The 10 Cheapest Places To Live In Tennessee In 2024


The most affordable places to live in Tennessee for 2024 are La Follette, Rockwood, and Lawrenceburg according to Saturday Night Science.

You might think Tennessee cities are all about high-end country music stars and expensive real estate. But let’s clear up that misconception.

Many of the cities in Tennessee offer a low cost of living, making them some of the most affordable places around.

From the vibrant streets of Nashville to the soulful corners of Memphis, the Volunteer State offers an array of cheap places to live that won’t have you breaking your piggy bank.

Our methodology for identifying Tennessee’s cheapest places to live is straightforward. We use Saturday Night Science and Census data to consider multiple factors, including median home prices, average rent costs, and incomes. After comparing 98 cities, we arrived at this affordable list.


Table Of Contents: Top Ten | Methodology | Table | FAQs | Summary


Most Affordable Cities In Tennessee Map

What is the most affordable city in Tennessee for 2024? The most affordable city in Tennessee is La Follette.

Now grab yourself a slice of pecan pie and some Tennessee Whiskey, and read on to learn more about the cheapest places to live in Tennessee.

Check out some more reading about Tennessee and the cheapest places in the country:

The 10 Cheapest Places To Live In Tennessee For 2024

La Follette, TN

Source: Wikipedia User Brian Stansberry | CC BY 3.0
Overall SnackAbility

3
/10

Population: 7,349
Overall Cost Of Living Index: 75
Median Income: $35,705
Median Home Price: $143,885
Median Rent: $729

La Follette, located in Tennessee, is a city that offers an affordable cost of living for its residents. With a median home value of $143,885 and a median rent of $729, La Follette provides reasonable housing options for those looking to settle down.

LaFollette is a vibrant city that seamlessly blends growth and modern amenities with its small-town charm. LaFollette provides a delightful mix of mountainous landscapes, a nearby lake, and a forty-five-minute commute to Knoxville. Whether you’re a visitor or a potential resident, LaFollette welcomes you to experience its unique appeal and hopes you’ll choose to make it your home.

More on La Follette: Data | Crime | Cost Of Living | Real Estate

Rockwood, TN

Source: Wikipedia User Brian Stansberry | CC BY 3.0
Overall SnackAbility

4
/10

Population: 5,468
Overall Cost Of Living Index: 77
Median Income: $43,309
Median Home Price: $211,898
Median Rent: $708

Rockwood is not only our second most affordable city in The Volunteer State, the locals call it “The Place to be in Tennessee.” And that, folks, is because of the great people that live here and the fact that they are the 56th most affordable place to buy a home.

Located just off the 40 along the Clinch River, Rockwood is a must see for anyone looking to relocate to Tennessee.

More on Rockwood: Data | Crime | Cost Of Living | Real Estate

Lawrenceburg, TN

Source: Wikipedia User Christopher Hollis for Wdwic Pictures | GFDL
Overall SnackAbility

4
/10

Population: 11,592
Overall Cost Of Living Index: 78
Median Income: $37,644
Median Home Price: $219,030
Median Rent: $729

Lawrenceburg claimed the third place on our list of the cheapest cities in Tennessee. Located in the southern region of the state, its low $219,030 average home price and competitive $729 average rent rank 25th and 22nd respectively within Tennessee.

The city’s overall cost of living at 78 falls below the national and state average. Shiloh National Military Park is near Lawrenceburg for free fun to keep your wallet full.

More on Lawrenceburg: Data | Crime | Cost Of Living | Real Estate

Review Of Lawrenceburg by HomeSnacks User

I’m mighty proud to be from Lawrenceburg, The Dimple of the Universe. Best place in Tennessee. And by the way, those who don’t know where Hohenwald is…. it’s only about an hour away. Pulaski is maybe 20 minutes away. One more thing….. don’t mess with us!

Memphis, TN

Source: Wikipedia User Thomas R Machnitzki | GFDL
Overall SnackAbility

3
/10

Population: 630,027
Overall Cost Of Living Index: 80
Median Income: $48,090
Median Home Price: $144,868
Median Rent: $1,050

Memphis, a major city in the southwest corner of Tennessee, ranks as the fourth most affordable city in the state. Thanks to an overall cost of living index of 80 that sits well below the state average. With a $144,868 average home price, housing is 20 less than average in Tennessee.

That makes Bluff City a beacon for budget-conscious buyers,

More on Memphis: Data | Crime | Cost Of Living | Real Estate

Review Of Memphis by HomeSnacks User

I like the convenience of living in the up town area of Memphis. its close to many restaurants and venues and the house I have is fairly new. the problem with Memphis is that no matter where you live, theres a slum area nearby. you can be driving through a neighborhood with upscale housing and clean streets and all of a sudden there’s an area that definitely on the downgrade with abandoned houses, prostitutes, and trash laden streets.

wonderful music events and great food venues.

Humboldt, TN

Source: Public domain
Overall SnackAbility

2
/10

Population: 7,851
Overall Cost Of Living Index: 80
Median Income: $40,299
Median Home Price: $147,035
Median Rent: $728

Humboldt, north of I-40 near Jackson, ranks as the fifth most affordable city with living costs 11.1% below the state average and average home prices ranking sixth lowest in the state. A typical home in Humboldt costs approximately $147,035.

Renters benefit from Humboldt’s $40,299 average income to with $728 average rent.

More on Humboldt: Data | Crime | Cost Of Living | Real Estate

Review Of Humboldt by HomeSnacks User

I have lived in Tennessee for 46 years and I love it growing up in a small town where everyone knows your name knows who your parents are and always looking out for each other and being true neighbors. I live 45 mins from Humboldt it is a nice town I have 2 nephews and great nieces that live there

Harriman, TN

Source: Wikipedia User Brian Stansberry | CC BY 3.0
Overall SnackAbility

5
/10

Population: 6,000
Overall Cost Of Living Index: 80
Median Income: $45,458
Median Home Price: $213,706
Median Rent: $724

Harriman, located in eastern Tennessee 45 minutes from Knoxville, is the sixth cheapest city in Tennessee with a cost of living index at 80. The city’s 6,000 residents appreciate a housing market with average costs 31% below the state average.

The TVA Wetland Viewing Area and Trails and Kingston City Park offer free things to do on the weekends.

More on Harriman: Data | Crime | Cost Of Living | Real Estate

Madisonville, TN

Source: Wikipedia User Brian Stansberry | GFDL
Overall SnackAbility

4
/10

Population: 5,120
Overall Cost Of Living Index: 80
Median Income: $40,769
Median Home Price: $257,114
Median Rent: $697

Madisonville is loosely a Knoxville suburb about an hour south between Knoxville and Chattanooga. Madisonville is the seventh cheapest city in the Volunteer State. It’s easy to save money when home prices are $257,114 and the overall cost of living sits at 80, 11.1% lower than the Tennessee average.

Madisonville’s average income comes in at $40,769 per the latest Census and because the cost of living is so low, you’ll save more of it for weekend trips to Conasauga Falls Trail or Memphis In May International Festival.

More on Madisonville: Data | Crime | Real Estate

Union City, TN

Source: Public domain
Overall SnackAbility

5
/10

Population: 11,068
Overall Cost Of Living Index: 81
Median Income: $42,620
Median Home Price: $144,891
Median Rent: $700

You might want to have a job before you choose the eighth most affordable place to live in Tennessee, Union City. The unemployment rate here is way above the national average.

But, don’t let this scare you. You’d be doing yourself a favor if you moved to the UC because this city has a lot to offer. Discovery Park of America is located here and some of the best Tennessee BBQ at Bad Bob’s BBQ.

More on Union City: Data | Crime | Cost Of Living | Real Estate

Brownsville, TN

Source: Wikipedia User Thomas R Machnitzki ([email protected]) | GFDL
Overall SnackAbility

5
/10

Population: 9,739
Overall Cost Of Living Index: 81
Median Income: $38,662
Median Home Price: $151,683
Median Rent: $706

Another Memphis suburb, Brownsville ranks as the ninth cheapest place in the state. It’s an hour or so north of Memphis, halfway to Nashville.

The overall cost of living index of 81 includes low index values for utilities, services, and healthcare. The Hatchie National Wildlife Refuge provides affordable outdoor fun for the family.

More on Brownsville: Data | Crime | Cost Of Living | Real Estate

Covington, TN

Source: Wikipedia User Thomas R Machnitzki | GFDL
Overall SnackAbility

5
/10

Population: 8,644
Overall Cost Of Living Index: 81
Median Income: $44,384
Median Home Price: $175,849
Median Rent: $843

In Tipton County, you’ll find the tenth cheapest city in the state – Covington. It just made it onto the list with a manageable 81 overall cost of living index 9 points lower than the state average.

The home price to income ratio of 3.96 places 20th best statewide. That means you have more of your income to spend on quality ingredients for hot fried chicken and BBQ.

More on Covington: Data | Crime | Cost Of Living | Real Estate

Review Of Covington by HomeSnacks User

I am from Covington, TN. I am extremely proud of where I was raised because it made a humble man with intentions of building the community.

Cheapest places to live in Tennessee FAQs

The county in Tennessee with the lowest cost of living is Carroll County. The average living wage in Carroll County is $73,333 according to MIT data. Carroll County has the lowest cost of living because it has relatively less expensive childcare and housing costs compared to Tennessee as a whole. Childcare costs $10,572 a year in Carroll County for two children compared to the Tennessee average of $12,473. Housing costs, defined as a blend of the average rent and average mortgage payment, are $7,956 per year in Carroll County compared to $10,853 on average in Tennessee.

The cost of living in Tennessee is 12.2% lower than the US average. According to MIT, the required living wage for a family of four with two working parents in Tennessee is $78,800 vs the national average for a family of four with two working parents of $89,744. The median income of a Tennessee household is $54,833.

The cheapest housing market in Tennessee is Humboldt. The average home value in Humboldt is $84,600, the lowest in the state. The average home value in Tennessee is $177,600, almost 2.1 times higher than Humboldt.

Methodology: How we determined the most affordable places to live in the Volunteer State for 2024

Map Of The Cheapest Places To Live In Tennessee
Determining affordability for places in Tennessee boils down to how much it costs to live here.

You need to understand your costs relative to what people in the rest of the state are paying.

With that logic in mind, we derived several cost of living statistics from the latest Census American Community Survey 2018-2022 for Tennessee using Saturday Night Science. We indexed the cost of living statistics across the following categories:

  • Housing
  • Transportation
  • Services
  • Groceries
  • Healthcare
  • Utilities

These are then weighted together to produce an overall cost of living index where 100 is the United States average. Anything below 100 is relatively affordable. Anything over 100 is relatively expensive.

We applied the biggest weight to housing as it typically accounts for 25% or more of your budget. Additionally, housing costs are the highest variant cost across a state. We then compare these cost of living metrics for each place in Tennessee to figure out which is the least expensive.

The “Cost of Living Index” allows you to rank all of the 98 places in Tennessee that have more than 5,000 people from least expensive to most expensive. Any ties went to the larger city.

The place in Tennessee with the lowest cost of living according to the data is La Follette.

We updated this article for 2024. This report reflects our tenth time ranking the cheapest places to live in Tennessee.

Tennessee Affordabilility Summary

This is an accurate list of the most affordable places to live in Tennessee for 2024, if you’re looking at the cost of living numbers in Tennessee.

The cheapest cities in Tennessee are La Follette, Rockwood, Lawrenceburg, Memphis, Humboldt, Harriman, Madisonville, Union City, Brownsville, and Covington.

Here’s a look at the most expensive cities in Tennessee according to the data:

  1. Brentwood
  2. Thompson’s Station
  3. Nolensville

For more Tennessee reading, check out:

Cheapest Places To Live In Tennessee

Rank City Population Cost Of Living Index Median Income Home Prices Rent
1 La Follette 7,349 75 $35,705 $143,885 $729
2 Rockwood 5,468 77 $43,309 $211,898 $708
3 Lawrenceburg 11,592 78 $37,644 $219,030 $729
4 Memphis 630,027 80 $48,090 $144,868 $1,050
5 Humboldt 7,851 80 $40,299 $147,035 $728
6 Harriman 6,000 80 $45,458 $213,706 $724
7 Madisonville 5,120 80 $40,769 $257,114 $697
8 Union City 11,068 81 $42,620 $144,891 $700
9 Brownsville 9,739 81 $38,662 $151,683 $706
10 Covington 8,644 81 $44,384 $175,849 $843
11 Pulaski 8,301 81 $41,585 $234,571 $807
12 Lexington 7,927 81 $45,877 $191,622 $719
13 Savannah 7,206 81 $40,200 $171,551 $724
14 McKenzie 5,608 81 $38,628 $169,167 $647
15 Bolivar 5,197 81 $36,348 $135,889 $822
16 Knoxville 191,857 82 $48,309 $339,691 $1,043
17 Paris 10,311 82 $39,378 $182,391 $739
18 Ripley 7,794 82 $39,454 $136,891 $688
19 Newport 6,850 82 $35,784 $197,359 $750
20 Sweetwater 6,310 82 $38,750 $235,894 $619
21 Dyersburg 16,170 83 $50,550 $148,257 $724
22 McMinnville 13,756 83 $42,130 $232,009 $720
23 Bristol 27,307 84 $49,130 $208,878 $746
24 Lewisburg 12,376 84 $45,938 $279,150 $833
25 Martin 10,823 84 $38,235 $190,865 $746
26 Lenoir City 10,291 84 $53,100 $368,722 $923
27 Milan 8,165 84 $42,909 $166,736 $726
28 Henderson 6,326 84 $44,077 $157,637 $672
29 Dunlap 5,443 84 $42,188 $224,978 $828
30 Shelbyville 23,676 85 $50,694 $285,526 $882
31 Millington 10,558 85 $49,543 $226,046 $1,044
32 Dayton 7,139 85 $54,511 $229,513 $752
33 Lafayette 5,555 85 $40,240 $247,931 $842
34 Ashland City 5,213 85 $69,974 $320,987 $1,242
35 Kingsport 55,415 86 $48,228 $230,055 $772
36 Columbia 42,474 86 $58,110 $347,595 $1,068
37 Greeneville 15,458 86 $46,473 $212,344 $661
38 Portland 13,177 86 $68,315 $306,039 $989
39 Manchester 12,325 86 $53,639 $296,307 $871
40 Crossville 12,099 86 $44,375 $287,358 $740
41 Alcoa 11,095 86 $63,580 $283,927 $1,017
42 Clinton 10,060 86 $63,706 $291,859 $861
43 Fayetteville 7,026 86 $45,391 $228,303 $716
44 Church Hill 7,016 86 $65,518 $231,699 $940
45 Kingston 5,987 86 $67,637 $308,377 $727
46 Morristown 30,574 87 $39,547 $232,083 $814
47 East Ridge 22,040 87 $53,103 $241,145 $1,024
48 Sevierville 17,986 87 $49,449 $374,979 $969
49 Soddy-Daisy 13,091 87 $64,119 $322,092 $945
50 Red Bank 11,919 87 $59,027 $287,926 $1,009
51 Jefferson City 8,391 87 $48,212 $270,307 $780
52 Erwin 6,026 87 $40,670 $200,144 $606
53 Mount Carmel 5,486 87 $64,971 $238,849 $744
54 Cleveland 47,725 88 $52,468 $280,069 $922
55 Dickson 16,051 88 $65,244 $315,729 $933
56 Athens 14,091 88 $50,150 $236,668 $795
57 Winchester 9,450 88 $58,054 $314,326 $796
58 Jackson 67,993 89 $48,058 $214,290 $1,007
59 Oak Ridge 31,535 89 $67,152 $283,423 $1,033
60 Tullahoma 21,107 89 $56,771 $264,990 $824
61 Springfield 18,775 89 $55,392 $311,432 $1,000
62 Munford 6,357 89 $89,397 $264,122 $1,117
63 Elizabethton 14,375 90 $44,252 $207,286 $725
64 Greenbrier 6,954 90 $94,280 $363,695 $1,083
65 La Vergne 38,553 91 $77,531 $335,140 $1,603
66 Cookeville 34,967 91 $48,094 $295,584 $855
67 Maryville 31,876 91 $74,610 $356,939 $1,070
68 Pigeon Forge 6,345 91 $53,380 $464,290 $858
69 Chattanooga 181,288 92 $57,703 $294,487 $1,066
70 Clarksville 167,882 92 $62,688 $298,690 $1,119
71 Gallatin 44,947 92 $68,548 $421,419 $1,250
72 Millersville 5,818 92 $67,445 $315,668 $1,191
73 Smyrna 53,760 93 $76,115 $383,291 $1,281
74 Atoka 10,070 93 $87,928 $333,000 $1,308
75 Nashville 684,103 94 $71,328 $428,714 $1,392
76 Johnson City 70,720 94 $53,173 $265,790 $893
77 Jonesborough 5,891 94 $68,802 $301,729 $1,036
78 Bartlett 57,481 95 $94,603 $323,963 $1,492
79 Lebanon 39,562 95 $63,698 $424,030 $1,151
80 White House 13,305 95 $85,404 $382,688 $1,305
81 Fairview 9,519 95 $82,344 $471,482 $1,150
82 Collegedale 11,001 96 $69,942 $393,856 $1,366
83 Murfreesboro 153,487 97 $70,451 $400,303 $1,272
84 Goodlettsville 17,500 97 $64,581 $386,325 $1,343
85 Oakland 9,139 98 $86,433 $339,678 $1,766
86 Spring Hill 51,319 101 $104,880 $494,066 $1,688
87 Hendersonville 61,589 102 $86,954 $492,503 $1,407
88 Mount Juliet 39,525 103 $108,066 $532,466 $1,774
89 Collierville 51,170 104 $129,729 $496,528 $1,488
90 Arlington 14,342 104 $116,409 $403,058 $1,725
91 Lakeland 13,811 104 $108,206 $436,028 $1,480
92 Germantown 41,094 111 $140,429 $477,703 $1,700
93 Farragut 23,795 114 $135,725 $639,373 $1,525
94 Franklin 83,630 115 $106,592 $851,106 $1,785
95 Signal Mountain 8,833 117 $132,639 $537,026 $1,670
96 Nolensville 14,444 120 $158,266 $772,828 $2,714
97 Thompson’s Station 7,426 121 $116,569 $737,448 $2,116
98 Brentwood 44,830 148 $181,576 $1,231,379 $2,459
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.