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State

Data from November 2026

Housing , home prices, rents and assistance in Tennessee (2026)

In Tennessee, a typical home is worth $286,700 and the typical rent is $1,189 a month. The FHA limit for a one-unit home runs from $541,287 to $1,029,250 depending on the county. 32 HUD-approved counseling agencies serve Tennessee; 9 say they serve you in Spanish.

Most populous:

Typical home value by county

  • Under $159,200
  • $159,200–$186,500
  • $186,500–$227,500
  • $227,500–$281,200
  • $281,200 or more

Tap the map to see each county’s figure and open its page.

Typical home value
$286,700
14% less than the U.S.
U.S.: $332,700
Typical rent per month
$1,189
16% less than the U.S.
U.S.: $1,413
Typical household income
$69,595
14% less than the U.S.
U.S.: $80,734
FHA limit, 1 unit
$541,287 to $1,029,250
It changes by county. The highest applies in 14 counties.
U.S.: $541,287 to $1,299,500
Property tax
0.5%
of value a year
The typical bill is $1,442 a year.
U.S.: 0.94%

Source: American Community Survey (ACS) 5-year estimates Average 2020–2024 American Community Survey (ACS) 5-year estimates Source: FHA mortgage limits (HUD) Data from 2026 data FHA mortgage limits (HUD)

In short

Living in Tennessee

In Tennessee, a typical home is worth $286,700: 14% less than in the United States overall. Prices change a lot by county: from $97,900 in Lake County to $751,900 in Williamson County. The typical household earns $69,595 a year and the typical rent is $1,189 a month; 49% of renter households spend 30% or more of their income on housing. 67% of households own their home, and the typical property tax is $1,442 a year (about 0.5% of value).

The conforming loan limit for a one-unit home runs from $832,750 to $1,029,250 depending on the county. To pay HUD’s fair rent for a 2-bedroom apartment in Tennessee ($1,381) without spending more than 30% of income, you need about $26.56 an hour working full time.

Source: Conforming loan limits (FHFA) Data from 2026 data Conforming loan limits (FHFA) Source: Fair Market Rents (HUD) Fiscal year 2027 Fair Market Rents (HUD)

The essentials in Tennessee

More on property tax

  • Property tax relief for older, disabled and disabled-veteran homeowners

    Tennessee law provides property tax relief for low-income elderly and disabled homeowners, and for disabled veteran homeowners or their surviving spouses. It is a reimbursement program funded by appropriations the General Assembly authorizes. Tax collecting officials, including county trustees, receive the applications. Per the 2026 brochure, elderly homeowners must be 65 on or before December 31, 2026, own the home and use it as their primary residence, and provide annual income from all sources. The maximum 2025 income of the applicant, spouse, co-owner and resident remainder is $38,470, and relief is calculated on a market value of up to $33,600. These figures change each year.

    Tennessee Comptroller of the Treasury, 2026 Property Tax Relief Program brochure · Verified October 24, 2026

  • Deadline to apply for relief: 35 days after the delinquency date

    You apply for relief with your county trustee; if the property is within city limits, you may also apply with the city collecting official. For 2026, you may apply when you receive your 2026 property tax bill(s). The deadline is 35 days after the delinquency date, and the taxes must also be paid by that date.

    Tennessee Comptroller of the Treasury, 2026 Property Tax Relief Program brochure · Verified October 24, 2026

  • Appealing the assessment: county board first, then the State Board

    If you disagree with your assessment, with limited exception you must first appeal to the county board of equalization where the property is located, or the assessment becomes final. Contact your county assessor to appeal to the county board. If you still disagree, an appeal to the State Board of Equalization must be filed on or before August 1 of the tax year, or within 45 days of the date notice of the local board's action was sent, whichever is later.

    Tennessee Comptroller of the Treasury, State Board of Equalization · Verified October 24, 2026

  • State realty transfer tax

    When the deed is recorded, a tax of $0.37 per $100 is paid. It is generally based on the consideration paid or the value of the property, whichever is greater. The grantee or transferee (the buyer in a sale) is responsible for paying it. The register of the county where the deed is offered for recording collects it.

    Tennessee Department of Revenue, Recordation Tax Manual (March 2023) · Verified October 24, 2026

The homes here

Housing in Tennessee

What homes there are in Tennessee, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

In Tennessee, 7 in 10 homes are single-family detached houses; in the U.S., 6.

Year built

The typical home in Tennessee was built in 1987, 7 years after the typical one in the U.S..

There is more room for a big family here: 66% of homes have 3 bedrooms or more, against 61% in the U.S..

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes

The largest group of owner-occupied homes in Tennessee is worth between $300K and $500K: 28%.

Monthly rent with utilities

The most common rent in Tennessee is between $1,000 and $1,499 a month: that is where 33% of rented homes sit.

With a mortgage

$1,566 a month

United States: $1,963 a month

Without a mortgage

$464 a month

United States: $638 a month

Owners with a mortgage

58%

United States: 61%

The typical cost for an owner with a mortgage in Tennessee is $1,566 a month, less than in the U.S. ($1,963); without one, $464.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

From 2015–2019 to 2020–2024, the typical home value in Tennessee rose 72%; in the U.S., it rose 53%.

The typical rent in Tennessee rose 37% over the same time; in the U.S., it rose 33%.

Housing prices ran ahead of income in Tennessee: typical income rose 31%, against +72% for home values and +37% for rent.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureTennesseeUnited States
Rental vacancy 6.1%5.5%
Homeowner vacancy 0.9%0.9%
More than one person per room 2.2%3.4%
People per household 2.452.53
Drive alone 76%69%
Carpool 8%9%
Public transit 0%3%
Walk or bike 1%3%
Work from home 13%15%
Other means 1%2%
Typical commute 20 to 29 minutes20 to 29 minutes

Open rentals in Tennessee look like those in the U.S.: the rental vacancy rate is 6.1%.

More than one person per room: that is how 2.2% of households in Tennessee live, less than in the U.S. (3.4%).

Much as in the U.S., a household in Tennessee has 2.45 people on average.

In Tennessee, 76% of workers drive alone to work; in the U.S., 69%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Places

Explore the counties in Tennessee

Sort by any column or type a name. The 25 most populous are shown; the button reveals the rest.

See the counties page

Source: American Community Survey (ACS) 5-year estimates Average 2020–2024 American Community Survey (ACS) 5-year estimates Source: FHA mortgage limits (HUD) Data from 2026 data FHA mortgage limits (HUD) Source: Fair Market Rents (HUD) Fiscal year 2027 Fair Market Rents (HUD)

Calculator

Work out your payment in Tennessee

Start from the typical home value in Tennessee, $286,700, and this week’s average rate. Move the price and the down payment to see your monthly payment. If you already visited a county, the calculator uses its numbers.

More math for Tennessee

$
%

Estimated monthly payment

$2,273

FHA loan over 30 years, with estimated taxes and insurance.

See the full calculation

Prices and risks

Three official measures that help you decide: how much home prices have changed according to FHFA, how prices compare with the national average according to BEA, and how many homes sit in a flood zone according to FEMA.

Home prices

How have home prices changed?

According to the FHFA House Price Index, home prices in Tennessee rose 114% in the 10 years through 2025.

Price change each year

Period Tennessee United States
In 2025 +2.4% +2.9%
5 years (2020–2025) +60% +47%
10 years (2015–2025) +114% +85%

The index follows the prices of the same homes over time (sales and appraisals on loans bought or guaranteed by Fannie Mae and Freddie Mac). It is not the average price of a home. FHFA considers its annual state indexes experimental.

Source: FHFA House Price Index (HPI) Data from 2025 data FHFA House Price Index (HPI)

Cost of living

How expensive are prices here?

According to the Bureau of Economic Analysis (BEA), in 2024 prices in Tennessee were 8% lower than the U.S. average. Housing rents were 21% lower than nationwide.

Category Tennessee United States Versus the U.S.
All prices Consumer goods and services 91.9 100.0 8% less
Housing rents What renters pay 79.1 100.6 21% less
Water, power and gas Water, sewer, electricity and gas 72.1 98.4 27% less
Goods Food, clothing, transportation and more 96.2 99.6 3% less
Other services Services other than rent 95.1 100.1 5% less

BEA expresses each index as a percentage of the average U.S. price level: a higher number means higher prices, and a lower one, lower prices.

Source: Regional price parities (BEA) Data from 2024 data Regional price parities (BEA)

Flooding

Is there a flood risk?

According to FEMA, in Tennessee 1.6% of homes (41,905) are in a high-risk flood zone. Of those homes, 25% have NFIP flood insurance.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. 44 CFR 59.1
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. 42 U.S.C. 4012a
  • Most homeowners insurance does not cover flood damage. FEMA, FloodSmart
Tennessee United States
Homes in a high-risk zone 1.6% 3.5%
Of those, with NFIP insurance 25% 48%
All homes with NFIP insurance 0.7% 2.9%

The NFIP is the federal flood insurance program; private policies are not counted. FEMA counts homes with its National Structure Inventory. We add up the county figures FEMA publishes.

Look up your address on FEMA’s map Source: Homes with flood insurance (NFIP, FEMA) As of August 3, 2026 Homes with flood insurance (NFIP, FEMA)

Places

Cities in Tennessee

The 16 most populous cities with a page. Each one compares its prices and rents with its county.

See the other cities (97)

    Help to buy

    Assistance programs in Tennessee

    Our list has 2 official programs that help you buy in Tennessee. Each card says what kind of help it gives and when we checked its official page.

    See all 2 programs
    1. Great Choice Plus

      Tennessee state agency help with the down payment and closing costs alongside the Great Choice mortgage: $6,000 or $10,000 forgivable over 10 years with no payments, or up to 5% of the price (maximum $15,000) as a 30-year second mortgage. Offered by Tennessee Housing Development Agency (THDA).

      ForgivableRepayable Verified November 5, 2026

    2. Citywide DPA

      Only in: Memphis, Shelby County

      City of Memphis help with the down payment and closing costs of a new or existing home within the city, for incomes up to 80% of the area median; the page does not state the amount. Offered by City of Memphis Office of Down Payment Assistance (DPA).

      Type not stated Verified November 5, 2026

    Tenant rights

    Tenant rights in Tennessee

    Tennessee law answers 3 of these 5 questions, each answer with its citation. Where it says “Data not available”, we have not verified it against the source yet.

    A summary of state law, not legal advice. Cities may have additional rules.

    See every right

    1. How much can they charge for a deposit?

      Data not available

    2. When must they return my deposit?

      Data not available

    3. If I fall behind on rent, what notice must I get?

      Where Tennessee's URLTA applies (17 counties), if you break the rental agreement, for example by not paying rent, the landlord may give you a written notice saying what you failed to do. If it can be fixed by paying the rent or another amount you owe under the agreement, the notice may tell you that the agreement will end if you do not fix it within 14 days after you receive it.

      T.C.A. §66-28-505(a)(1)-(2)

    4. How much notice ends a month-to-month rental?

      Where Tennessee's URLTA applies (17 counties), you or the landlord may end a month-to-month tenancy with a written notice given at least 30 days before the rent due date named in the notice.

      T.C.A. §66-28-512(b)

    5. Are there limits on late fees?

      Where Tennessee's URLTA applies (17 counties), you have a five-day grace period that starts on the day rent is due, and that day counts. If the last day falls on a Sunday or legal holiday, the landlord cannot charge a late fee if you pay on the next business day. A late fee cannot exceed 10% of the past-due rent.

      T.C.A. §66-28-201(d)

    Three generations of a family gather on the porch of their home.

    Help and advice

    Who can help you in Tennessee?

    You do not have to do this alone. A HUD-approved housing counselor gives independent advice on buying, renting, late payments and credit, often free or at low cost.

    32 HUD-approved counseling agencies serve Tennessee; 9 say they serve you in Spanish. Choose your county to see the closest ones with their phone number.

    85 public housing authorities run Section 8 vouchers and public housing in Tennessee.

    See all 32 agencies See the housing agencies

    Who runs the help in Tennessee

    • Tennessee Housing Development Agency (THDA)

      The Tennessee Housing Development Agency (THDA) offers loan products through private-sector lending partners to help Tennesseans achieve homeownership. All THDA loans have 30-year, fixed-rate terms and offer down payment assistance as an optional second loan.

      The agency's official page · Verified October 24, 2026

    Where to file a complaint in Tennessee

    • Where to file a housing discrimination complaint

      The Civil Rights Enforcement Division (CRED) of the Tennessee Attorney General's Office investigates alleged violations of the Tennessee Human Rights Act and the Tennessee Disability Act. These laws protect against discrimination in employment, housing, public accommodations and education. Depending on the claim, protected characteristics may include race, color, creed, sex, national origin, religion, familial status or disability. The quickest way to file is CRED's online complaint portal; a paper or Spanish form can be requested at CRED@ag.tn.gov or (615) 741-5825. All complaints must be filed within 180 days after the last discriminatory act.

      Tennessee Attorney General's Office, Civil Rights Enforcement Division (CRED) · Verified October 24, 2026

    • Help with insurance complaints or disputes

      The Consumer Insurance Services section of the Tennessee Department of Commerce and Insurance exists to educate consumers and mediate insurance-related disputes. Its educational programs cover many insurance issues, disaster assistance and referrals to special programs. Its primary responsibility is investigating and mediating insurance claims and other insurance disputes as a third-party mediator. Investigators determine whether the insurance company or producer is acting in accordance with Tennessee laws, rules and regulations.

      Tennessee Department of Commerce and Insurance (TDCI), Consumer Insurance Services · Verified October 24, 2026

    Guides

    Guides for you in Tennessee

    We picked them with the numbers of Tennessee. Each one says why it can help you.

    Frequently asked questions about housing in Tennessee

    What is the FHA limit in Tennessee in 2026?

    In Tennessee, the FHA limit for a one-unit home runs from $541,287 to $1,029,250. The highest is in Cannon County.

    How much does a typical home cost in Tennessee?

    The typical home value in Tennessee is $286,700 (Average 2020–2024, U.S. Census). The highest is in Williamson County ($751,900) and the lowest in Lake County ($97,900).

    How much does it cost to rent in Tennessee?

    The typical rent in Tennessee is $1,189 a month (Average 2020–2024, U.S. Census).

    How much do you need to earn to rent a 2-bedroom apartment in Tennessee?

    At HUD's average fair market rent in Tennessee ($1,381, Fiscal year 2027), about $26.56 an hour working full time, so rent stays under 30% of income.

    How much is property tax in Tennessee?

    The typical property tax in Tennessee is $1,442 a year, about 0.5% of home value (Average 2020–2024, U.S. Census).

    Where can I find free help in Spanish to buy a home in Tennessee?

    There are 32 HUD-approved counseling agencies in Tennessee; 9 say they serve you in Spanish. Each county page lists the closest ones with their phone number.

    Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); Regional price parities (2024 data); Census Bureau cartographic boundary files (2024 data).