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City · 24,661 residents · Bedford County, Tennessee

Shelbyville , Tennessee

In Shelbyville, a typical home is worth $244,000 and typical rent is $1,056 a month. Compared with all of Bedford County, typical household income is 18% lower, the typical home value is 13% lower, and the share of households that own their home is 21 points lower.

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  • Typical home value

    $244,000

    13% below the county

    15% below Tennessee

    • Shelbyville
    • Bedford
    • Tennessee

  • Typical rent

    $1,056a month

    About the same as the county

    11% below Tennessee

    • Shelbyville
    • Bedford
    • Tennessee

  • Typical household income

    $55,073a year

    18% below the county

    21% below Tennessee

    • Shelbyville
    • Bedford
    • Tennessee

  • Households that own their home

    51%

    21 points below the county

    16 points below Tennessee

    • Shelbyville
    • Bedford
    • Tennessee

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

Market now, with Zillow data

Zillow data
Typical home value
$309,121
1.2% more than 12 months ago
Typical rent
$1,311 a month

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

Shelbyville is in Bedford 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 Bedford County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Shelbyville apart

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

  1. 51% of households in Shelbyville own their home, against 72% in Bedford County.

  2. Nearby, in Fayetteville, the typical rent is $779: 26% less than in Shelbyville ($1,056).

  3. The typical household income in Shelbyville is $55,073, 18% less than in Bedford County as a whole ($67,225).

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

The homes here

Housing in Shelbyville

What homes there are in Shelbyville, 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 Shelbyville, but it weighs less than in Bedford County: 69% against 76%.

Year built

The typical home in Shelbyville was built in 1985, 5 years before the typical one in Bedford County.

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

$1,225 a month

Bedford County: $1,461 a month

Without a mortgage

$451 a month

Bedford County: $481 a month

Owners with a mortgage

64%

Bedford County: 62%

The typical cost for an owner with a mortgage in Shelbyville is $1,225 a month, less than in Bedford County ($1,461); without one, $451.

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 Shelbyville gained value faster than in Bedford County: 96% against 86%.

Rents in Shelbyville rose at about the same pace as in Bedford County: 38% since 2015–2019, against 37%.

The typical household income in Shelbyville rose 32%: less than home values (+96%) and rent (+38%).

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

MeasureShelbyvilleBedford 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 estimate3.0%2.2%3.4%
People per household 2.642.642.452.53
Drive alone 74%75%76%69%
Carpool 18%13%8%9%
Public transit Unreliable estimateUnreliable estimate0%3%
Walk or bike Unreliable estimateUnreliable estimate1%3%
Work from home 7%11%13%15%
Other means Unreliable estimateUnreliable estimate1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

A household in Shelbyville has 2.64 people on average, about the same as in Bedford County (2.64).

Carpooling is common in Shelbyville: 18% of workers get to work that way, against 13% in Bedford 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 Shelbyville?

A typical home costs more than the typical income allows

We start with a typical home in Shelbyville, worth $244,000, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 42% of the typical household income in Shelbyville, which is $55,073 a year. For that payment to be 28% of income, a household would need to earn about $83,419 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Shelbyville. 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 $8,540 (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

$1,946

at 7.18% · 30 years

Loan amount
$239,581
Total interest
$344,700
Paid off in
November 2056

Includes $4,121 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,285 a month

  • Tight

    $1,285 to $1,652 a month

  • Hard

    more than $1,652 a month

    Your payment · 42%

Compared with the typical household income in Shelbyville ($55,073 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$1,946
Principal & interest$1,623
Property tax$114
Home insurance$102
FHA mortgage insurance (MIP)$108

You need at least $8,540 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

Shelbyville and Bedford County

Shelbyville is in Bedford 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).

Shelbyville's own numbers

Typical home value
$244,000
Typical monthly rent
$1,056
Typical yearly household income
$55,073
Households that own their home
51%
Effective property tax rate
0.56%

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

Numbers for all of Bedford County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,112
Price change over 5 years (FHFA)
+65%
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 Bedford County.

Everything about Bedford County

Buying

Buying a home in Shelbyville

A typical home in Shelbyville is worth $244,000: 13% below the county and 15% below Tennessee. With the typical household income in Shelbyville ($55,073 a year), a typical home costs 4.4 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.

  • Shelbyville 4.4 years
  • Bedford 4.2 years
  • Tennessee 4.1 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Bedford County

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

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

Period County Tennessee U.S.
Last year (2025) +2.8% +2.4% +2.9%
5 years (2020–2025) +65% +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

Shelbyville next to Bedford 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
  • Shelbyville $244,000
  • Bedford $281,200
  • Tennessee $286,700
  • United States $332,700
Typical monthly rent
  • Shelbyville $1,056
  • Bedford $1,051
  • Tennessee $1,189
  • United States $1,413
Typical yearly household income
  • Shelbyville $55,073
  • Bedford $67,225
  • Tennessee $69,595
  • United States $80,734
See the full table
Shelbyville next to Bedford County and Tennessee
Measure Shelbyville Bedford County Tennessee U.S.
Typical home value $244,000 $281,200 $286,700 $332,700
Typical monthly rent $1,056 $1,051 $1,189 $1,413
Typical yearly household income $55,073 $67,225 $69,595 $80,734
Households that own their home 51% 72% 67% 65%
Typical yearly property tax $1,371 $1,345 $1,442 $3,119
Effective property tax rate 0.56% 0.48% 0.5% 0.94%
Renters with high rent for their income 48% 47% 49% 51%

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

For a typical $244,000 home in Shelbyville, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Shelbyville's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $1,946a month

    Least cash to close
    Down payment
    $8,540
    Cash to close
    $15,860
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $108

  • Conventional, 5% down $1,902a month

    Down payment
    $12,200
    Cash to close
    $19,520
    Rate
    7.18%
    Mortgage insurance
    PMI · $116

  • Conventional, 20% down, no PMI $1,538a month

    Down payment
    $48,800
    Cash to close
    $56,120
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $1,763a month

    Down payment
    $36,600
    Cash to close
    $43,920
    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 Shelbyville and for Bedford County.

Property tax

Effective rate in Shelbyville

0.56%of the home’s value each year

$1,371 a year for the typical owner in Shelbyville.

  • Shelbyville 0.56%
  • Bedford 0.48%
  • 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 Bedford County

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

Homes in the high-risk zone
1.1%
233
Of those, with NFIP insurance
9.9%
County Tennessee U.S.
Homes in the high-risk zone 1.1% 1.6% 3.5%
Of those, with NFIP insurance 9.9% 25% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Shelbyville

Typical rent in Shelbyville is $1,056 a month: about the same as the county. In Shelbyville, 48% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Bedford County, by unit size. To pay the 2-bedroom one ($1,112 a month) without spending more than 30% of your income, you would need to earn $21.38 an hour working full time.

HUD fair market rent for all of Bedford 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 $850 $16.35 $34,000
1 bedroom $1,022 $19.65 $40,880
2 bedrooms $1,112 $21.38 $44,480
3 bedrooms $1,540 $29.62 $61,600
4 bedrooms $1,859 $35.75 $74,360

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 Shelbyville

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Shelbyville is in ZIP code 37160.

For 2 bedrooms it is $1,190: $78 more than the fair market rent for Bedford County ($1,112).

  • 37160 $1,190$1,550

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

HUD lists 16 buildings with rents for lower incomes in Shelbyville. These are the largest.

  • Tate and Eastside Apartments 316 Templeton St, Shelbyville 37160 190 low-income homes · For families (931) 684-1341, ext. 11
  • Brittany Hills Apts 200 S Maple St, Shelbyville 37160 112 low-income homes · Run by Shelbyville Housing Authority · Average payment: $468 a month · Average wait: 15 months · Homes at several sites (931) 684-1341
  • Parkway Apartments 406 Lane Pkwy, Shelbyville 37160 110 low-income homes · Run by Shelbyville Housing Authority · Average payment: $432 a month · Average wait: 12 months (931) 684-1341
  • Bedford Manor Apartments 400 Barksdale Ln, Shelbyville 37160 108 low-income homes · For families (931) 684-2900
  • Park Trail Apts 1601 Green Ln, Shelbyville 37160 108 low-income homes · 1 bd: 16 · 2 bd: 56 · 3 bd: 36 · In service since 2002 · For people with disabilities, families

See all 16 buildings in Bedford County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Shelbyville

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

A man listens closely, seated at a meeting table.

HUD counseling is free or low-cost

Assistance programs in Shelbyville

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

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

  • Life of Victory International Christian Ministries

    144 Bain Dr Ste 200, La Vergne · 36 miles away · Spanish

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

  • Dominion Financial Management

    661 Fitzhugh Blvd, Smyrna · 36 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 · 36 miles away

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

All counseling agencies in Tennessee

Help in Spanish near Shelbyville

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 Shelbyville

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

All housing agencies in Tennessee Source: HUD

Cities

Nearby cities

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

Everything about Bedford County Housing in Tennessee

Neighboring counties

If Bedford 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 Shelbyville.

All guides
Two parents walk hand in hand with their little daughter.

Questions

Housing questions about Shelbyville

Short answers with the numbers for Shelbyville and all of Bedford 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 Shelbyville?

The typical home value in Shelbyville is $244,000, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Bedford County it is $281,200.

How much does it cost to rent in Shelbyville?

Typical rent in Shelbyville is $1,056 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Bedford County is $1,112.

What is the FHA loan limit in Shelbyville?

Shelbyville uses the FHA limit for all of Bedford 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 Shelbyville?

The typical homeowner in Shelbyville pays $1,371 a year, according to the U.S. Census Bureau. That is 0.56% of the home’s value; in Bedford County, the rate is 0.48%.

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

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