When it comes to finding the best places to live in Tennessee, it’s like knowing the state like the back of my hand. Having spent a decade exploring every corner, from the mountainous east to the flat landscapes of the west, I’ve come to understand both the obvious choices and those hidden gems. It’s not just about finding the exact right spot; it’s about feeling that connection and having fun. Whether you’re considering a bustling city, a serene suburb, or quaint small towns, Tennessee’s long, thin southern charm spans two time zones and offers a variety of experiences.
Let me share my two cents on this: while some may be drawn to the more populous metro areas, others find solace in the less crowded regions. The Best Places to Live in the U.S. ranking consider several factors like job market, cost of living, access to health care, and desirability. These are major factors that determine where you might want to call home next. But remember, the right connection to a place is not always about statistics. It’s about the experience, the roots you can lay down, and the community you’ll be a part of. So, take these comments as a way to connect with locals and understand each region in the U.S. from a local’s guide perspective, making your decisions about your next home easier.
Best Large Cities in Tennessee
Nashville
- Metro Population: 1,333,000
- Median Home Value: $445,357
- Median Monthly Rent: $1,135
- Average Annual Salary: $52,170
- Unemployment Rate: 7.3%
- Median home price: $422,000
- Average age: 34.4 years
As the state capital and largest city in Tennessee, Nashville holds a special place in the hearts of many, especially if you’re a music lover. Fondly known as the Country Music Capital of the World or Music City, it’s a locals’ choice for best places to live in Tennessee. Here, headlining acts at various live music venues, scenic strolls along the Cumberland River, and exciting Predators hockey games define the town. However, it’s important to note the average home price hovers around $400,000, with a median rent of about $2,200. The cost of living is roughly 15% higher than the state average but still more affordable than many other large cities. While downtown can be expensive, the overall low cost of living, boosted by the lack of state income tax, adds to its appeal.
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The city’s vibrant startup culture is growing, but so is the population and traffic, leading to concerns about overcrowding. These are the trade-offs in this populous metro area. Having visited the capital of country music myself, I can attest to its charm and energy. Nashville ranks No. 25 on the Best Places to Live list, balancing growth, net migration, desirability, and affordability. With a median household income growth of 5.42% and housing costs ranking 9th out of 150 most desirable cities in a Survey Monkey survey of 3,500 U.S. residents, it’s easy to see why many prefer Nashville. For those intrigued by urban exploration and looking for a change of scenery, discovering the CHARMING Neighborhoods in Chicago could unveil a treasure trove of unique cultural, architectural, and social experiences.
Memphis
- Metro Population: 1,179,000
- Median Home Value: $256,650
- Median Monthly Rent: $994
- Average Annual Salary: $46,980
- Unemployment Rate: 9.3%
- Median home price: $148,000
- Average age: 34.2 years
Memphis, often overshadowed by its more famous sibling Nashville, is a paradise for those who love the Home of the Blues and the Birthplace of Rock and Roll. This city is not just about its rich musical heritage; it’s also renowned for its barbecue – especially the pork dry-rubbed ribs, a local specialty. Imagine being part of the over 100,000 people who flock to the World Championship Barbecue Cooking Contest during the International Festival. In terms of living costs, Memphis is remarkably affordable, with median home prices around $150,000 and an average rent of just $1,300.
However, Memphis faces its share of challenges, including crime, poverty, and abandoned buildings, which can’t be ignored when considering the best places to live in Tennessee. These issues impact job prospects, quality healthcare, and overall life in the Volunteer State. Despite being the second-largest city, its position in the populous metro area is reflected as it ranks No. 145 out of 150 on the Best Places to Live list. The residents face a lower median annual household income compared to other cities, and while housing costs are low, they must contend with high property and violent crime rates, which are above the national average. For those considering relocation or interested in exploring different urban living options, The Best Neighborhoods in Philadelphia might offer compelling alternatives worth exploring.
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Interestingly, Memphis is also a center for global transit and distribution, offering unique job opportunities, especially for those in startups and innovative young businesses. The city’s Quality of Life rating is boosted by the presence of artists and individuals seeking career momentum. While the average college readiness score for high school students is a point of concern, as seen in U.S. News’ Best High Schools ranking, Memphis offers a blend of cultural richness and economic potential that can’t be found elsewhere.
Knoxville
- Metro Population: 796,000
- Median Home Value: $335,283
- Median Monthly Rent: $864
- Average Annual Salary: $47,740
- Unemployment Rate: 6.5%
- Median home price: $309,000
- Average age: 32.9 years
Knoxville, known as the Gateway to the Smokies and the largest city in East Tennessee, offers a unique blend of history and modern living. As the third-largest city and the original state capital of Tennessee, it boasts a low cost of living and a healthy job market. Healthcare in Knoxville is more affordable than in many other cities, with lower-than-average healthcare costs. The city pulsates with an upbeat energy, thanks to a vibrant arts scene and a community of entrepreneurs. The presence of the University of Tennessee, the state’s flagship school, infuses the city with youthful vigor. In terms of housing, median home prices hover in the low $300s, making it one of the best cities for affordability. However, the average rent stands at about $1,900, a factor to consider for those preferring to rent.
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One drawback of living in Knoxville, and indeed in much of Knox County, is the limited public transportation and a lack of bicycle and pedestrian paths, making a car almost a necessity. Despite this, Knoxville ranks No. 41 out of 150 populous metro areas in the U.S., a testament to its livability and appeal. Unlike its neighbor Chattanooga, Knoxville’s residents enjoy a median annual household income that balances well with housing costs, ranked as the 17th cheapest in the country. The average morning commute is a mere 24 minutes, allowing more time for enjoying the city’s multicultural community and various pastimes.
Chattanooga
- Metro Population: 433,000
- Median Home Value: $188,600
- Median Monthly Rent: $859
- Average Annual Salary: $47,240
- Unemployment Rate: 6.7%
- Median home price: $275,000
- Average age: 36.7 years
Chattanooga, nestled in East Tennessee, serves as a hub and a haven for outdoor lovers. Straddling the Tennessee River, it’s a crucial transition point between the Appalachian Mountains and Cumberland Gap, offering breathtaking scenic views and a plethora of outdoor activities like rock climbing and hiking. The mild weather further enhances its status as one of the best places to live. In terms of living costs, the rent averages around $1,800, while median home prices sit at about $300,000. This affordability is particularly notable when compared to other large cities.
However, like any city, Chattanooga has its challenges. It struggles with higher-than-average crime rates, something to consider when moving here. Additionally, the high pollen counts can be a concern for those with seasonal allergies. Located near the Georgia border, it is one of the smallest metro areas featured on the Best Places to Live list, where it ranks No. 59. Population growth and net migration are steady at 2.64%. The average annual salary in Chattanooga is $47,240, slightly lower than the national average of $56,310, but this is balanced by a significantly low cost of living, 21.86% below the national average. For those considering a move to the Gem State, exploring the BEST Places to Live in Idaho might reveal the perfect blend of affordability, safety, and natural beauty.
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The city’s revitalized Main Street is a hub of recreation and community life, boasting a hearty startup scene that reflects Chattanooga’s ongoing transformation. The combination of affordable housing expenses and a vibrant local culture makes it an attractive destination for many.
Clarksville
- Population: 335.9M
- Median home price: $290,000
- Average age: 29 years
Clarksville, one of the oldest cities in Tennessee, established in 1785 before the state’s statehood, is a unique blend of history and modernity. Home to Austin-Peay State University and the oldest newspaper, The Leaf-Chronicle, it presents a fascinating backdrop for both civilian and military families, courtesy of Fort Campbell, a significant military installation. Recognized by Money Magazine as one of the best places to live for young professionals, Clarksville invites you to set down roots in a community where home prices often fall sub-$300,000 for a median home, and rents average around $1,400. This affordability and low-cost living are complemented by an abundance of parks, a laid-back charm, and a suburban feel. However, it’s crucial to consider violent crime statistics, which, compared to both state and national averages, may influence your decision to make this historic city your home. For those considering other areas in the state, checking out the BEST Places to Live in Tennessee might provide a broader perspective on where to find your ideal home.
Best Mid-Sized Cities in Tennessee
Franklin
- Population: 90,396
- Median home price: $814,000
- Average age: 37.5 years
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Franklin, nestled in the Greater Nashville area, just 20 miles south of the city proper, offers a serene respite from the hustle and bustle of the capital city. Known for its historic downtown, Franklin is a charming city filled with quaint restaurants and breweries, often frequented by A-list country artists. This laid-back vibe comes with a price, though; rents average around $2,400, and the median home price stands at $800,000, notably higher than both national and state averages. While the cost of living is steep, Franklin is ranked among the safest cities in Tennessee. However, it’s important to be aware that the area can be vulnerable to tornadoes, a factor to consider for those contemplating a commute to work or seeking the city’s many attractions.
Johnson City
- Population: 73,426
- Median home price: $242,000
- Average age: 35.6 years
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Johnson City, located in the scenic eastern corner of Tennessee, offers a unique combination of a rural, small-town feel with the amenities of an economic hub, thanks to East Tennessee State University, a major influencer in the area with its university, medical, and pharmacy colleges. The city, also home to major healthcare employers and local hospitals, boasts a fun claim to fame as the birthplace of the soft drink, Mountain Dew. In terms of affordability, Johnson City stands out among Tennessee cities; rent averages around $1,450, while median home prices are about $250,000. Despite its affordability in housing, residents should note the high sales tax, one of the highest in both the state and the nation. While professional jobs, especially in the healthcare sector, are abundant, opportunities in other fields may be limited.
Jackson
- Population: 140,874
- Median home price: $195,000
- Average age: 35.5 years
Jackson, situated just 70 miles east of Memphis, is a mid-sized city renowned as the birthplace of Rockabilly, where rock and country music intertwine with its history as a railroad hub. The city’s economy is bolstered by strong sectors in healthcare and manufacturing. For those seeking affordability, Jackson shines; the median rent is sub-$1,000, and home prices are generally below $200,000, making it one of the more affordable cities in Tennessee with a notably low cost of living. However, prospective residents should carefully consider crime statistics, which are among the highest in the nation. Additionally, the limited public transportation and modest nightlife are important considerations for those used to more urban environments.
Kingsport
- Population: 56,236
- Median home price: $204,000
- Average age: 44.9 years
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Kingsport, perched on the banks of the Holston River near the Virginia border in northeast Tennessee, part of the Mountain Empire, offers a charming and picturesque downtown. This area is sprinkled with quaint eateries, art shops, and cafés, set amongst historic buildings that give it a unique urban feel. Known for its low cost of living, Kingsport is especially appealing during summers with the nearby mountains beckoning locals and visitors alike. The rent here averages around $1,500, and home prices stand at about $204,000, making it one of the more affordable and scenic Tennessee cities. However, those seeking a vibrant nightlife may find it limited compared to major cities, and some destinations may be a bit of a distance away.
Smyrna
- Population: 61,985
- Median home price: $383,000
- Average age: 33.8 years
Smyrna, a mere 35-minute drive from downtown Nashville, offers the charm of a mid-sized city with the tranquility of a quiet suburb. This fast-growing community, home to the Nissan Motors manufacturing plant, one of the largest in the United States, provides a robust job market. The distance from the bustling capital makes it one of the best places to live in Tennessee for young professionals, families, and retirees. With rentals averaging around $2,100 and a median home price of $383,000, the cost of living is competitive compared to other cities in the area, aided by low property tax rates. However, those looking to work in Nashville must be mindful that public transit options are limited, making a car almost a necessity for the daily commute.
Best Small Cities in Tennessee
Cookeville
- Population: 37,072
- Median home price: $300,000
- Average age: 29.9 years
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Cookeville, often referred to as the Hub of the Upper Cumberlands, lies to the north-northeast of the state and is recognized as one of the fastest-growing micropolitan areas. As a blend of smaller cities and economic hubs of the regions, Cookeville stands out as a vibrant college town, home to Tennessee Tech University, known for its ranking among public institutions. With an average monthly rent of about $1,600 and a median home price falling below $300,000, it’s one of the more affordable Tennessee cities. The area enjoys the beauty of four seasons, with mild winters and summers that rarely exceed 90 degrees. However, it’s important to note that while there are employment opportunities, especially for professionals, these may be somewhat limited compared to larger cities.
Dayton
- Population: 136,114
- Median home price: $200,000
- Average age: 31 years
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Dayton, located in southeastern Tennessee, is a town with a unique claim to fame – its notoriety from the Scopes Monkey Trial, a landmark case about teaching evolution in public schools. This legacy is preserved in the Scopes Trial Museum and celebrated at the Monkey Town Brewing Company. When it comes to affordability, Dayton shines, with a monthly rent around $650 and median home prices near $200,000, making it one of the best places to live in Tennessee, especially for young families. The town offers charming antique shops and specialty dining options, along with excellent bass fishing at Chickamauga Lake. However, potential residents should consider factors like the high sales tax and the area’s susceptibility to severe storms, which are among the few drawbacks of living in this historic town.
Jonesborough
- Population: 6,342
- Median home price: $271,000
- Average age: 45.3 years
Jonesborough, proudly known as Tennessee’s oldest town in the northeast corner of the state, was established in 1779. It’s a haven for history buffs and architecture lovers, with well-preserved historic buildings that narrate its past. This town is not just about history; it’s also recognized as the Storytelling Capital of the World, hosting the International Storytelling Center and the famous National Storytelling Festival each fall. When it comes to living expenses, Jonesborough is quite affordable; renting averages around $1,300, and median home prices are under $271,000. It’s an ideal place for families seeking space and tranquility away from the hustle of larger cities. However, it might be less appealing to the younger crowds looking for an active nightlife.
Hohenwald
- Population: 4,068
- Median home price: $187,000
- Average age: 40.8 years
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Hohenwald, meaning ‘High Forest’ in German, is nestled in central-southwest Tennessee, just an hour from Nashville. This small-town epitomizes Southern living, offering a unique experience compared to other cities in Tennessee. Among its unusual places of interest is The Elephant Sanctuary, the largest refuge for elephants in the nation, and the resting place of Meriwether Lewis, of the Lewis and Clark expedition. The low cost of living is a significant draw, with home prices typically sub-$200,000 and monthly rents around $1,375. However, one of the challenges of living in Hohenwald is the low population density, meaning neighbors aren’t always close by.
Gatlinburg
- Population: 4,183
- Median home price: $500,000
- Average age: 46.5 years
Gatlinburg, situated just 40 miles southeast of Knoxville and adjacent to the Great Smoky Mountains National Park, is a paradise for outdoor enthusiasts. This mountain town overflows with charm and offers a plethora of activities, from skiing, hiking, and camping to river recreation. Besides the natural allure, Gatlinburg is home to unique eateries, breweries, and an array of historic sites and attractions. While it draws in over 12 million visitors annually, residents must contend with overcrowding and the perception of being a tourist trap. For those looking to settle here, be aware that home prices average around $500,000, and the median rent is about $2,500, which may stretch the definition of affordable for some.
Hendersonville
- Population: 62,913
- Median home price: $448,000
- Average age: 39.9 years
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Hendersonville, nestled along the banks of the Cumberland River and near Old Hickory Lake, is a haven for its 63,000 residents who cherish an active lifestyle. This city is a dream for enthusiasts of water sports, with numerous parks, bike trails, tennis courts, and tee-ball fields fostering a strong connection with the outdoors. Interestingly, it’s not just the recreational options that make Hendersonville appealing, but its status as a home to some famous people. As noted by Jayne Coleman, a realtor at Parks Real Estate/Luxury Portfolio International, the home prices in Hendersonville range between $358,000 and $500,000. While the supply of homes has changed compared to a year ago, the market still offers ample choices for potential buyers to decide on their perfect home.
Murfreesboro
- Population: 170,746
- Median home price: $458,700
- Average age: 30.9 years
Murfreesboro, often described as Tennessee’s best-kept secret by locals like Ronda Hawkins, a broker at Parks Real Estate/Luxury Portfolio International, is a gem for those looking to balance small-town charm with big-city amenities. Just 30 miles from Nashville, this hometown offers proximity to big-city perks like an international airport, large event venues, and comprehensive healthcare facilities, all while maintaining a lower price tag on property. It’s an enticing option for homebuyers, especially with its growing inventory of homes.
In Murfreesboro, particularly on the west side, new construction homes are changing the landscape, offering modern finishes and fixtures at entry-level price points. A new home here can cost between $350,000 and $450,000, a bargain in comparison to other areas in middle Tennessee. Neighborhoods like Shelton Square, Breckenridge, and Riverview stand out as some of the most sought-after communities, combining affordability, convenience, and quality living.
Collierville
- Population: 51,632
- Median home price: $595,000
- Average age: 40.9 years
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Collierville, a charming small town with the allure of big-city amenities, stands out in Tennessee. With about 52,000 residents and just 30 minutes away from Memphis, it’s a blend of modern living and rich history, tracing back to Native Americans and European settlers. The abundant natural resources have shaped a laid-back lifestyle and a strong sense of community, particularly appealing to families. Its school system is one of the many factors contributing to its desirability. The real estate market in Collierville is stable yet diversified, with neighborhoods that cater to various preferences. According to Kay Paul of Crye-Leike Realtors/Luxury Portfolio International, the average sales price is around $528,464, and new construction homes are starting at over $600,000, reflecting the town’s growth and appeal.
FAQS
Which part of Tennessee is best to live in?
Starting our roundup of Tennessee’s top living destinations is Nashville. Yes, we might be showing a bit of favoritism, given that it’s our locale, but truly, this city brims with vibrancy! Perfectly positioned at the heart of Tennessee, the Nashville metropolitan area encompasses lively neighboring areas such as Davidson County, Franklin, and Murfreesboro.
What are the top 5 towns in Tennessee?
Tennessee’s most prominent and influential urban centers include Memphis, Nashville, Knoxville, Chattanooga, and Clarksville. These cities stand out for their substantial Populations vibrant economic sectors, cultural impact, and notable historical relevance throughout the state of Tennessee.
What is the most affordable place to live in Tennessee?
“10 Most Affordable Cities in Tennessee,” the following locales are listed:
- Memphis
- Union City
- Brownsville
- Paris
- Lawrenceburg
- LaFollette
- McMinnville
- Rockwood
- Jackson
- Millington
