Top 10 Most Affordable Cities in Tennessee

Tennessee is known for its rich musical heritage, scenic beauty, and diverse urban and rural landscapes. From the soulful sounds of Memphis blues to the rolling hills of the Appalachian Mountains, the Volunteer State offers a unique blend of cultural vibrancy and natural splendor. Best places to live in Tennessee provide distinct experiences, catering to a wide range of lifestyles. Whether you’re drawn to the lively energy of an urban center or the tranquility of a rural community, it has something for everyone.

For those considering a move, affordability can be a significant factor. Tennessee consistently ranks as one of the most cost-effective states to live in, thanks to its low property taxes, absence of a state income tax, and reasonable cost of living. The state’s strong job market, coupled with diverse educational opportunities and access to quality healthcare, adds to its appeal. Additionally, the warm Southern hospitality and rich historical tapestry make Tennessee not just an affordable choice but a welcoming one.

In this guide, we’ll take a closer look at 10 best places to live in Tennessee. These cities offer not only affordable housing options but also a high quality of life, making them ideal for families, young professionals, retirees, and anyone looking to make Tennessee their home.

Top 10 Affordable Cities

1. Memphis

Memphis is the largest city in Tennessee, known for its vibrant cultural scene, rich history, and dynamic blend of music, food, and art. Iconic landmarks like Beale Street, the birthplace of blues music, and Graceland, Elvis Presley’s legendary home, draw visitors from around the world. The National Civil Rights Museum stands as a powerful testament to the city’s role in American history. Despite its size and cultural significance, Memphis offers some of the most affordable housing in the state, with a median home price of $180,000.

The city’s cost of living is well below the national average. This makes it an attractive option for families, young professionals, and retirees. Memphis also boasts a diverse job market, particularly in logistics, healthcare, and education, thanks to its strategic location along the Mississippi River. Residents enjoy a vibrant music scene, authentic Southern cuisine, and a strong sense of community, all within an affordable and dynamic urban environment.

2. Knoxville

Situated near the Great Smoky Mountains, Knoxville combines natural beauty with urban conveniences, making it a vibrant and dynamic city to call home. Known for its rich history and cultural diversity, Knoxville offers residents a thriving arts scene, featuring galleries, theaters, and live music venues that reflect the city’s creative spirit. The downtown area buzzes with diverse dining options, from Southern comfort food to international cuisine, alongside unique shops and bustling farmers’ markets.

Outdoor enthusiasts will find Knoxville a paradise with easy access to national parks, scenic hiking trails, and the Tennessee River for water-based activities. The city’s greenways and parks provide ample opportunities for recreation and relaxation. With a median home price of $250,000, Knoxville offers affordable living without compromising on amenities. The city also boasts strong educational institutions, including the University of Tennessee, and a robust job market, making it an attractive destination for families, professionals, and retirees alike.

 

3. Chattanooga

Chattanooga has transformed into a thriving tech hub while retaining its scenic charm along the Tennessee River. Known for attractions like Lookout Mountain, Ruby Falls, and the Tennessee Aquarium, Chattanooga offers a rich blend of natural beauty and urban innovation. The city boasts an extensive greenway system, providing numerous outdoor recreational opportunities, including hiking, biking, and water sports. Chattanooga’s vibrant downtown area features a bustling arts scene, diverse dining options, and a lively music culture that reflects the city’s deep-rooted heritage.

Chattanooga’s strong sense of community and focus on innovation make it an exceptional place to live in Tennessee. With a median home price of $230,000, Chattanooga offers affordable housing options for families, young professionals, and retirees. The city’s investment in high-speed internet, famously known as “The Gig City,” due to its lightning-fast broadband infrastructure, has attracted tech startups and entrepreneurs, fostering economic growth. Sustainable urban planning, including eco-friendly public transport and green building initiatives, further enhances its appeal.

4. Clarksville

Located near the Kentucky border, Clarksville is a fast-growing city with a robust economy supported by Fort Campbell, one of the largest military installations in the country. This military presence significantly contributes to the local economy, fostering job growth and business development. Clarksville offers a diverse range of employment opportunities in sectors such as healthcare, education, manufacturing, and retail. The city’s affordable median home price of $220,000, combined with a strong job market and excellent schools, makes it a popular choice for military families, young professionals, and retirees.

Clarksville also boasts a vibrant cultural scene with local theaters, art galleries, and museums like the Customs House Museum and Cultural Center. Outdoor enthusiasts can enjoy the Cumberland River, hiking trails, and parks like Liberty Park and Marina. The city’s family-friendly environment, coupled with a low cost of living and a growing community, makes it an attractive and one of the best places to live in Tennessee.

 

5. Murfreesboro

Murfreesboro is a dynamic city with a rich Civil War history and a vibrant college town vibe thanks to Middle Tennessee State University, the largest undergraduate university in Tennessee. The presence of the university energizes the city with cultural events, sports activities, and educational opportunities. Murfreesboro’s median home price stands at $270,000, offering reasonable affordability alongside a thriving local economy supported by sectors such as healthcare, education, and manufacturing.

The city features historic landmarks like Stones River National Battlefield and a charming downtown area with unique shops, restaurants, and community events. Murfreesboro also offers an extensive network of greenways, parks, and recreational facilities, perfect for outdoor enthusiasts. Its excellent public school system, low crime rates, and family-friendly neighborhoods contribute to a high quality of life. Whether you’re a student, professional, or retiree, Murfreesboro offers a balanced mix of history, culture, and modern amenities.

6. Jackson

Jackson, known for its musical roots and friendly community, boasts a median home price of $190,000. The city holds a rich history tied to the blues, with vibrant local music venues and cultural landmarks celebrating its heritage. Beyond its musical charm, Jackson has a growing healthcare sector, providing ample employment opportunities and access to quality medical services. The city is home to several colleges and universities, enhancing its educational landscape. Jackson’s diverse cultural activities include museums, art galleries, and annual festivals that bring the community together. Affordable living, coupled with a welcoming atmosphere, makes it an attractive option for retirees, families, and young professionals looking to enjoy a balanced lifestyle.

7. Johnson City

Nestled in the Appalachian Mountains, Johnson City is known for its beautiful landscapes, outdoor recreational opportunities, and vibrant downtown scene. The median home price is $210,000, making it an affordable place to enjoy mountain living. The city offers a wide range of activities, from hiking and biking trails to boating on nearby Boone Lake. Johnson City is also a hub for healthcare, with top-tier medical facilities and East Tennessee State University’s Quillen College of Medicine contributing to its strong healthcare and educational sectors. The city’s lively arts scene, local breweries, and strong community spirit make it one of the best places to live in Tennessee.

8. Kingsport

Kingsport offers small-town charm with the amenities of a larger city. With a median home price of $200,000, it provides affordable housing options and a strong sense of community. Kingsport is part of the Tri-Cities region, known for its economic stability and quality healthcare facilities. The city boasts a rich industrial history, which continues to support its diverse economy today. Residents enjoy access to numerous parks, the scenic Greenbelt, and outdoor recreational opportunities along the Holston River. Kingsport’s vibrant downtown features local shops, restaurants, and cultural events that foster a close-knit community atmosphere, making it an ideal place for families and retirees.

9. Cleveland

Cleveland is a family-friendly city with a strong industrial base, particularly in manufacturing and distribution, providing a robust job market. With a median home price of $195,000, the city offers affordable living without sacrificing quality amenities. Cleveland is known for its proximity to the Ocoee River, a hotspot for whitewater rafting, as well as nearby hiking and camping opportunities in the Cherokee National Forest. The city has a rich cultural heritage, reflected in its museums, historic sites, and annual festivals. Its excellent school system, thriving local businesses, and welcoming community make Cleveland an appealing choice for families, outdoor enthusiasts, and professionals alike.

10. Cookeville

Home to Tennessee Tech University, Cookeville is a vibrant city with a youthful energy and a median home price of $185,000. The presence of the university adds to the city’s dynamic atmosphere, offering cultural events, sports activities, and educational opportunities. Cookeville boasts a low cost of living, making it an affordable option for students, families, and retirees. The city is surrounded by natural beauty, with easy access to state parks, waterfalls, and hiking trails. Cookeville’s thriving arts scene, local restaurants, and strong community spirit contribute to its appeal. Its blend of academic influence, outdoor recreation, and small-town charm makes Cookeville a desirable place to call home.

 

What Makes These Cities in Tennessee Affordable

Affordability is a crucial consideration when deciding where to live, and several key factors can influence the cost of living in a city.

• Housing Costs. This is often the most significant factor affecting affordability. Median home prices and rental rates play a pivotal role. For example, in Memphis, the median home price is $180,000, significantly lower than in Murfreesboro, where it’s $270,000. This difference can impact not just mortgage payments but also property taxes and insurance costs.
• Cost of Living. This encompasses everyday expenses such as utilities, groceries, transportation, and healthcare. Cities like Cleveland and Cookeville offer lower utility costs compared to larger urban centers like Knoxville, where amenities are more extensive but come with higher living expenses. Public transportation availability, like Chattanooga’s CARTA bus system, can also reduce transportation costs.
• Job Market. A strong local economy with diverse employment opportunities can influence affordability. Clarksville benefits from a robust job market due to Fort Campbell’s military presence, which stimulates local businesses and supports a steady income flow. In contrast, Johnson City’s economy thrives on healthcare and education sectors, providing stable job prospects that support affordable living.
• Taxes. State and local tax rates, including property taxes and sales taxes, directly impact household budgets. Tennessee’s absence of a state income tax is a significant advantage, but property tax rates vary by city. For instance, Kingsport offers relatively low property tax rates, which can make homeownership more affordable compared to cities with higher tax burdens.

What Makes These Places the Best to Live in Tennessee

Affordability alone doesn’t determine the desirability of a city. While financial considerations are essential, the overall quality of life often becomes the deciding factor when choosing a place to call home. Quality of life encompasses various elements that contribute to personal well-being, happiness, and satisfaction. Here are some key factors to consider:

1. Safety

A sense of security is fundamental for a high quality of life. Cities like Franklin and Germantown are known for their low crime rates, offering peace of mind for families and individuals alike. Neighborhood watch programs, well-maintained public spaces, and community policing initiatives also play a vital role in enhancing safety.

2. Healthcare

Access to quality medical facilities is crucial. Tennessee is home to renowned healthcare centers such as Vanderbilt University Medical Center in Nashville and Johnson City Medical Center. Both offer specialized treatments and comprehensive care. Smaller cities like Kingsport also boast top-tier facilities like Holston Valley Medical Center, ensuring residents have access to essential health services without traveling far.

3. Education

Strong school systems and higher education institutions are vital for families with children and individuals seeking lifelong learning opportunities. Knoxville, with the University of Tennessee, and Murfreesboro, home to Middle Tennessee State University, provide not only excellent academic programs but also cultural enrichment through lectures, performances, and community outreach programs. Additionally, cities like Germantown and Brentwood are known for their top-rated K-12 public schools.

4. Recreation

Leisure activities contribute significantly to life satisfaction. Tennessee’s natural beauty offers extensive outdoor activities, from hiking in the Great Smoky Mountains to kayaking on the Tennessee River. Chattanooga’s Riverwalk is a scenic trail perfect for biking and walking, while Knoxville’s Urban Wilderness provides miles of trails within the city limits. Cities like Jackson host annual cultural events and music festivals that celebrate local heritage, fostering community spirit.

5. Community Engagement

A strong sense of community can significantly enhance quality of life. Towns like Cookeville and Cleveland are known for their friendly residents, vibrant farmers’ markets, and community events that bring people together. Local organizations, volunteer opportunities, and active civic groups help foster connections and a sense of belonging.

6. Cultural Amenities

Access to cultural institutions such as museums, theaters, and art galleries adds richness to daily life. Memphis, for instance, offers the National Civil Rights Museum and the Memphis Brooks Museum of Art, providing cultural and educational experiences for residents of all ages. Smaller cities like Johnson City have thriving local arts scenes with galleries, live music venues, and public art installations.

7. Green Spaces

Proximity to parks and green spaces improves mental and physical health. Shelby Farms Park in Memphis and Centennial Park in Nashville are expansive urban parks. They offer recreational activities, scenic beauty, and a place to unwind. Even smaller communities prioritize green spaces, with city parks, nature trails, and community gardens enhancing residents’ well-being.

8. Economic Stability

A stable local economy contributes to overall quality of life by providing job opportunities and supporting public services. Cities like Clarksville benefit from strong economic growth due to the presence of Fort Campbell. At the same time, Chattanooga’s tech industry and Knoxville’s diverse economy create vibrant job markets.

Considering these factors ensures that affordability is balanced with the elements that truly make a place feel like home. Best places to live in Tennessee offer unique combinations of these qualities. As a result, it’s possible to find the perfect fit for any lifestyle.

Median Home Prices Chart

Below is a chart highlighting the median home prices for each city, sourced from Redfin:

City	Median Home Price
Memphis	$180,000
Knoxville	$250,000
Chatanooga	$230,000
Clarksville	$220,000
Murfreesboro	$270,000
Jackson	$190,000
Johnson City	$210,000
Kingsport	$200,000
Cleveland	$195,000
Cookeville	$185,000

Conclusion

Tennessee offers a remarkable blend of affordability, quality of life, and diverse living experiences. The state caters to a wide range of preferences and lifestyles. The Volunteer State provides ample opportunities for those seeking both economic value and a vibrant community atmosphere.

The state’s low cost of living, absence of a state income tax, and reasonable property prices make it an attractive destination for those looking to maximize their financial well-being. Additionally, Tennessee’s rich cultural heritage, thriving job markets, strong educational institutions, and access to top-tier healthcare facilities enhance its appeal as a place to call home.

Are you a young professional, a growing family, a retiree, or someone simply seeking a fresh start? Best places to live in Tennessee can meet your needs and exceed your expectations. Embrace the charm, diversity, and affordability that define Tennessee, and discover a place where your dreams can flourish without compromise.