State housing guide

Rent, home prices, and cost of living in Tennessee

Across the 115 Tennessee cities with committed home, rent, and income data, the population-weighted cost index is 104, 4% above the U.S. baseline of 100. In that sample, the median city home value is $319,419, the median city monthly rent is $1,463, and the median city household income is $64,523.

Cross-city statistics over the 115 Tennessee cities with committed home, rent, and income data; not a statewide household median. Home value and rent: Zillow ZHVI/ZORI Aug 2026 where matched, HUD FY2027 2-bedroom FMR where no ZORI match, otherwise Census ACS 2024 place estimates. Household income: Census ACS 2024 place estimates. Cost index: population-weighted across the sample from those housing inputs plus BEA 2024 regional price parities.

Mortgage benchmark baseline 2026-09-24 is past its weekly update cadence; a newer official vintage exists but is not reflected.
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Cost vs U.S.4% abovePopulation-weighted · 115 cities · Zillow/HUD/ACS/BEA
Median home value$319,419Median of 115 city estimates · Zillow Aug 2026 / HUD FMR / ACS 2024
Median monthly rent$1,463/moMedian of 115 city estimates · Zillow Aug 2026 / HUD FMR / ACS 2024
Median household income$64,523Median of 115 city estimates · ACS 2024
Mortgage benchmark baseline 2026-09-24 is past its weekly update cadence; a newer official vintage exists but is not reflected.
Average rent$1,479/moAverage across cities with complete estimates · 25% of average household income
Average home value$343,350Average across cities with complete estimates · 4.8x average household income
Property-tax proxy0.52%State-level owner-occupied context
Cities covered115Committed place-level records

Major cities in Tennessee

Check state taxOpen the dedicated calculator

Tax context: top income-tax rate 0%, estimated combined sales tax 9.61%, property-tax proxy 0.52%. Use the dedicated tax tool for an income scenario.

Most affordable Tennessee cities for renters and buyers

Focused affordability orderings within the committed sample of Tennessee places that have uncapped, precise housing and income data. Each list states its sort basis, source vintages, and how many places it covers.

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Full city directory

All 115 Tennessee cities

Every committed place in Tennessee, grouped by population. Each entry links straight to its cost-of-living page, and the list is rendered on the server so it is visible without JavaScript.

Cities of 100,000 or more 6 cities

Cities of 25,000 to 99,999 22 cities

Cities of 10,000 to 24,999 39 cities

Places under 10,000 48 cities

Data boundary: city housing and income use committed Zillow, HUD FMR, and Census inputs; non-housing costs use BEA regional proxies; mortgage estimates use the committed FRED benchmark. HUD FMRs are 2-bedroom 40th-percentile gross-rent program benchmarks, not market medians. Tax values are state context, not an individual filing or parcel bill. The state-level effective owner-occupied property-tax proxy is from the Tax Foundation 2026 edition, based on 2024 ACS.

Frequently asked questions about Tennessee

Tennessee housing questions

What is the most affordable city to live in Tennessee?+

Among the cities we track, Brownsville stands out as the most affordable option in Tennessee. The median home value there is $171,025, and monthly rent typically runs around $869. The local median household income is $43,494, 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 $1,404,388, and renters can expect to pay around $2,031/month. Incomes are higher too — the median household earns $182,088 — but whether that fully offsets the cost premium depends on your lifestyle.

How are taxes in Tennessee?+

This model applies no broad Tennessee wage-income tax; federal, payroll, local, investment, property, and sales taxes remain separate. The state-level effective owner-occupied property-tax proxy is 0.52% and is not an individual bill. State plus average local sales-tax context is 9.61%.

How much does housing vary across Tennessee?+

There's a huge range. In Brownsville, the median home costs around $171,025. In Brentwood, that number jumps to $1,404,388 — roughly 7x more. Rents follow a similar pattern: approximately $869/month vs. $2,031/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 has a wide range of living costs depending on the city and no broad state wage-income tax in this model. Typical home values range from around $171,025 in lower-cost tracked places to $1,404,388 in higher-cost tracked places. Use the city comparison tool to compare housing, rent, state-level tax proxies, and everyday cost pressure across locations in TN.