Best Places to Live in Tennessee

Deciding where to live is one of life’s biggest decisions. Whether you prioritize affordability, job opportunities, a thriving cultural scene, or family-friendly amenities, Tennessee offers a diverse range of cities and towns to suit different lifestyles. This guide explores neighborhoods, cost of living, quality of life, and housing market trends to help you make an informed choice.

Your ideal Tennessee location depends on your lifestyle and priorities. Are you:

• A young professional seeking a dynamic job market and lively entertainment?

• A growing family looking for safe neighborhoods with top-rated schools?

• A retiree searching for warm weather, low taxes, and great healthcare?

• A remote worker who wants affordability without compromising quality of life?

Balancing these priorities can be challenging. Some areas offer high salaries but come with steep housing costs, while others provide affordability but may lack job opportunities. This guide breaks down Tennessee’s top locations based on different needs.

When buying a home, the neighborhood is just as important as the house itself. Below are some of Tennessee’s best places to live based on different lifestyles.

For first-time homebuyers, affordability, safety, and investment potential are essential. Consider these standout neighborhoods:

Nashville, the heart of Tennessee, is famous for its vibrant music scene, rich history, and Southern charm.

Median Home Price: $450K

Why?

A rapidly growing area with trendy restaurants, a lively arts scene, and strong appreciation potential.

Knoxville, a lively city in East Tennessee, blends rich history with scenic beauty and a thriving arts scene.

Median Home Price: $325K

Why?

A charming and affordable area with great parks, shopping, and easy downtown access.

Chattanooga’s St. Elmo neighborhood is a charming area known for its historic homes, picturesque streets, and stunning mountain views.

Median Home Price: $375K

Why?

A walkable neighborhood with historic charm, mountain views, and growing investment potential.

Families often seek areas with excellent schools, low crime rates, and strong community ties.

Brentwood, a charming suburb of Nashville, is known for its picturesque neighborhoods, top-rated schools, and peaceful atmosphere.

Median Home Price: $850K

Why?

Top-rated schools, a safe environment, and spacious homes with family-friendly amenities.

Franklin, a historic town just south of Nashville, offers a perfect mix of Southern charm, rich heritage, and modern living.

Median Home Price: $700K

Why?

Historic charm, excellent public schools, and a vibrant downtown make it one of Tennessee’s most desirable family-friendly cities.

Germantown, a trendy neighborhood in Nashville, is known for its historic architecture, vibrant dining scene, and strong community fee

Median Home Price: $550K

Why?

Known for its highly-rated schools, community parks, and safe environment.

Retirees often seek affordability, healthcare access, and recreational opportunities.

Median Home Price: $450K

Why?

A suburban environment with excellent healthcare and proximity to Nashville without the high costs.

Median Home Price: $325K

Why?

Low cost of living, scenic beauty, and a welcoming community.

Median Home Price: $350K

Why?

A mild climate, low taxes, and proximity to the Appalachian Mountains make it a peaceful retirement destination.

Investors should focus on cities experiencing strong job growth and increasing rental demand.

Median Home Price: $500K

Why?

A hip, growing area with high rental demand and strong appreciation.

Median Home Price: $400K

Why?

A rapidly developing market with a mix of historic and modern properties.

Median Home Price: $300K

Why?

An affordable market with strong rental potential and cultural attractions.

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Tennessee offers a mix of affordability, economic growth, and vibrant communities, making it an attractive place to live. Whether you're looking for a bustling city, a suburban retreat, or a scenic small town, understanding the cost of living is key to making an informed decision.

Buying a home in Tennessee can be more affordable than in many other states. However, several financial factors should be considered:

• Home Purchase Price: Varies significantly by city and region

• Down Payment: Typically 10-20% (some loan programs offer as low as 3%)

• Mortgage Payment (PITI): Includes principal, interest, taxes, and insurance

• Closing Costs: Usually 2-5% of the home price

• Maintenance & Repairs: Estimated at 1-3% of home value annually

National Median Home Price (2024): $417,700

Mortgage rates can significantly impact affordability. As of 2024:

• 30-Year Fixed: 6.5 - 7.2%

• 15-Year Fixed: 5.9 - 6.5%

A $400,000 home at 3% interest = $1,686/month The same home at 7% interest = $2,661/month Higher interest rates can add nearly $1,000 to monthly payments!

• Clarksville – Median home price around $300K.

• Johnson City – Affordable property taxes and moderate home prices.

• Cookeville – Strong affordability with lower mortgage rates.

One of the major advantages of living in Tennessee is its low property tax rates compared to many other states. Tennessee has an average property tax rate of 0.64%, significantly lower than the national average of 0.99%. This means that for a home valued at $350,000, the estimated annual property tax would be around $2,240, making homeownership more affordable.

• New Jersey: 2.49% (~$8,362/year on a $350K home)

• Illinois: 2.27% (~$7,945/year on a $350K home)

• New Hampshire: 2.18%

• Hawaii: 0.28% (but high home prices offset savings)

• Alabama: 0.41%

• Colorado: 0.51%

Pro Tip: Tennessee has no state income tax, which is a major financial advantage. However, local governments compensate with slightly higher property taxes and sales taxes.

With relatively low property taxes and no state income tax, buying a home in Tennessee can be a smart financial move. However, renting may be preferable depending on individual circumstances.

• You need flexibility due to potential job relocation.

• A 20% down payment and closing costs are out of reach.

• You prefer to avoid maintenance responsibilities.

• You plan to stay in one location for 5+ years.

• You can comfortably cover mortgage, property taxes, and maintenance.

• Building equity is a priority over paying rent.

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Beyond property taxes and rent, here are additional expenses to consider:

• Groceries: Generally affordable, with Tennessee ranking lower than the national average.

• Utilities: Moderate costs, averaging around $160-$200 per month.

• Transportation: Lower than in major metro areas like Los Angeles or New York, with Tennessee’s gas prices typically below the national average.

• Healthcare: Tennessee offers affordable healthcare options compared to states like California or Florida.

Understanding whether Tennessee is a buyer’s or seller’s market in 2024 can significantly impact your homeownership decision. With a growing population and a diverse housing market, Tennessee continues to attract buyers looking for affordability and long-term investment potential.

Sellers’ Advantage: Cities like Nashville, Chattanooga, and Knoxville have experienced high demand, limited housing supply, and rising property values, making them strong seller’s markets.

Buyers’ Advantage: In areas like Memphis and Clarksville, an increasing inventory of homes and steady economic growth provide more opportunities for buyers to negotiate better deals.

• Price Appreciation: Home prices in Tennessee have risen 6-9% in the past year, but appreciation is expected to slow in 2024.

• Mortgage Rates: Increased from around 3% in 2021 to approximately 6.5-7.2% in 2024.

• Inventory: While new home construction is rising, housing supply remains below pre-pandemic levels.

• Key Market Shift: The frenzied bidding wars of 2021-2022 have eased due to higher mortgage rates, leading to a more balanced market.

• 30-Year Fixed: 6.5 - 7.2%

• 15-Year Fixed: 5.9 - 6.5%

• 5/1 ARM: 5.5 - 6.0%

• At 3% interest: ~$1,686/month

• At 7% interest: ~$2,661/month

Pro Tip: Buyers who purchase now may consider refinancing if mortgage rates drop in 2025.

The post-pandemic housing boom has led to a gradual increase in available homes across Tennessee.

• Increased Listings: New construction projects are adding supply in growing cities.

• New Construction: Especially rising in Nashville and Chattanooga.

• Market Segments: Luxury home sales have cooled, but demand for starter homes remains high.

• Memphis, TN: Listings up 18% year-over-year.

• Clarksville, TN: More new builds offering affordability.

• Johnson City, TN: Increased availability of mid-range homes.

• Nashville, TN: Limited supply, high job growth.

• Murfreesboro, TN: Strong appreciation and high demand.

• Franklin, TN: Competitive market with luxury appeal.

• Clarksville: ~$300K median home price with a strong military job market.

• Johnson City: ~$275K median price with affordable living costs.

• Murfreesboro: ~$350K median price with steady appreciation.

• Nashville: A booming tech and healthcare hub.

• Knoxville: Affordable compared to other metro areas with a strong rental market.

• Chattanooga: Rising demand due to its quality of life and economic expansion.

• Jackson, TN: Emerging as an affordable option with good long-term potential.

• Columbia, TN: Growing interest from Nashville commuters.
• Cookeville, TN: More affordable compared to metro markets but seeing rising demand.
• Quality of Life: The Best Places to Live in Tennessee

Homeownership isn’t just about affordability; it’s also about livability. Tennessee offers a mix of affordability, job opportunities, healthcare access, and vibrant communities. Here’s a look at key quality-of-life factors across the state.

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• Average Homeownership Rate: 68.5% (above the national average of 65.9%)

• Chattanooga – Median home price: ~$325K

• Knoxville – Median home price: ~$350K

• Memphis – Median home price: ~$250K

• Nashville – Median home price: ~$450K

• Franklin – Median home price: ~$600K

Takeaway: Tennessee remains relatively affordable compared to the national average, with Memphis and Chattanooga providing some of the lowest home prices.

Access to quality healthcare is an important factor in choosing where to live. Tennessee offers several top-rated healthcare facilities.

• Nashville – Home to Vanderbilt University Medical Center, one of the best hospitals in the South.

• Knoxville – Features the University of Tennessee Medical Center with strong patient care ratings.

• Chattanooga – Offers a growing healthcare network with CHI Memorial Hospital leading the way.

• Lowest Monthly Insurance Premiums: Tennessee averages $415, making it more affordable than states like West Virginia and Wyoming.

• Home Value Growth & Healthcare Access: Areas with top healthcare systems, like Nashville and Franklin, have seen home appreciation rates of 7-10% annually.

Takeaway: Proximity to quality healthcare can drive home values up and enhance long-term livability.

Families often prioritize school districts when choosing a home, and Tennessee has several high-performing areas.

• Williamson County (Franklin, Brentwood) – Consistently ranked among the best in the state.

• Knox County (Farragut, Hardin Valley) – Strong academic performance and extracurricular offerings.

• Hamilton County (Chattanooga suburbs) – Growing reputation for high-achieving schools.

• Homes in Williamson County can be 20-30% more expensive due to demand for high-quality schools.

• Knoxville’s Hardin Valley area has seen home appreciation of 5-8% annually.

Takeaway: If education is a priority, consider areas with top-rated schools, as home values tend to rise faster.

Tennessee’s major cities offer a mix of urban convenience and suburban tranquility.

• Knoxville – Average commute: 22 minutes, thanks to easy highway access.

• Chattanooga – A smaller city with commutes averaging 20 minutes.

• Nashville – Growing congestion, but some suburbs (Hendersonville, Mt. Juliet) offer commutes under 30 minutes.

• Nashville – Offers limited public transit via WeGo, but growing in downtown walkability.

• Chattanooga – Ranked among Tennessee’s most walkable cities with a revitalized downtown.

• Memphis – Some areas have good transit options, but walkability varies.

Takeaway: If you value short commutes, Knoxville and Chattanooga offer convenience, while Nashville continues to expand transit options.

Weather and disaster risk can impact both home insurance rates and quality of life.

Mild Winters & Hot Summers – Most areas experience mild temperatures with minimal snowfall.

• Middle Tennessee (Nashville, Murfreesboro) – Prone to tornadoes.

• Memphis & Chattanooga – Some risk of flooding due to river proximity.

Best Areas for Low Risk: East Tennessee (Knoxville, Johnson City) sees fewer extreme weather events.

Takeaway: While Tennessee has some storm risks, it lacks the hurricanes of Florida or wildfires of California.

Tennessee offers a rich cultural scene with something for everyone.

• Nashville – Music, arts, and a vibrant nightlife.

• Memphis – Blues, barbecue, and historical landmarks.

• Chattanooga – Outdoor activities, scenic riverwalks, and growing tech hubs.

• Brentwood & Franklin – Excellent schools, family-friendly amenities.

• Farragut (Knoxville suburb) – High safety ratings, strong schools.

• Hendersonville (Nashville suburb) – Great suburban feel with lake access.

Takeaway: Whether you seek nightlife, history, or family-friendly living, Tennessee has a community for you.

Before choosing where to settle in Tennessee, consider these factors:

✅ Can I afford the cost of living?

✅ Are there job opportunities in my industry?

✅ Do the schools and crime rates meet my needs?

✅ Will I enjoy the local climate and culture?

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