne | 38,944 | $348,579 | $1,714 | $80,418 | 105 |
| Cookeville | 35,544 | $313,119 | $885 | $48,501 | 94 |
| Maryville | 32,196 | $382,478 | $1,149 | $79,340 | 102 |
| Oak Ridge | 32,088 | $318,285 | $1,076 | $71,000 | 94 |
| Morristown | 30,983 | $263,589 | $855 | $44,811 | 85 |
| Bristol | 27,490 | $182,500 | $764 | $55,007 | 76 |
| Farragut | 24,309 | $677,796 | $1,691 | $142,402 | 142 |
| Shelbyville | 24,125 | $307,390 | $935 | $52,290 | 93 |
| East Ridge | 22,034 | $254,087 | $1,112 | $55,988 | 87 |
| Tullahoma | 20,672 | $289,354 | $866 | $60,855 | 90 |
| Springfield | 18,985 | $324,584 | $1,107 | $58,741 | 95 |
| Sevierville | 18,105 | $408,752 | $1,000 | $55,106 | 106 |
| Goodlettsville | 17,598 | $384,261 | $1,370 | $65,898 | 105 |
| Dickson | 16,246 | $263,100 | $999 | $69,074 | 87 |
| Dyersburg | 16,075 | $170,900 | $759 | $51,846 | 76 |
| Seymour | 15,914 | $363,104 | $1,530 | $85,240 | 107 |
| Greeneville | 15,531 | $240,110 | $680 | $51,516 | 83 |
| Arlington | 14,989 | $407,325 | $2,046 | $125,909 | 115 |
| Nolensville | 14,545 | $822,314 | $2,557 | $170,068 | 169 |
| Elizabethton | 14,364 | $224,793 | $751 | $44,834 | 80 |
| Athens | 14,250 | $197,300 | $807 | $53,151 | 80 |
| Lakeland | 14,068 | $373,800 | $1,611 | $113,843 | 107 |
| White House | 13,875 | $311,200 | $1,362 | $87,315 | 97 |
| McMinnville | 13,765 | $147,200 | $756 | $43,348 | 73 |
| Powell | 13,544 | $353,969 | $1,153 | $85,281 | 99 |
| Portland | 13,325 | $327,393 | $1,100 | $72,380 | 96 |
| Soddy-Daisy | 13,117 | $241,400 | $996 | $67,824 | 85 |
| Manchester | 12,651 | $320,918 | $897 | $55,019 | 95 |
| Lewisburg | 12,607 | $183,400 | $859 | $52,634 | 78 |
| Crossville | 12,265 | $230,300 | $827 | $50,672 | 83 |
| Red Bank | 11,960 | $246,100 | $1,118 | $61,788 | 86 |
| Middle Valley | 11,808 | $277,400 | $1,255 | $93,264 | 93 |
| Hartsville/Trousdale County | 11,805 | $284,100 | $805 | $63,190 | 90 |
| Lawrenceburg | 11,732 | $158,100 | $768 | $41,458 | 74 |
| Alcoa | 11,635 | $232,300 | $1,057 | $60,049 | 84 |
| Collegedale | 11,185 | $413,205 | $1,435 | $64,905 | 109 |
| Millington | 11,117 | $234,282 | $1,059 | $51,695 | 84 |
| Union City | 11,040 | $138,400 | $732 | $45,523 | 72 |
| Martin | 10,864 | $177,700 | $808 | $41,510 | 77 |
| Lenoir City | 10,681 | $405,805 | $913 | $60,480 | 103 |
| Paris | 10,313 | $142,700 | $763 | $39,365 | 73 |
| Atoka | 10,237 | $346,361 | $1,279 | $86,922 | 100 |
| Clinton | 10,141 | $325,566 | $858 | $64,005 | 92 |
| Fairview | 9,751 | $545,400 | $1,203 | $88,333 | 122 |
| Brownsville | 9,634 | $162,228 | $737 | $39,488 | 73 |
| Winchester | 9,600 | $350,774 | $893 | $59,497 | 98 |
| Oakland | 9,544 | $350,904 | $1,815 | $89,240 | 106 |
| Halls | 9,455 | $136,956 | $1,007 | $89,032 | 73 |
| Fairfield Glade | 9,149 | $321,300 | $1,191 | $73,569 | 98 |
| Signal Mountain | 8,861 | $605,541 | $1,843 | $139,714 | 136 |
| Bloomingdale | 8,840 | $141,800 | $849 | $50,408 | 74 |
| Covington | 8,612 | $201,448 | $910 | $43,512 | 79 |
| Jefferson City | 8,472 | $205,000 | $832 | $53,819 | 79 |
| Harrison | 8,446 | $335,007 | $1,232 | $89,753 | 98 |
| Pulaski | 8,305 | $168,200 | $802 | $45,420 | 76 |
| Milan | 8,194 | $178,503 | $802 | $45,608 | 75 |
| Lexington | 7,943 | $173,200 | $758 | $49,253 | 76 |
| Thompson's Station | 7,855 | $731,734 | $2,124 | $122,139 | 153 |
| Humboldt | 7,799 | $152,470 | $757 | $42,873 | 71 |
| South Cleveland | 7,748 | $195,700 | $880 | $64,607 | 80 |
| Ripley | 7,718 | $152,200 | $745 | $39,047 | 73 |
| La Follette | 7,308 | $222,178 | $690 | $34,678 | 79 |
| Savannah | 7,219 | $163,100 | $757 | $41,396 | 75 |
| Dayton | 7,191 | $256,924 | $807 | $56,692 | 87 |
| Church Hill | 7,057 | $192,600 | $1,041 | $69,433 | 80 |
| Fayetteville | 7,037 | $191,100 | $753 | $50,890 | 78 |
| Greenbrier | 6,960 | $374,328 | $1,253 | $82,308 | 102 |
| Tellico Village | 6,901 | $484,900 | $2,020 | $98,214 | 126 |
| Newport | 6,881 | $124,300 | $780 | $40,096 | 71 |
| Green Hill | 6,617 | $422,931 | $1,191 | $91,397 | 107 |
| Lynchburg | 6,611 | $339,331 | $746 | $66,687 | 95 |
| Sweetwater | 6,462 | $166,000 | $625 | $44,661 | 74 |
| Munford | 6,459 | $282,400 | $1,086 | $86,492 | 90 |
| Henderson | 6,349 | $170,975 | $725 | $57,727 | 73 |
| Pigeon Forge | 6,345 | $413,541 | $953 | $53,839 | 106 |
| Loudon | 6,235 | $489,797 | $849 | $58,810 | 111 |
| Jonesborough | 6,056 | $322,936 | $1,103 | $63,155 | 95 |
| Kingston | 6,042 | $204,200 | $699 | $70,532 | 77 |
| Harriman | 6,021 | $234,507 | $737 | $42,183 | 81 |
| Erwin | 6,001 | $216,875 | $602 | $45,422 | 77 |
| Millersville | 5,885 | $280,800 | $1,336 | $70,411 | 95 |
| Eagleton Village | 5,849 | $169,700 | $1,121 | $67,596 | 80 |
| McKenzie | 5,706 | $140,200 | $669 | $35,988 | 71 |
| Lafayette | 5,643 | $189,800 | $847 | $44,924 | 77 |
| Dunlap | 5,546 | $265,636 | $890 | $38,666 | 86 |
| Rockwood | 5,510 | $225,285 | $725 | $37,867 | 79 |
| Mount Carmel | 5,504 | $179,700 | $804 | $71,336 | 76 |
| Ashland City | 5,318 | $341,797 | $1,333 | $73,921 | 100 |
| Medina | 5,268 | $316,733 | $1,089 | $93,964 | 94 |
| Madisonville | 5,184 | $202,600 | $663 | $45,274 | 78 |
| Bolivar | 5,171 | $136,000 | $827 | $38,575 | 73 |
| Smithville | 5,158 | $153,500 | $676 | $29,507 | 73 |
| Pleasant View | 5,111 | $409,909 | $1,602 | $101,591 | 111 |
FAQ: Living in Tennessee
What is the most affordable city to live in Tennessee?+
Among the cities we track, Humboldt stands out as the most affordable option in Tennessee. The median home value there is $152,470, and monthly rent typically runs around $757. The local median household income is $42,873, which tends to go further here than in much of the state.
What is the most expensive city in Tennessee?+
Brentwood is currently the priciest market in TN. Homes there are valued at a median of $1,367,356, and renters can expect to pay around $2,497/month. Incomes are higher too — the median household earns $184,720 — but whether that fully offsets the cost premium depends on your lifestyle.
How are taxes in Tennessee?+
Tennessee is one of the few US states with no state income tax, which is a significant perk for high earners. However, the state makes up revenue in other ways. Property taxes average 0.66% statewide — among the lowest in the country. Combined state and local sales tax can reach 9.55%.
How much does housing vary across Tennessee?+
There's a huge range. In Humboldt, the median home costs around $152,470. In Brentwood, that number jumps to $1,367,356 — roughly 8x more. Rents follow a similar pattern: approximately $757/month vs. $2,497/month. Where you choose to settle within TN can make a dramatic difference in your monthly budget.
Is Tennessee a good state to move to?+
It depends on your priorities and budget. Tennessee offers a tax-friendly environment with no state income tax, a wide range of living costs depending on the city. You can find very affordable communities alongside expensive metro areas. Home prices range from around $152,470 in budget-friendly areas to $1,367,356 in premium markets. Use the city comparison tool to compare housing, rent, property tax, and everyday cost pressure across locations in TN.
Explore Other States
- Real Estate & Housing: Zillow Home Value Index (ZHVI, Smoothed & Seasonally Adjusted) and Zillow Observed Rent Index (ZORI). Structural fallback utilizes U.S. Census Bureau ACS 5-Year Estimates.
- Goods, Utilities & Services: U.S. Bureau of Economic Analysis (BEA) Metropolitan Area Regional Price Parities (MARPP), incorporating verified State Nonmetropolitan averages.
- Mortgage Rates: Freddie Mac 30-Year Fixed Rate Mortgage Average in the United States (PMMS) via Federal Reserve Economic Data (FRED).
- Tax Context: State-level property, sales, and income-tax context used for place-side relocation planning. Personal take-home pay and offer analysis are handled by salary.city.
- Index Methodology: Weighting matrix derived from Bureau of Labor Statistics (BLS) Consumer Expenditure Surveys (CEX) distributional models. Baseline standardized at 100. (Read methodology details)