Quick answer
Across Tennessee's top-scoring places the median home value is $446,800, rent $1,726/month and household income $111,424. A rough rule: buying the median home with 20% down needs roughly $117,000 a year in household income — so $50,000 is tight. Renting at the median needs about $69,040.
Median home value
$446,800
Top-scoring places
Median rent
$1,726/mo
Household income
$111,424
Violent crime / 100k
499
Tennessee, 2025
Population change
+2.2%
Tracked places + counties
Home value change
+11.0%
State wage income tax
None
Home value ÷ income
4.0×
| Place | Score | Home value | Rent | Income | Pop. change |
|---|---|---|---|---|---|
| Spring Hill, TN | 81 | $452,400 | $1,738 | $106,658 | +4.4% |
| Farragut, TN | 79 | $513,100 | $1,691 | $142,402 | +2.2% |
| Mount Juliet, TN | 71 | $423,000 | $1,875 | $107,847 | +3.3% |
| Germantown, TN | 67 | $441,200 | $1,760 | $144,799 | -0.7% |
| Franklin, TN | 66 | $646,300 | $1,861 | $115,000 | +2.3% |
| Brentwood, TN | 63 | $926,700 | $2,497 | $184,720 | +1.0% |
| Place | Score | Home value | Rent | Income | Pop. change |
|---|---|---|---|---|---|
| Loudon County | 78 | $292,600 | $995 | $80,296 | +2.7% |
| Van Buren County | 75 | $149,200 | $705 | $60,281 | +1.8% |
| Williamson County | 75 | $673,700 | $1,895 | $131,202 | +2.3% |
| Sumner County | 72 | $364,000 | $1,339 | $86,005 | +1.9% |
| Wilson County | 72 | $397,000 | $1,370 | $94,048 | +3.0% |
| Maury County | 68 | $307,500 | $1,206 | $74,162 | +2.8% |
Verdict factors to check before you decide
- 1Price the whole address: taxes, insurance, utilities and HOA, not just the listing.
- 2Confirm the exact city, county and school assignment for the address.
- 3Drive the commute at the hours you will actually travel.
- 4Check flood, heat and storm exposure on official maps.
- 5Compare crime at the jurisdiction level, then visit at night.
Frequently asked questions
Can You Live in Tennessee on $50K a Year?
Across Tennessee's top-scoring places the median home value is $446,800, rent $1,726/month and household income $111,424. A rough rule: buying the median home with 20% down needs roughly $117,000 a year in household income — so $50,000 is tight. Renting at the median needs about $69,040.
What are the best places to live in Tennessee?
In the Smart Movers Club app, the top-scoring Tennessee cities are Spring Hill, Farragut, Mount Juliet, Germantown, Franklin, and the top counties are Loudon County, Van Buren County, Williamson County, Sumner County. Scores combine income, housing, growth, employment and education.
Does Tennessee have a state income tax?
Tennessee does not tax wage income at the state level. Property, sales and other local taxes still apply, so compare the full cost.
Where does this data come from?
Figures come from the Smart Movers Club app, which compiles U.S. Census Bureau American Community Survey estimates and FBI state crime rates. Census figures are survey estimates, not live listing prices.
