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City · 13,844 residents · Warren County, Tennessee

McMinnville , Tennessee

In McMinnville, a typical home is worth $182,200 and typical rent is $791 a month. Compared with all of Warren County, typical household income is 15% lower, the typical home value is 6% lower, and the share of households that own their home is 23 points lower.

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  • Typical home value

    $182,200

    6% below the county

    36% below Tennessee

    • McMinnville
    • Warren
    • Tennessee

  • Typical rent

    $791a month

    4% below the county

    33% below Tennessee

    • McMinnville
    • Warren
    • Tennessee

  • Typical household income

    $47,179a year

    15% below the county

    32% below Tennessee

    • McMinnville
    • Warren
    • Tennessee

  • Households that own their home

    50%

    23 points below the county

    17 points below Tennessee

    • McMinnville
    • Warren
    • Tennessee

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

Market now, with Zillow data

Zillow data
Typical home value
$252,152
1.5% more than 12 months ago
Typical rent
$799 a month

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

McMinnville is in Warren 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 Warren County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets McMinnville apart

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

  1. 50% of households in McMinnville own their home, against 72% in Warren County.

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

The homes here

Housing in McMinnville

What homes there are in McMinnville, 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 McMinnville, but it weighs less than in Warren County: 64% against 72%.

Year built

In McMinnville, half of the homes were built before 1973; in Warren County, before 1979.

Homes in McMinnville are smaller: 53% have 3 bedrooms or more; in Warren County, 67%.

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

With an FHA limit of $541,287, at least 95% of owner-occupied homes in McMinnville sit below it: they are worth less than $500,000.

Monthly rent with utilities

By rent, most homes in McMinnville cost less than HUD's 2-bedroom fair market rent ($1,051): about 77%.

With a mortgage

$1,015 a month

Warren County: $1,138 a month

Without a mortgage

$369 a month

Warren County: $374 a month

Owners with a mortgage

54%

Warren County: 48%

The typical cost for an owner with a mortgage in McMinnville is $1,015 a month, less than in Warren County ($1,138); without one, $369.

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

Since 2015–2019, homes in McMinnville gained value faster than in Warren County: 85% against 72%.

Since 2015–2019, the typical rent in McMinnville rose 24%, less than in Warren County (29%).

The typical household income in McMinnville rose 31% over that time; home values changed +85% and rent +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

MeasureMcMinnvilleWarren 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 estimate4.3%2.2%3.4%
People per household 2.492.562.452.53
Drive alone 68%79%76%69%
Carpool 19%13%8%9%
Public transit Unreliable estimateUnreliable estimate0%3%
Walk or bike Unreliable estimateUnreliable estimate1%3%
Work from home 10%6%13%15%
Other means Unreliable estimateUnreliable estimate1%2%
Typical commute 10 to 19 minutesUnreliable estimate20 to 29 minutes20 to 29 minutes

By size, households in McMinnville look like those in Warren County: 2.49 people on average.

Carpooling is common in McMinnville: 19% of workers get to work that way, against 13% in Warren County.

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 McMinnville?

A typical home costs more than the typical income allows

We start with a typical home in McMinnville, worth $182,200, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 37% of the typical household income in McMinnville, which is $47,179 a year. For that payment to be 28% of income, a household would need to earn about $62,226 a year.

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

Your numbers

Local data
$

Starts at the typical home value in McMinnville. 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 $6,377 (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

$1,452

at 7.18% · 30 years

Loan amount
$178,900
Total interest
$257,395
Paid off in
November 2056

Includes $3,077 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,101 a month

  • Tight

    $1,101 to $1,415 a month

  • Hard

    more than $1,415 a month

    Your payment · 37%

Compared with the typical household income in McMinnville ($47,179 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,452
Principal & interest$1,212
Property tax$84
Home insurance$76
FHA mortgage insurance (MIP)$81

You need at least $6,377 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

McMinnville and Warren County

McMinnville is in Warren 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).

McMinnville's own numbers

Typical home value
$182,200
Typical monthly rent
$791
Typical yearly household income
$47,179
Households that own their home
50%
Effective property tax rate
0.55%

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

Numbers for all of Warren County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,051
Price change over 5 years (FHFA)
+76%
Homes in a high flood-risk zone
1.1%

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 Warren County.

Everything about Warren County

Buying

Buying a home in McMinnville

A typical home in McMinnville is worth $182,200: 6% below the county and 36% below Tennessee. With the typical household income in McMinnville ($47,179 a year), a typical home costs 3.9 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.

  • McMinnville 3.9 years
  • Warren 3.5 years
  • Tennessee 4.1 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Warren County

According to FHFA’s house price index, home prices in Warren County rose 142% in the 10 years through 2025.

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

Period County Tennessee U.S.
Last year (2025) +7.5% +2.4% +2.9%
5 years (2020–2025) +76% +60% +47%
10 years (2015–2025) +142% +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

McMinnville next to Warren 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
  • McMinnville $182,200
  • Warren $192,900
  • Tennessee $286,700
  • United States $332,700
Typical monthly rent
  • McMinnville $791
  • Warren $827
  • Tennessee $1,189
  • United States $1,413
Typical yearly household income
  • McMinnville $47,179
  • Warren $55,487
  • Tennessee $69,595
  • United States $80,734
See the full table
McMinnville next to Warren County and Tennessee
Measure McMinnville Warren County Tennessee U.S.
Typical home value $182,200 $192,900 $286,700 $332,700
Typical monthly rent $791 $827 $1,189 $1,413
Typical yearly household income $47,179 $55,487 $69,595 $80,734
Households that own their home 50% 72% 67% 65%
Typical yearly property tax $1,001 $805 $1,442 $3,119
Effective property tax rate 0.55% 0.42% 0.5% 0.94%
Renters with high rent for their income 49% 45% 49% 51%

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

For a typical $182,200 home in McMinnville, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, McMinnville's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,452a month

    Least cash to close
    Down payment
    $6,377
    Cash to close
    $11,843
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $81

  • Conventional, 5% down $1,419a month

    Down payment
    $9,110
    Cash to close
    $14,576
    Rate
    7.18%
    Mortgage insurance
    PMI · $87

  • Conventional, 20% down, no PMI $1,147a month

    Down payment
    $36,440
    Cash to close
    $41,906
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,315a month

    Down payment
    $27,330
    Cash to close
    $32,796
    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 McMinnville and for Warren County.

Property tax

Effective rate in McMinnville

0.55%of the home’s value each year

$1,001 a year for the typical owner in McMinnville.

  • McMinnville 0.55%
  • Warren 0.42%
  • 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 Warren County

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

Homes in the high-risk zone
1.1%
190
Of those, with NFIP insurance
12%
County Tennessee U.S.
Homes in the high-risk zone 1.1% 1.6% 3.5%
Of those, with NFIP insurance 12% 25% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in McMinnville

Typical rent in McMinnville is $791 a month: 4% below the county. In McMinnville, 49% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Warren County, by unit size. To pay the 2-bedroom one ($1,051 a month) without spending more than 30% of your income, you would need to earn $20.21 an hour working full time.

HUD fair market rent for all of Warren 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 $798 $15.35 $31,920
1 bedroom $803 $15.44 $32,120
2 bedrooms $1,051 $20.21 $42,040
3 bedrooms $1,252 $24.08 $50,080
4 bedrooms $1,381 $26.56 $55,240

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 McMinnville

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). McMinnville is in ZIP code 37110.

For 2 bedrooms it is $1,050: $1 less than the fair market rent for Warren County ($1,051).

  • 37110 $1,050$1,250

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

HUD lists 8 buildings with rents for lower incomes in McMinnville. These are the largest.

  • Hardaway Homes 301 Hardaway St, McMinnville 37110 422 low-income homes · For families (931) 473-3286
  • Beersheeba Heights Towers 420 E Main St, McMinnville 37110 101 homes, 100 low-income · 1 bd: 91 · 2 bd: 9 · In service since 2010 · For older adults (931) 473-4909
  • Mcminnville Arms Apts 932 Old Smithville Rd, McMinnville 37110 100 low-income homes · For families (931) 473-8353
  • Orchard View Apts 89 Northwood Ln, McMinnville 37110 64 low-income homes · 1 bd: 12 · 2 bd: 32 · 3 bd: 20 · In service since 2008 · For people with disabilities, families
  • Westside Manor Apartments 411 W End Ave, McMinnville 37110 51 low-income homes · For families (931) 473-3058

See all 8 buildings in Warren County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in McMinnville

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

An older man and his daughter go over papers with a professional.

HUD counseling is free or low-cost

Assistance programs in McMinnville

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

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

  • Crossville Housing Authority

    67 Irwin Ave, Crossville · 46 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (931) 484-2990

  • You Can Make It Home Ownership Center, Inc.

    660 Fitzhugh Blvd Ste 105, Smyrna · 47 miles away

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

  • Dominion Financial Management

    661 Fitzhugh Blvd, Smyrna · 47 miles away

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

All counseling agencies in Tennessee

Help in Spanish near McMinnville

None 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 McMinnville

HUD lists no housing authority with an office in Warren County. One in a neighboring county or the state’s may serve the area.

All housing agencies in Tennessee Source: HUD

Cities

Nearby cities

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

Everything about Warren County Housing in Tennessee

Neighboring counties

If Warren 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 McMinnville.

All guides
A family roasts marshmallows over a campfire at a forest campsite.

Questions

Housing questions about McMinnville

Short answers with the numbers for McMinnville and all of Warren 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 McMinnville?

The typical home value in McMinnville is $182,200, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Warren County it is $192,900.

How much does it cost to rent in McMinnville?

Typical rent in McMinnville is $791 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Warren County is $1,051.

What is the FHA loan limit in McMinnville?

McMinnville uses the FHA limit for all of Warren 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 McMinnville?

The typical homeowner in McMinnville pays $1,001 a year, according to the U.S. Census Bureau. That is 0.55% of the home’s value; in Warren County, the rate is 0.42%.

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

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