These Are The 10 Best Places To Buy A House In Tennessee For 2019


Using science and data, we can tell you which places in Tennessee have seen home prices rising and people flocking over the past year.

Editor’s note: This is not investment advice and we are not financial advisers. Article updated for 2019.

Swipe left for slideshow. Article continues below.

There’s a the age old question everyone thinks about when they decide to move to a city in Tennessee:

Should I buy a place or rent?

Well, we aren’t here today to solve that problem for you exactly. We are just assuming you’ll do the right thing and a buy a place 😉

And while we are happy to tell you the best place to live in Tennessee, this analysis is going to tackle the question of the best place to buy a house as an investor. That is we are going to try and determine the up and coming cities in the Volunteer State.

To do that we are going to look at places in Tennessee that are growing faster than average, but where home prices are below average. In every day terms, the “deals”.

The best deal in Tennessee at the moment? That would be Shelbyville according to our analysis.

Here’s a look at the top ten places to buy a home in Tennessee for 2019:

  1. Shelbyville (Photos | Homes For Sale)
  2. La Vergne (Photos | Homes For Sale)
  3. Lenoir City (Photos | Homes For Sale)
  4. Fairview (Photos | Homes For Sale)
  5. Harriman (Photos | Homes For Sale)
  6. Nolensville (Photos | Homes For Sale)
  7. McMinnville (Photos | Homes For Sale)
  8. Lebanon (Photos | Homes For Sale)
  9. Murfreesboro (Photos | Homes For Sale)
  10. Mount Juliet (Photos | Homes For Sale)

The methodology that wen’t into this can be a bit complicated, so we’ll break it down for you in as much detail as we can below.

If you’re not worried about finding a deal on good places to live, check out the most expensive places to live in Tennessee and, for those of you on a budget, the cheapest places to live in Tennessee.

For more Tennessee reading, check out:

How do you determine the best places to buy a home in Tennessee for 2019?

We were in real estate for almost five years and have been working on this site for another three. Suffice is to say, we’ve put a lot of thought into what goes into finding a good place to buy a home.

So all that thinking has come to this moment where we get to spell out how we’d approach finding an up-and-coming place to live in Tennessee. Put differently, the analysis will try to find places in Tennessee with undervalued homes relative to pent up demand.

To do that we looked at the most recent American Community Survey Census data for 2013-2017 and compared it to the previous vintage (2012-2016). Specifically, we used the following criteria:

  • Y-o-Y Change In Population (People want to live here)
  • Y-o-Y Change In Median Home Prices (People are willing to pay for it)
  • Home Prices Relative To The State Average (It’s still kinda cheap)

We want places that are growing, have seen home prices increase in recent years, and are still “cheap” for Tennessee with the following caveats:

So of the 427 cities and towns in Tennessee, only 95 places made it through our initial filters to even be considered.

We then ranked each place from 1 to 95 for the criteria mentioned above with 1 being the best for that criteria. We averaged the rankings to create a “best place to buy” index with the place having the lowest index being the best.

Turns out that Shelbyville is the best potential gem in the not-so-rough in the Volunteer State.

Read on for more on these places.

Shelbyville, TN

Overall SnackAbility

3
/10

Population: 21,028
Median Home Price: $109,100
Population Change: 0.5%
Home Price Change: 4.7%
More on Shelbyville: PhotosHomes For Sale | Data

La Vergne, TN

Overall SnackAbility

6
/10

Population: 34,905
Median Home Price: $138,200
Population Change: 1.3%
Home Price Change: 5.7%
More on La Vergne: PhotosHomes For Sale | Data

Lenoir City, TN

Overall SnackAbility

4
/10

Population: 9,007
Median Home Price: $119,000
Population Change: 0.5%
Home Price Change: 5.5%
More on Lenoir City: PhotosHomes For Sale | Data

Native Americans were living in the Lenoir City area for thousands of years before the arrival of the first European settlers. On Bussell Island, which lies across the Tennessee River to the south, archaeologists have discovered evidence of habitation dating to as early as the Archaic Period. The island is also believed to have been the location of “Coste,” a village visited by Hernando de Soto in 1540. The Cherokee called the Lenoir City area Wa’ginsi, and believed it to be the home of a large serpent that brought bad luck to anyone who saw it. By the early 19th century, an early East Tennessee pioneer, Judge David Campbell, had laid claim to part of what is now Lenoir City, where he had built a log cabin and a gristmill.

Fairview, TN

Overall SnackAbility

5
/10

Population: 8,442
Median Home Price: $191,000
Population Change: 2.1%
Home Price Change: 11.0%
More on Fairview: PhotosHomes For Sale | Data

Fairview was incorporated on July 28, 1959, under the Uniform City Manager-Commission Charter as set out in Tennessee Code Annotated. Fairview was originally known as “Jingo.” Fairview city limits is located about one mile southwest from the Nashville-Davidson County line and has two interstates passing through it. With an average elevation of 800 feet above sea level, Fairview is about 150 feet higher than Nashville and surrounding suburbs which gives Fairview the advantage of being less flood prone.

Harriman, TN

Overall SnackAbility

2
/10

Population: 6,153
Median Home Price: $85,400
Population Change: -1.1%
Home Price Change: 8.1%
More on Harriman: PhotosHomes For Sale | Data

Harriman was founded as a Temperance Town in 1889 by temperance movement activists led by New York-born minister and plant manager Frederick Gates. Seeking a land venture that could attract industrial and economic development while avoiding the vice-driven pitfalls of late 19th century company towns, Gates and fellow prohibitionists chartered the East Tennessee Land Company in May 1889. In subsequent months, the company acquired several hundred thousand acres of land around what is now Harriman, including the plantation of Union Army colonel and state senator, Robert K. Byrd. The company’s early investors included 1888 Prohibition Party presidential candidate General Clinton B. Fisk, who served as the company’s first president, Quaker Oats co-founder Ferdinand Schumacher, and publishers Isaac K. Funk and A. W. Wagnalls.

Nolensville, TN

Overall SnackAbility

9
/10

Population: 7,119
Median Home Price: $386,500
Population Change: 5.9%
Home Price Change: 13.2%
More on Nolensville: PhotosHomes For Sale | Data

William Nolen, his wife, Sarah, and their five children were passing through the area in 1797 when their wagon wheel broke. Forced to stop and survey his surroundings, Nolen noted the rich soil and abundance of natural resources, and decided to make Nolensville his home. William Nolen purchased a portion of a land grant to Jason Thompson on which Nolensville was later built. In the early 19th century, a large migration from Rockingham, North Carolina, brought the Adams, Allen, Barnes, Cyrus, Fields, Glenn, Irion, Johnson, Peay, Scales, Taylor, Vernon, Wisener, Williams, and other families to the area. Built along Mill Creek, the town was incorporated in 1839.

Mcminnville, TN

Overall SnackAbility

5
/10

Population: 13,591
Median Home Price: $97,800
Population Change: -0.5%
Home Price Change: 5.7%
More on Mcminnville: PhotosHomes For Sale | Data

Lebanon, TN

Source: Public domain
Overall SnackAbility

5
/10

Population: 30,212
Median Home Price: $189,400
Population Change: 2.6%
Home Price Change: 6.9%
More on Lebanon: PhotosHomes For Sale | Data

The city was incorporated in 1801, and was named after the biblical cedars of Lebanon. Local residents have called Lebanon “Cedar City”, mostly a reference to the abundance of cedar trees in the area. The city is home to Cumberland University, a small, private four-year liberal arts institution.

Murfreesboro, TN

Overall SnackAbility

8
/10

Population: 126,188
Median Home Price: $198,800
Population Change: 3.4%
Home Price Change: 6.8%
More on Murfreesboro: PhotosHomes For Sale | Data

In 1811, the Tennessee State Legislature established a county seat for Rutherford County. The town was first named “Cannonsburgh” in honor of Newton Cannon, then Rutherford County’s member of the state legislature, but it was soon renamed “Murfreesboro” for Revolutionary War hero Colonel Hardy Murfree. Author Mary Noailles Murfree was his great-granddaughter.|As Tennessee settlement expanded to the west, the location of the state capital in Knoxville became inconvenient for most newcomers. In 1818, Murfreesboro was designated as the capital of Tennessee. Eight years later, however, it was itself replaced by Nashville.

Mount Juliet, TN

Overall SnackAbility

9
/10

Population: 31,397
Median Home Price: $238,700
Population Change: 5.2%
Home Price Change: 6.7%
More on Mount Juliet: PhotosHomes For Sale | Data

Mt. Juliet was formed in 1835 and incorporated as a city in 1972. According to the Mt. Juliet Chamber of Commerce, the name of the town has two possible explanations. One theory is that the town was named for Julia Gleaves, a person who was renowned for taking care of those in need within the community. The most widely accepted story is that Mt. Juliet is named for the Mount Juliet Estate, a manor house in County Kilkenny, Ireland. It is the only U.S. city with this name. I grew up there and an older gentleman that knew the local history told me that during prohibition the area was referred to as “Mint Julip” due to a brothel and speakeasy north of town. Later it was changed to Mount Juliet as that was a much more polite name. Unfortunately I have no verifiable source for this information.

There You Have It – The Best Places To Purchase A House In Tennessee for 2019

There’s our analysis of the best places to buy a house in Tennessee. And, to be clear, we aren’t necessarily saying these places are the best places to live, just that it looks like they might be in a couple of years based on the data.

In fact, every place in the following table meets our criteria, so even though it may not look super long, remember we started off with all 427 places in the state.

So if we’d could rent or buy in these cities, we’d definitely buy.

For more Tennessee reading, check out:

Detailed List Of The Best Places To Buy A Home In Tennessee

City Rank Median Home Price Population Change Home Price Increase
Shelbyville 1 $109,100 0.5% 4.7%
La Vergne 2 $138,200 1.3% 5.7%
Lenoir City 3 $119,000 0.5% 5.5%
Fairview 4 $191,000 2.1% 11.0%
Harriman 5 $85,400 -1.1% 8.1%
Nolensville 6 $386,500 5.9% 13.2%
Mcminnville 7 $97,800 -0.5% 5.7%
Lebanon 8 $189,400 2.6% 6.9%
Murfreesboro 9 $198,800 3.4% 6.8%
Mount Juliet 10 $238,700 5.2% 6.7%
Columbia 11 $126,000 1.4% 3.1%
Millersville 12 $159,700 2.4% 5.1%
Brownsville 13 $104,000 -1.1% 10.4%
Rockwood 14 $75,600 -0.5% 3.3%
Spring Hill 15 $237,700 4.7% 5.3%
Winchester 16 $131,300 -0.4% 10.7%
Hendersonville 17 $228,900 1.0% 8.4%
Lawrenceburg 18 $86,400 0.4% 0.8%
Smyrna 19 $160,800 3.3% 3.4%
Fayetteville 20 $101,700 -0.8% 5.0%
Franklin 21 $362,300 3.3% 5.7%
Jonesborough 22 $156,500 0.8% 4.7%
Knoxville 23 $124,500 0.3% 3.5%
Portland 24 $131,100 1.1% 2.3%
Bolivar 25 $97,000 -2.3% 6.8%
Goodlettsville 26 $196,300 0.5% 10.3%
Greenbrier 27 $142,100 0.5% 3.8%
Hartsville/trousdale County 28 $128,000 10.1% -0.9%
Alcoa 29 $122,300 3.1% 0.3%
Church Hill 30 $130,900 -0.6% 6.2%
Atoka 31 $181,400 0.9% 5.2%
Lewisburg 32 $90,800 0.7% -1.5%
Sevierville 33 $173,300 1.1% 4.2%
Bristol 34 $115,700 -0.2% 3.4%
Clarksville 35 $143,400 1.0% 2.4%
Gallatin 36 $172,700 3.2% 2.4%
Morristown 37 $111,200 0.2% 2.0%
Athens 38 $144,100 -0.7% 9.4%
Brentwood 39 $582,800 1.6% 4.9%
Erwin 40 $101,100 -1.3% 3.9%
Sweetwater 41 $113,700 -0.6% 3.2%
Farragut 42 $343,200 1.3% 4.4%
Arlington 43 $217,300 0.7% 4.6%
Memphis 44 $94,200 -0.2% 0.5%
Savannah 45 $89,300 -0.9% 2.1%
Springfield 46 $133,700 0.3% 2.5%
Red Bank 47 $131,700 -0.4% 3.8%
Paris 48 $89,700 -1.1% 2.3%
Henderson 49 $119,700 -3.9% 6.2%
Cleveland 50 $159,200 0.5% 2.8%
Cookeville 51 $160,600 0.9% 2.4%
Elizabethton 52 $122,700 -1.5% 5.7%
Collierville 53 $286,700 2.0% 2.9%
White House 54 $178,000 1.5% 2.1%
Forest Hills 55 $802,500 0.1% 9.9%
East Ridge 56 $119,000 -0.6% 2.4%
Humboldt 57 $75,500 -1.2% 0.9%
Munford 58 $153,700 -0.3% 3.6%
Loudon 59 $105,500 -0.1% -0.8%
Manchester 60 $112,100 0.4% -3.4%
Kingston 61 $148,900 -0.5% 3.7%
Dayton 62 $108,500 0.5% -4.7%
Jackson 63 $131,800 -0.3% 2.4%
Clinton 64 $155,400 -0.3% 3.6%
Millington 65 $107,900 0.0% -2.7%
Chattanooga 66 $153,900 0.5% 1.2%
Greeneville 67 $131,400 -0.9% 2.7%
Collegedale 68 $191,400 4.4% -1.5%
Tullahoma 69 $116,300 -0.8% 1.2%
Crossville 70 $139,300 -0.2% 1.8%
Dunlap 71 $130,400 -0.1% 0.5%
Pulaski 72 $96,200 -1.0% -0.7%
Oakland 73 $168,400 3.3% -4.0%
Dickson 74 $138,600 0.2% 0.7%
Pigeon Forge 75 $169,100 0.9% 0.1%
Milan 76 $101,900 -1.1% 0.9%
Signal Mountain 77 $337,800 0.1% 3.7%
Johnson City 78 $160,500 0.3% 1.1%
Mckenzie 79 $90,600 -3.5% 0.8%
Bartlett 80 $172,300 0.6% 0.6%
Union City 81 $87,600 -1.3% -1.2%
Newport 82 $89,600 -1.1% -3.0%
Jefferson City 83 $113,900 -1.2% 1.4%
Kingsport 84 $136,000 -0.3% 0.9%
Covington 85 $88,500 -1.1% -9.7%
Ripley 86 $88,500 -1.2% -3.4%
Mount Carmel 87 $132,200 -0.7% 1.4%
Maryville 88 $193,200 0.2% 1.7%
La Follette 89 $59,600 -2.1% -7.2%
Lexington 90 $101,500 -0.8% -9.5%
Dyersburg 91 $99,900 -1.2% -3.8%
Germantown 92 $302,800 0.0% 2.2%
Lakeland 93 $249,700 0.7% -0.9%
Oak Ridge 94 $149,000 -0.9% -0.6%
Martin 95 $121,400 -1.7% -3.4%

About Chris Kolmar

Chris Kolmar has been in the real estate business for almost ten years now. He originally worked for Movoto Real Estate as the director of marketing before founding HomeSnacks.

He believes the key to finding the right place to live comes down to looking at the data, reading about things to do, and, most importantly, checking it out yourself before you move.

If you've been looking for a place to live in the past several years, you've probably stumbled upon his writing already.

You can find out more about him on LinkedIn or his website.

Leave a Reply

Your email address will not be published. Required fields are marked *