Cost of living in Tennessee
By Sol Lakein, founder of Slower Sundays. Updated November 2026.
Tennessee cities we cover
Tennessee next to New York and the US
- Everyday prices8% cheaper than averageUS average · New York metro 13% pricier
- Housing, rent included21% cheaper than averageUS average · New York metro 49% pricier
- 2-bedroom rent$1,306/mo16% less than the USUS $1,563 · New York metro $1,997
- Typical home for sale$429,4502% more than the USUS $419,250 · New York metro $742,000Mortgage $2,360/mo, US $2,304, New York metro $4,078. 20% down, 30-year fixed at 7.32%.
How affordable is Tennessee?
Are people moving to Tennessee?
- 2019-20+46,732
- 2020-21+46,401
- 2021-22+82,316
- 2022-23+60,397
- 2023-24+46,496
- 2024-25+42,389
Metro areas in Tennessee
Tennessee next to its neighbors
- 1Arkansas13% cheaper than average
- 2-bed rent
- $1,014
- Typical home
- $318,743
- Net moves
- +14,475
- 2Mississippi13% cheaper than average
- 2-bed rent
- $1,016
- Typical home
- $292,250
- Net moves
- -917
- 7Alabama11% cheaper than average
- 2-bed rent
- $1,103
- Typical home
- $325,000
- Net moves
- +23,358
- 12Kentucky10% cheaper than average
- 2-bed rent
- $1,089
- Typical home
- $307,775
- Net moves
- +7,269
Show 5 more
- 13Missouri9% cheaper than average
- 2-bed rent
- $1,121
- Typical home
- $300,000
- Net moves
- +14,028
- 14TennesseeThis state8% cheaper than average
- 2-bed rent
- $1,306
- Typical home
- $429,450
- Net moves
- +42,389
- 21North Carolina6% cheaper than average
- 2-bed rent
- $1,346
- Typical home
- $400,000
- Net moves
- +84,064
- 25Georgia4% cheaper than average
- 2-bed rent
- $1,524
- Typical home
- $389,750
- Net moves
- +27,333
- 36Virginia1% pricier than average
- 2-bed rent
- $1,673
- Typical home
- $455,953
- Net moves
- +6,268
Tennessee by the numbers
Every figure on this page, as tables
Tennessee next to New York and the US
| Place | Price level | Housing | Typical home | Monthly payment | 2-bedroom rent |
|---|---|---|---|---|---|
| Tennessee | 91.9 | 79.1 | $429,450 | $2,360 | $1,306 |
| United States | 100.0 | 100.0 | $419,250 | $2,304 | $1,563 |
| New York metro | 112.6 | 148.6 | $742,000 | $4,078 | $1,997 |
Tennessee cities we cover
| City | Typical home | Monthly payment | 2-bedroom rent | Price level |
|---|---|---|---|---|
| Chattanooga | $395,000 | $2,171 | $1,313 | 91.5 |
| Knoxville | $447,000 | $2,456 | $1,452 | 92.6 |
| Nashville | $533,995 | $2,935 | $1,666 | 96.3 |
Metro areas in Tennessee
| Metro | Price level | 2-bedroom rent | Typical home |
|---|---|---|---|
| Chattanooga, TN | 91.5 | $1,313 | $395,000 |
| Knoxville, TN | 92.6 | $1,452 | $447,000 |
| Nashville, TN | 96.3 | $1,666 | $533,995 |
Tennessee next to its neighbors
| State | Price level | 2-bedroom rent | Typical home | Net moves from other states |
|---|---|---|---|---|
| Tennessee | 91.9 | $1,306 | $429,450 | +42,389 |
| Alabama | 88.8 | $1,103 | $325,000 | +23,358 |
| Arkansas | 86.9 | $1,014 | $318,743 | +14,475 |
| Georgia | 96.3 | $1,524 | $389,750 | +27,333 |
| Kentucky | 90.2 | $1,089 | $307,775 | +7,269 |
| Missouri | 90.8 | $1,121 | $300,000 | +14,028 |
| Mississippi | 87.0 | $1,016 | $292,250 | -917 |
| North Carolina | 94.3 | $1,346 | $400,000 | +84,064 |
| Virginia | 101.1 | $1,673 | $455,953 | +6,268 |
Net moves from other states
| Year (July to July) | Net moves from other states |
|---|---|
| 2019-20 | +46,732 |
| 2020-21 | +46,401 |
| 2021-22 | +82,316 |
| 2022-23 | +60,397 |
| 2023-24 | +46,496 |
| 2024-25 | +42,389 |
States with a similar cost of living to Tennessee
Keep comparing
Tennessee cost of living: questions people ask
What is the cost of living in Tennessee?
Everyday prices in Tennessee run 8.1% below the US average, the 14th lowest of 51 states and DC (BEA, 2024). Housing costs, rent included, index at 79.1 against a US average of 100. The median listed home is $429,450 (Realtor.com, September 2026), about $2,360 a month in principal and interest. The median 2-bedroom rent is $1,306 a month, utilities included (Census, 2025). A $150,000 salary in New York buys the same as $122,425 in Tennessee.
Is Tennessee cheap or expensive to live in?
Cheaper than average. Tennessee's regional price parity is 91.9, so the same basket of goods, services and rent costs 8.1% less than the US average (BEA, 2024).
How much does a house cost in Tennessee?
The median listed home in Tennessee is $429,450 as of September 2026 (Realtor.com via FRED), against $419,250 nationally. That ranks 28th lowest of 50. With 20% down at 7.32%, principal and interest run about $2,360 a month.
How much is rent in Tennessee?
The median gross rent for a 2-bedroom in Tennessee is $1,306 a month, including utilities the renter pays, against $1,563 for the US (Census American Community Survey, 2025).
What salary in Tennessee equals $150,000 in New York?
About $122,425, using BEA regional price parities for Tennessee (91.9) and the New York metro (112.6), 2024.
Are people moving to Tennessee?
42,389 more people moved to Tennessee from other states than left between July 2024 and July 2025 (Census Bureau estimates).
Which Tennessee cities do you cover?
Chattanooga ($395,000), Knoxville ($447,000), Nashville ($533,995). Each has its own page with monthly costs, weather and flights.
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Notes on the numbers
- 1Everyday prices, housing costs and price levels: BEA regional price parities via FRED, 2024, where the US average is 100. In ranked lists, 1 is the cheapest.
- 2Homes: the typical home is the median listing price, Realtor.com via FRED, September 2026.
- 3Mortgage: Principal and interest on the median listed home with 20% down, 30-year fixed at 7.32% (Freddie Mac 30-year fixed average, week of October 22, 2026). Excludes taxes, insurance and HOA.
- 4Rent: Census ACS 2025 1-year, median gross rent for 2-bedroom units, including utilities.
- 5Net moves: US Census Bureau population estimates, net domestic migration, July to July.
- 6Affordability: our arithmetic on Census median gross rent (2025), Census median household income (2025) and Realtor.com median listing price (September 2026). Rank 1 is the most affordable.
Sources for this page
- Price level: BEA via FRED TNRPPALL, 2024
- Housing: BEA via FRED TNRPPSERVERENT, 2024
- Median listing: Realtor.com via FRED MEDLISPRITN, September 2026
- Household income: Census via FRED MEHOINUSTNA646N, 2025
- US median listing: Realtor.com via FRED MEDLISPRIUS, September 2026
- Net domestic migration 2024-25: https://planning.maryland.gov/MSDC/Documents/pop_estimate/estimates-post2010/table6.pdf (Census Vintage 2025 estimates via Maryland Dept of Planning Table 6; 2024-25 cross-checked vs https://files.hawaii.gov/dbedt/census/popestimate/2025/state-pop/NST-EST2025-COMP.pdf)
- Mortgage rate: Freddie Mac 30-year fixed average, week of October 22, 2026
- 2-bedroom rent: Census ACS 2025 1-year, median gross rent for 2-bedroom units (rent plus utilities)
- New York metro: Realtor.com via FRED MEDLISPRI35620; BEA via FRED RPPALL35620, 2024
- © Realtor.com, Housing Inventory Core Metrics (median listing price and median listing price per square foot), retrieved from FRED, Federal Reserve Bank of St. Louis