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City · 5,631 residents · Carroll County, Tennessee

McKenzie , Tennessee

In McKenzie, a typical home is worth $154,500 and typical rent is $663 a month. Compared with all of Carroll County, typical household income is 28% lower, typical rent is 12% lower, and the share of households that own their home is 14 points lower.

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  • Typical home value

    $154,500

    8% above the county

    46% below Tennessee

    • McKenzie
    • Carroll
    • Tennessee

  • Typical rent

    $663a month

    12% below the county

    44% below Tennessee

    • McKenzie
    • Carroll
    • Tennessee

  • Typical household income

    $37,236a year

    28% below the county

    46% below Tennessee

    • McKenzie
    • Carroll
    • Tennessee

  • Households that own their home

    60%

    14 points below the county

    7 points below Tennessee

    • McKenzie
    • Carroll
    • Tennessee

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

Market now, with Zillow data

Zillow data
Typical home value
$188,902
3.2% more than 12 months ago

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

McKenzie is in Carroll 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 Carroll County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets McKenzie apart

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

  1. McKenzie has the 3rd lowest typical household income of the 113 cities in Tennessee with more than 5,000 people ($37,236).

  2. McKenzie has the 3rd largest share of rent-burdened renters of the 101 cities in Tennessee with more than 5,000 people (64%).

  3. McKenzie has the 4th lowest typical rent of the 109 cities in Tennessee with more than 5,000 people ($663).

  4. Nearby, in Humboldt, the typical home value is $102,300: 34% less than in McKenzie ($154,500).

  5. 60% of households in McKenzie own their home, against 75% in Carroll County.

  6. McKenzie has the 10th lowest typical home value of the 113 cities in Tennessee with more than 5,000 people ($154,500).

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

The homes here

Housing in McKenzie

What homes there are in McKenzie, 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

The detached house is still the most common home in McKenzie, but it weighs less than in Carroll County: 68% against 74%.

Year built

In McKenzie, half of the homes were built before 1972; in Carroll County, before 1977.

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

At least 100% of owner-occupied homes in McKenzie are worth less than $500,000, below the FHA loan limit for Carroll County ($541,287).

Monthly rent with utilities

With a mortgage

$1,128 a month

Carroll County: $1,102 a month

Without a mortgage

$383 a month

Carroll County: $372 a month

Owners with a mortgage

53%

Carroll County: 44%

In McKenzie, 53% of owners have a mortgage; their typical cost is $1,128 a month, about the same as in Carroll County.

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 McKenzie rose 64% since 2015–2019, about the same as in Carroll County (61%).

Since 2015–2019, the typical rent in McKenzie did not change clearly, according to the Census.

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

MeasureMcKenzieCarroll 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 estimateUnreliable estimate2.2%3.4%
People per household 2.242.382.452.53
Drive alone 70%80%76%69%
Carpool Unreliable estimate9%8%9%
Public transit Unreliable estimateUnreliable estimate0%3%
Walk or bike Unreliable estimateUnreliable estimate1%3%
Work from home 8%6%13%15%
Other means Unreliable estimateUnreliable estimate1%2%
Typical commute Unreliable estimateUnreliable estimate20 to 29 minutes20 to 29 minutes

Households in McKenzie are smaller: 2.24 people on average; in Carroll County, 2.38.

In McKenzie, 70% of workers drive alone to work; in Carroll County, 80%.

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 McKenzie?

A typical home costs more than the typical income allows

We start with a typical home in McKenzie, worth $154,500, 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 McKenzie, which is $37,236 a year. For that payment to be 28% of income, a household would need to earn about $52,655 a year.

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

Your numbers

Local data
$

Starts at the typical home value in McKenzie. 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 $5,408 (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

$1,229

at 7.18% · 30 years

Loan amount
$151,701
Total interest
$218,262
Paid off in
November 2056

Includes $2,609 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $869 a month

  • Tight

    $869 to $1,117 a month

  • Hard

    more than $1,117 a month

    Your payment · 40%

Compared with the typical household income in McKenzie ($37,236 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,229
Principal & interest$1,028
Property tax$68
Home insurance$64
FHA mortgage insurance (MIP)$68

You need at least $5,408 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

McKenzie and Carroll County

McKenzie is in Carroll 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).

McKenzie's own numbers

Typical home value
$154,500
Typical monthly rent
$663
Typical yearly household income
$37,236
Households that own their home
60%
Effective property tax rate
0.53%

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

Numbers for all of Carroll County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$995
Price change over 5 years (FHFA)
+71%
Homes in a high flood-risk zone
0.3%

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 Carroll County.

Everything about Carroll County

Buying

Buying a home in McKenzie

A typical home in McKenzie is worth $154,500: 8% above the county and 46% below Tennessee. With the typical household income in McKenzie ($37,236 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.

  • McKenzie 4.1 years
  • Carroll 2.7 years
  • Tennessee 4.1 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Carroll County

According to FHFA’s house price index, home prices in Carroll County rose 108% in the 10 years through 2025.

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

Period County Tennessee U.S.
Last year (2025) +9.0% +2.4% +2.9%
5 years (2020–2025) +71% +60% +47%
10 years (2015–2025) +108% +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

McKenzie next to Carroll 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
  • McKenzie $154,500
  • Carroll $142,400
  • Tennessee $286,700
  • United States $332,700
Typical monthly rent
  • McKenzie $663
  • Carroll $755
  • Tennessee $1,189
  • United States $1,413
Typical yearly household income
  • McKenzie $37,236
  • Carroll $51,787
  • Tennessee $69,595
  • United States $80,734
See the full table
McKenzie next to Carroll County and Tennessee
Measure McKenzie Carroll County Tennessee U.S.
Typical home value $154,500 $142,400 $286,700 $332,700
Typical monthly rent $663 $755 $1,189 $1,413
Typical yearly household income $37,236 $51,787 $69,595 $80,734
Households that own their home 60% 75% 67% 65%
Typical yearly property tax $825 $821 $1,442 $3,119
Effective property tax rate 0.53% 0.58% 0.5% 0.94%
Renters with high rent for their income 64% 43% 49% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Carroll 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 McKenzie

For a typical $154,500 home in McKenzie, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, McKenzie's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,229a month

    Least cash to close
    Down payment
    $5,408
    Cash to close
    $10,043
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $68

  • Conventional, 5% down $1,200a month

    Down payment
    $7,725
    Cash to close
    $12,360
    Rate
    7.18%
    Mortgage insurance
    PMI · $73

  • Conventional, 20% down, no PMI $970a month

    Down payment
    $30,900
    Cash to close
    $35,535
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,113a month

    Down payment
    $23,175
    Cash to close
    $27,810
    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 McKenzie and for Carroll County.

Property tax

Effective rate in McKenzie

0.53%of the home’s value each year

$825 a year for the typical owner in McKenzie.

  • McKenzie 0.53%
  • Carroll 0.58%
  • 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 Carroll County

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

Homes in the high-risk zone
0.3%
42
Of those, with NFIP insurance
7.1%
County Tennessee U.S.
Homes in the high-risk zone 0.3% 1.6% 3.5%
Of those, with NFIP insurance 7.1% 25% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in McKenzie

Typical rent in McKenzie is $663 a month: 12% below the county. In McKenzie, 64% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Carroll County, by unit size. To pay the 2-bedroom one ($995 a month) without spending more than 30% of your income, you would need to earn $19.13 an hour working full time.

HUD fair market rent for all of Carroll 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 $761 $14.63 $30,440
1 bedroom $788 $15.15 $31,520
2 bedrooms $995 $19.13 $39,800
3 bedrooms $1,234 $23.73 $49,360
4 bedrooms $1,556 $29.92 $62,240

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 McKenzie

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). McKenzie is in ZIP code 38201.

For 2 bedrooms it is $1,000: $5 more than the fair market rent for Carroll County ($995).

  • 38201 $1,000$1,220

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for McKenzie 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?

Free help

Help to buy or rent in McKenzie

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 Carroll County. The nearest ones are below; many serve by phone or online.

Two women and a girl laugh together at the bus stop.

HUD counseling is free or low-cost

Assistance programs in McKenzie

No down payment, repair or rent-help program on our list is for McKenzie or Carroll County. The ones below are statewide in Tennessee: they work in McKenzie 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 McKenzie

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

  • West Tennessee Legal Services, Inc.

    210 W Main St, Jackson · 40 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 8 more
    (731) 423-0616

  • West Tennessee Legal Services, Incorporated

    210 West Main Street, Jackson · 40 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 8 more
    731-423-0616-1250

  • Good Neighbor Foundation

    129 W Fowlkes St, Franklin · 92 miles away · Spanish

    Also serves in Arabic.

    • Mortgage delinquency and default
    • Home improvement and repairs
    • and 3 more
    (615) 610-4912

All counseling agencies in Tennessee

Help in Spanish near McKenzie

2 of the 3 agencies on this list say they serve 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 McKenzie

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

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

Cities

Nearby cities

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

Everything about Carroll County Housing in Tennessee

Neighboring counties

If Carroll 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 McKenzie.

All guides
A mother holds hands with her two daughters on the beach at sunset.

Questions

Housing questions about McKenzie

Short answers with the numbers for McKenzie and all of Carroll 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 McKenzie?

The typical home value in McKenzie is $154,500, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Carroll County it is $142,400.

How much does it cost to rent in McKenzie?

Typical rent in McKenzie is $663 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Carroll County is $995.

What is the FHA loan limit in McKenzie?

McKenzie uses the FHA limit for all of Carroll 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 McKenzie?

The typical homeowner in McKenzie pays $825 a year, according to the U.S. Census Bureau. That is 0.53% of the home’s value; in Carroll County, the rate is 0.58%.

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

We found no HUD-approved counseling agencies with an office in Carroll 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).