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City · 12,944 residents · Coffee County, Tennessee

Manchester , Tennessee

In Manchester, a typical home is worth $237,400 and typical rent is $978 a month. Compared with all of Coffee County, typical rent is 7% higher, typical household income is 7% lower, and the share of households that own their home is 18 points lower.

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  • Typical home value

    $237,400

    4% below the county

    17% below Tennessee

    • Manchester
    • Coffee
    • Tennessee

  • Typical rent

    $978a month

    7% above the county

    18% below Tennessee

    • Manchester
    • Coffee
    • Tennessee

  • Typical household income

    $57,500a year

    7% below the county

    17% below Tennessee

    • Manchester
    • Coffee
    • Tennessee

  • Households that own their home

    51%

    18 points below the county

    15 points below Tennessee

    • Manchester
    • Coffee
    • Tennessee

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$321,798
1.4% more than 12 months ago
Typical rent
$1,489 a month

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Manchester is in Coffee County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Coffee County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Manchester apart

What this place has that others do not, from public data, most unusual first.

  1. Manchester has the 4th smallest share of rent-burdened renters of the 101 cities in Tennessee with more than 5,000 people (31%).

  2. 51% of households in Manchester own their home, against 69% in Coffee County.

  3. Nearby, in McMinnville, the typical home value is $182,200: 23% less than in Manchester ($237,400).

  4. Nearby, in McMinnville, the typical rent is $791: 19% less than in Manchester ($978).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Manchester

What homes there are in Manchester, 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

As in Coffee County, most homes in Manchester are detached houses (69%).

Year built

By age, homes in Manchester look like those in Coffee County: the typical year built is 1985.

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
Monthly rent with utilities

With a mortgage

$1,250 a month

Coffee County: $1,426 a month

Without a mortgage

$487 a month

Coffee County: $433 a month

Owners with a mortgage

60%

Coffee County: 53%

Owning costs less in Manchester: with a mortgage, the typical cost is $1,250 a month; in Coffee County, $1,426. Without one, $487.

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

The typical home value in Manchester rose 83% since 2015–2019, more than in Coffee County (74%).

The typical rent in Manchester rose 38% over the same time; in Coffee County, it rose 24%.

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

MeasureManchesterCoffee CountyTennesseeUnited States
Rental vacancy Unreliable estimateUnreliable estimate6.1%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.9%0.9%
More than one person per room Unreliable estimate1.5%2.2%3.4%
People per household 2.612.562.452.53
Drive alone 74%79%76%69%
Carpool 13%10%8%9%
Public transit Unreliable estimateUnreliable estimate0%3%
Walk or bike Unreliable estimateUnreliable estimate1%3%
Work from home 9%9%13%15%
Other means Unreliable estimateUnreliable estimate1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

By size, households in Manchester look like those in Coffee County: 2.61 people on average.

More people carpool to work in Manchester than in Coffee County: 13% against 10%.

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

Do the math

What would you pay each month for a home in Manchester?

A typical home costs more than the typical income allows

We start with a typical home in Manchester, worth $237,400, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 40% of the typical household income in Manchester, which is $57,500 a year. For that payment to be 28% of income, a household would need to earn about $82,180 a year.

The calculator's FHA and conventional loan limits are those of all of Coffee County.

Your numbers

Local data
$

Starts at the typical home value in Manchester. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $8,309 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$1,918

at 7.18% · 30 years

Loan amount
$233,100
Total interest
$335,376
Paid off in
November 2056

Includes $4,009 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,342 a month

  • Tight

    $1,342 to $1,725 a month

  • Hard

    more than $1,725 a month

    Your payment · 40%

Compared with the typical household income in Manchester ($57,500 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,918
Principal & interest$1,579
Property tax$135
Home insurance$99
FHA mortgage insurance (MIP)$105

You need at least $8,309 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Manchester and Coffee County

Manchester is in Coffee County, Tennessee. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Manchester's own numbers

Typical home value
$237,400
Typical monthly rent
$978
Typical yearly household income
$57,500
Households that own their home
51%
Effective property tax rate
0.68%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Coffee County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,088
Price change over 5 years (FHFA)
+72%
Homes in a high flood-risk zone
1.5%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Coffee County.

Everything about Coffee County

Buying

Buying a home in Manchester

A typical home in Manchester is worth $237,400: 4% below the county and 17% below Tennessee. With the typical household income in Manchester ($57,500 a year), a typical home costs 4.1 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Manchester 4.1 years
  • Coffee 4.0 years
  • Tennessee 4.1 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Coffee County

According to FHFA’s house price index, home prices in Coffee County rose 132% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Coffee County.

Period County Tennessee U.S.
Last year (2025) +3.6% +2.4% +2.9%
5 years (2020–2025) +72% +60% +47%
10 years (2015–2025) +132% +114% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Manchester next to Coffee County, Tennessee and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Manchester $237,400
  • Coffee $246,800
  • Tennessee $286,700
  • United States $332,700
Typical monthly rent
  • Manchester $978
  • Coffee $913
  • Tennessee $1,189
  • United States $1,413
Typical yearly household income
  • Manchester $57,500
  • Coffee $61,505
  • Tennessee $69,595
  • United States $80,734
See the full table
Manchester next to Coffee County and Tennessee
Measure Manchester Coffee County Tennessee U.S.
Typical home value $237,400 $246,800 $286,700 $332,700
Typical monthly rent $978 $913 $1,189 $1,413
Typical yearly household income $57,500 $61,505 $69,595 $80,734
Households that own their home 51% 69% 67% 65%
Typical yearly property tax $1,604 $1,407 $1,442 $3,119
Effective property tax rate 0.68% 0.57% 0.5% 0.94%
Renters with high rent for their income 31% 39% 49% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Coffee County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Manchester

For a typical $237,400 home in Manchester, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Manchester's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,918a month

    Least cash to close
    Down payment
    $8,309
    Cash to close
    $15,431
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $105

  • Conventional, 5% down $1,874a month

    Down payment
    $11,870
    Cash to close
    $18,992
    Rate
    7.18%
    Mortgage insurance
    PMI · $113

  • Conventional, 20% down, no PMI $1,520a month

    Down payment
    $47,480
    Cash to close
    $54,602
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,740a month

    Down payment
    $35,610
    Cash to close
    $42,732
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Manchester and for Coffee County.

Property tax

Effective rate in Manchester

0.68%of the home’s value each year

$1,604 a year for the typical owner in Manchester.

  • Manchester 0.68%
  • Coffee 0.57%
  • Tennessee 0.5%

What Tennessee publishes Property tax relief for older, disabled and disabled-veteran homeowners (Tennessee Comptroller of the Treasury, 2026 Property Tax Relief Program brochure)

Exemptions and deadlines in Tennessee

Flood risk in Coffee County

FEMA does not publish these numbers by city: they are for all of Coffee County.

Homes in the high-risk zone
1.5%
345
Of those, with NFIP insurance
18%
County Tennessee U.S.
Homes in the high-risk zone 1.5% 1.6% 3.5%
Of those, with NFIP insurance 18% 25% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Manchester

Typical rent in Manchester is $978 a month: 7% above the county. In Manchester, 31% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Coffee County, by unit size. To pay the 2-bedroom one ($1,088 a month) without spending more than 30% of your income, you would need to earn $20.92 an hour working full time.

HUD fair market rent for all of Coffee County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $873 $16.79 $34,920
1 bedroom $928 $17.85 $37,120
2 bedrooms $1,088 $20.92 $43,520
3 bedrooms $1,453 $27.94 $58,120
4 bedrooms $1,459 $28.06 $58,360

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Manchester

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Manchester is in ZIP code 37355.

For 2 bedrooms it is $1,110: $22 more than the fair market rent for Coffee County ($1,088).

  • 37355 $1,110$1,480

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Manchester when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Manchester

HUD lists 5 buildings with rents for lower incomes in Manchester. These are the largest.

  • Kingwood Arms Apartments 719 McMinnville Hwy, Manchester 37355 97 low-income homes · 1 bd: 94 · 2 bd: 3 · In service since 2017 · For older adults (931) 728-6481
  • Brookover Homes 100 W Short St, Manchester 37355 70 homes, 69 low-income · Run by Manchester Housing Authority · Average payment: $442 a month · Average wait: 46 months (931) 728-2596
  • Rivendell Apts Phase I 555 Expressway Dr, Manchester 37355 48 low-income homes · 1 bd: 12 · 2 bd: 24 · 3 bd: 12 · In service since 2004 · For people with disabilities, families
  • Rivendell Apts Phase II 555 Expressway Dr, Manchester 37355 48 low-income homes · 2 bd: 24 · 3 bd: 24 · In service since 2008 · For people with disabilities, families
  • Royal Gardens Apts 1525 Hills Chapel Rd, Manchester 37355 24 low-income homes · 1 bd: 8 · 2 bd: 16 · In service since 1991 · For families

See all 12 buildings in Coffee County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Manchester

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Coffee County. The nearest ones are below; many serve by phone or online.

A young woman and a young man point to a line in their notes beside a laptop in a library.

HUD counseling is free or low-cost

Assistance programs in Manchester

No down payment, repair or rent-help program on our list is for Manchester or Coffee County. The ones below are statewide in Tennessee: they work in Manchester the same as in the rest of the state.

Which programs do I qualify for? All programs in Tennessee

  • Great Choice Plus

    Statewide in Tennessee

    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

    See the program Official page

Housing counselors near Manchester

The HUD-approved agencies closest to the center of Manchester, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Dominion Financial Management

    661 Fitzhugh Blvd, Smyrna · 45 miles away

    • Mortgage delinquency and default
    • Budget and credit workshops
    • and 6 more
    615-220-5858x111

  • You Can Make It Home Ownership Center, Inc.

    660 Fitzhugh Blvd Ste 105, Smyrna · 45 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    (615) 355-0005

  • Life of Victory International Christian Ministries

    144 Bain Dr Ste 200, La Vergne · 47 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 3 more
    (615) 213-1468

All counseling agencies in Tennessee

Help in Spanish near Manchester

1 of the 3 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Manchester

HUD’s record names them for Manchester or Coffee County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

One other authority has an office in Coffee County: see the list Source: HUD

Cities

Other cities in Coffee County

These cities are also in Coffee County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Coffee County Housing in Tennessee

Nearby cities

The cities closest to Manchester, with the typical home value.

Neighboring counties

If Coffee County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Manchester.

All guides
A father and mother walk their son by the hand down the sidewalk.

Questions

Housing questions about Manchester

Short answers with the numbers for Manchester and all of Coffee County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Manchester?

The typical home value in Manchester is $237,400, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Coffee County it is $246,800.

How much does it cost to rent in Manchester?

Typical rent in Manchester is $978 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Coffee County is $1,088.

What is the FHA loan limit in Manchester?

Manchester uses the FHA limit for all of Coffee County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Manchester?

The typical homeowner in Manchester pays $1,604 a year, according to the U.S. Census Bureau. That is 0.68% of the home’s value; in Coffee County, the rate is 0.57%.

Where can I find free help to buy or rent in Manchester?

We found no HUD-approved counseling agencies with an office in Coffee County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).