Cheapest Places To Live In Tennessee For 2020


We used data and science to determine which places in Tennessee go easy on your wallet.

Editor’s Note: We updated this article for 2020. This is our sixth time ranking the cheapest places to live in Tennessee.

You don't get named the Tennessee 'Tight'-ans if you're not located in a state that's affordable. And folks, there are plenty of affordable cities in The Volunteer State.

Yes, learning the value of the dollar is important, but you don't want to stress about it daily when looking for an affordable Tennessee neighborhood, a job that will make your momma proud, the best bathtub Tennessee moonshine, and that good 'ol fashioned hometown Tennessee appeal.

Most people think that Tennessee cities are only filled with a bunch of fancy Nashville country singers, people who walk, not run, in Memphis, and a bunch of Chattanooga Moon Pie fanatics. And if you ask any Tennessean, they will say that their corner of the country capital of the world is the best. Heck, there's a reason people like Elvis and Dolly set up shop here.

While we think it has a little something' to do with the great Tennessee people and good country Tennessee livin', the economically savvy in Tennessee know that to be truly be the best, the state must have the nicest, most affordable places to call home.

Tennessee cities have a lot to offer to all income levels; and surprisingly, there are cities in this great state that won't break your bank. So, grab yourself a slice of pecan pie and some Tennessee Whiskey, and read on.

Tennessee's strong economy, gold star housing prices, and average cost of living make its cities very desirable. So one can imagine how difficult it was for us to narrow down the cities in Tennessee that won't break your bank; but also, don't scream Dollar Store cheap.

Drum roll... .what is the most affordable city in Tennessee for 2020? Break out the whiskey and moonshine and give a warm, hearty 'Bless Your Heart' cheers to Rockwood, the cheapest place in Tennessee!

And if you care about home values, cost of living, and gold star quality of life, take a look at the list below to see where your Tennessee salary will let you live like a true country star.

And if you already knew these places were cheap, check out some more reading about Tennessee and the cheapest places in the country:

The 10 Cheapest Places To Live In Tennessee For 2020

Rockwood, TN

Overall SnackAbility

4
/10

Population: 5,419
Rank Last Year: 5 (Up 4)
Home Price To Income Ratio: 2.5x (13th most affordable)
Income To Rent Ratio: 60.0x (39th cheapest)
More On Rockwood: Real Estate | Crime Rate | Cost Of Living

Rockwood is not only our 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 13th 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.

The median household income in Rockwood comes in at $33,039 and the median home value is $81,100 for 2020. The unemployment rate sits at 8.7%.

Lewisburg, TN

Overall SnackAbility

3
/10

Population: 11,638
Rank Last Year: 6 (Up 4)
Home Price To Income Ratio: 2.2x (6th most affordable)
Income To Rent Ratio: 59.0x (43rd cheapest)
More On Lewisburg: Real Estate | Crime Rate | Cost Of Living

If you head 50 miles South of Nashville and stop 52 miles North of Huntsville, Alabama--right smack dab in the middle Tennessee--you will land in our second most affordable place, Lewisburg.

Lewisburg's big claim to fame, outside of being our sixth cheapest place to buy a home, is that they are truly "The Center of Southern Middle of Tennessee."

The median household income in Lewisburg comes in at $40,736 and the median home value is $90,200 for 2020. The unemployment rate sits at 10.7%.

Manchester, TN

Overall SnackAbility

6
/10

Population: 10,561
Rank Last Year: 1 (Down 2)
Home Price To Income Ratio: 2.4x (9th most affordable)
Income To Rent Ratio: 68.2x (18th cheapest)
More On Manchester: Real Estate | Crime Rate | Cost Of Living

If you've ever been to the Bonnaroo Music Festival, you know that there are many reasons to pack up a moving truck and move to Manchester in Coffee County.

However, we think that the main reason that you should move to Tennessee's third least expensive city is that the median income here is $49,383 making it the ninth most affordable place to buy a home.

The median household income in Manchester comes in at $49,383 and the median home value is $116,600 for 2020. The unemployment rate sits at 2.4%.

Bolivar, TN

Overall SnackAbility

4
/10

Population: 5,002
Rank Last Year: 39 (Up 35)
Home Price To Income Ratio: 2.7x (22nd most affordable)
Income To Rent Ratio: 64.1x (23rd cheapest)
More On Bolivar: Real Estate | Crime Rate | Cost Of Living

Just a couple of steps northeast of Memphis is the fourth cheapest place to live in Tennessee, Bolivar.

Bolivar made the biggest jump up our list, moving 35 spots North. Not only did this little city of 5002 residents make its mark as the 22nd most affordable place to buy a home in Tennessee for 2020, it was named for the South American revolutionary leader Simon Bolivar.

The median household income in Bolivar comes in at $35,442 and the median home value is $94,000 for 2020. The unemployment rate sits at 17.4%.

Dunlap, TN

Overall SnackAbility

4
/10

Population: 5,083
Rank Last Year: 8 (Up 3)
Home Price To Income Ratio: 2.5x (15th most affordable)
Income To Rent Ratio: 67.4x (19th cheapest)
More On Dunlap: Real Estate | Crime Rate | Cost Of Living

If you want to buy your forever home in Tennessee's fifth cheapest place to live, Dunlap, you're going to have to make at least $44,773/year. But don't worry, this city in Sequatchie County scored an 8/10 on our SnackAbility index for jobs and the current unemployment rate in this Tennessee gem is well below the national average.

The median household income in Dunlap comes in at $44,773 and the median home value is $112,200 for 2020. The unemployment rate sits at 3.4%.

Lexington, TN

Source: Public domain
Overall SnackAbility

5
/10

Population: 7,735
Rank Last Year: 4 (Down 2)
Home Price To Income Ratio: 2.6x (20th most affordable)
Income To Rent Ratio: 68.8x (16th cheapest)
More On Lexington: Real Estate | Crime Rate | Cost Of Living

Located on the banks of Beech Lake is our sixth most affordable place to live in Tennessee, Lexington.

Lexington's "where the North meets the South vibe" is only one of the great things about this city of 7735 because this place is also our 16th most affordable place to rent. So, if you just want to test the waters in this lake town, renting is a great option.

The median household income in Lexington comes in at $43,288 and the median home value is $111,900 for 2020. The unemployment rate sits at 10.5%.

Munford, TN

Overall SnackAbility

7
/10

Population: 5,998
Rank Last Year: 7 (No Change)
Home Price To Income Ratio: 2.1x (2nd most affordable)
Income To Rent Ratio: 86.3x (3rd cheapest)
More On Munford: Real Estate | Crime Rate | Cost Of Living

If you know you want to move to Tennessee, but you don't quite have the funds to buy a home, you should definitely give Munford a look. This city in Tipton County is the third cheapest in terms of income to rent ratio.

We have a feeling, however, that after you experience Munford's low cost of living you will change your rental situation to a permanent one, and Munford will need to add one more to their current population of 5998 happy residents.

The median household income in Munford comes in at $73,364 and the median home value is $155,200 for 2020. The unemployment rate sits at 10.1%.

Hartsville/Trousdale County, TN

Overall SnackAbility

4
/10

Population: 9,573
Rank Last Year: 31 (Up 23)
Home Price To Income Ratio: 2.5x (16th most affordable)
Income To Rent Ratio: 73.8x (11th cheapest)
More On Hartsville/trousdale County: Real Estate

The eighth cheapest place to live in Tennessee, Hartsville, checks all the boxes. It's super affordable, it has great schools, and there are a bunch of fun things to do here that won't break your bank.

The median home prices in Hartsville are on the pricier side at $133,200, but it's the 11th best city to rent. So, turn that frown upside down because Hartsville is doable if you can find a job that pays close to $52,864/year.

This charming city with only 9573 residents is one of the best kept secrets in Trousdale County.

The median household income in Hartsville/trousdale County comes in at $52,864 and the median home value is $133,200 for 2020. The unemployment rate sits at 9.7%.

Union City, TN

Source: Public domain
Overall SnackAbility

5
/10

Population: 10,478
Rank Last Year: 3 (Down 6)
Home Price To Income Ratio: 2.8x (29th most affordable)
Income To Rent Ratio: 60.6x (38th cheapest)
More On Union City: Real Estate | Cost Of Living

You might want to have a job before you choose the ninth 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.

The median household income in Union City comes in at $33,461 and the median home value is $93,800 for 2020. The unemployment rate sits at 7.9%.

Portland, TN

Overall SnackAbility

5
/10

Population: 12,539
Rank Last Year: 24 (Up 14)
Home Price To Income Ratio: 2.4x (11th most affordable)
Income To Rent Ratio: 66.1x (21st cheapest)
More On Portland: Real Estate | Crime Rate | Cost Of Living

And bringing up the rear is Tennessee's tenth cheapest place to live, Portland. You've probably heard of Portland already because this Tennessee city is always in the headlines. They are one of Tennessee's best cities for singles, one of the state's best cities for families, and now they're on the map for being one of the most affordable.

And, folks, we just think they're bees knees because they are the 11th best place in Tennessee for home price to income ratio.

The median household income in Portland comes in at $55,829 and the median home value is $135,100 for 2020. The unemployment rate sits at 5.4%.

How We Determined The Most Affordable Places To Live In The Volunteer State For 2020

Map Of The Cheapest Places To Live In Tennessee
The two most important things to think about when it comes to being able to afford if you can live comes down to:

  1. How much do money do I make?
  2. How much do I have spend to live there?

You need to understand your costs in the context of how much money you make.

For example, if the median household earns $100,000 and spends $40,000 on housing it's actually cheaper to live there than a place with a median income of $50,000 and housing costs of $21,000. You might spend more on housing, but you have more money overall to play with.

With that example in mind, we derived several statistics from the latest Census American Community Survey 2014-2018 around incomes and costs. They are:

  • Median Home Price / Median Income (lower is better)
  • Median Income / Median Rent (Higher is better)
  • Median Home Price

We added simply median home price because high home prices generally correlate with higher expenses for all costs related to homes (heating, electricity, etc).

You can then compare these metrics in each of the places in Tennessee to figure out which is the least expensive.

What you are left with is a "Cost of Living Index" by taking the average rank of each of these metrics for each city.

So we used that cost of living index in order to rank all of the 96 places in Tennessee that have more than 5,000 people.

The place with the lowest cost of living in Tennessee according to the data is Rockwood. You can download the data here.

There You Have It Mr. Or Mrs. Tennessee Cheapskate

If you're looking at the cost of living numbers in Tennessee, this is an accurate list of the most affordable places to live in Tennessee for 2020.

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

  1. Athens
  2. Sevierville
  3. Crossville

For more Tennessee reading, check out:

The Most Affordable Places To Live In Tennessee

Rank City CheapScore Population Home/Income Ratio Income/Rent Ratio
1 Rockwood 18.33 5,419 2.5x 60.0x
2 Lewisburg 18.67 11,638 2.2x 59.0x
3 Manchester 19.0 10,561 2.4x 68.2x
4 Bolivar 19.67 5,002 2.7x 64.1x
5 Dunlap 20.33 5,083 2.5x 67.4x
6 Lexington 20.5 7,735 2.6x 68.8x
7 Munford 22.67 5,998 2.1x 86.3x
8 Hartsville/trousdale County 24.33 9,573 2.5x 73.8x
9 Union City 26.5 10,478 2.8x 60.6x
10 Portland 26.67 12,539 2.4x 66.1x
11 Atoka 29.33 9,139 2.1x 74.5x
12 Humboldt 30.33 8,226 2.1x 49.1x
13 Millington 30.67 10,720 2.3x 56.8x
14 Winchester 32.0 8,578 2.9x 78.8x
15 La Follette 32.33 6,911 2.1x 46.8x
16 Millersville 32.67 6,570 2.5x 74.7x
17 Milan 32.67 7,703 2.7x 57.7x
18 Lawrenceburg 33.0 10,684 2.7x 53.5x
19 Mckenzie 33.67 5,363 2.7x 53.3x
20 Mount Carmel 34.33 5,327 2.9x 71.9x
21 Dyersburg 34.33 16,559 2.7x 55.5x
22 Loudon 34.33 5,687 2.8x 59.1x
23 White House 34.33 11,513 2.5x 74.5x
24 Bartlett 36.0 58,828 2.1x 62.1x
25 Church Hill 36.67 6,681 3.0x 73.3x
26 Paris 36.67 10,042 2.8x 54.7x
27 Oak Ridge 37.0 29,030 2.9x 70.3x
28 Lakeland 37.67 12,628 2.5x 84.7x
29 Collierville 38.0 49,610 2.6x 91.0x
30 Tullahoma 39.0 19,669 3.0x 62.5x
31 Bristol 39.33 26,766 3.0x 61.1x
32 Ripley 39.67 8,023 2.8x 49.1x
33 Pulaski 40.5 7,652 2.8x 52.8x
34 Sweetwater 41.0 5,870 3.1x 61.8x
35 Henderson 41.0 6,247 3.0x 56.6x
36 Memphis 41.67 653,248 2.5x 44.2x
37 Germantown 41.67 39,164 2.8x 84.0x
38 Soddy-Daisy 41.67 13,460 3.0x 62.9x
39 Mcminnville 42.5 13,650 2.9x 51.2x
40 Savannah 43.33 6,964 3.1x 58.1x
41 Brownsville 44.67 9,715 2.9x 51.1x
42 East Ridge 45.33 21,134 2.8x 53.6x
43 Smyrna 45.67 48,361 2.9x 62.5x
44 Kingston 45.67 5,821 3.1x 68.3x
45 Newport 46.67 6,757 4.0x 59.3x
46 Clarksville 48.33 150,602 2.8x 56.0x
47 La Vergne 48.67 35,237 2.4x 52.4x
48 Shelbyville 48.67 21,319 2.9x 52.3x
49 Harriman 50.0 6,136 3.2x 53.3x
50 Spring Hill 50.33 37,830 2.9x 65.6x
51 Greeneville 51.33 14,896 3.7x 61.6x
52 Jonesborough 51.67 5,321 3.0x 60.9x
53 Elizabethton 51.67 13,555 3.4x 57.7x
54 Arlington 52.0 11,689 2.3x 54.9x
55 Fayetteville 52.0 6,987 3.1x 51.4x
56 Alcoa 52.33 9,633 3.0x 53.8x
57 Springfield 52.33 16,787 3.0x 56.7x
58 Jefferson City 52.33 8,235 3.3x 55.7x
59 Maryville 53.0 28,520 3.3x 71.9x
60 Farragut 53.0 22,260 3.3x 95.2x
61 Kingsport 53.33 53,115 3.5x 61.6x
62 Fairview 54.67 8,599 3.2x 63.2x
63 Dayton 54.67 7,340 3.2x 49.2x
64 Mount Juliet 55.0 32,882 3.0x 62.4x
65 Oakland 55.0 7,707 2.4x 50.2x
66 Greenbrier 55.67 6,770 3.0x 54.9x
67 Clinton 57.33 9,908 3.6x 63.1x
68 Dickson 57.33 15,294 3.4x 58.6x
69 Columbia 58.33 37,455 3.1x 53.4x
70 Lenoir City 60.33 9,122 3.1x 47.0x
71 Red Bank 61.33 11,748 3.4x 54.5x
72 Brentwood 61.67 41,987 3.9x 84.9x
73 Signal Mountain 64.0 8,523 3.3x 61.3x
74 Morristown 64.5 29,547 3.5x 46.1x
75 Covington 64.67 8,855 3.6x 44.2x
76 Jackson 65.0 66,878 3.2x 49.1x
77 Gallatin 65.33 36,139 3.6x 59.6x
78 Hendersonville 66.0 56,421 3.5x 61.2x
79 Knoxville 68.33 185,429 3.4x 46.3x
80 Franklin 68.67 75,366 4.1x 66.4x
81 Goodlettsville 69.0 16,900 3.4x 57.4x
82 Erwin 69.67 5,891 4.0x 47.0x
83 Martin 69.67 10,721 4.0x 51.8x
84 Murfreesboro 70.33 130,968 3.7x 58.6x
85 Cleveland 70.67 43,924 3.9x 55.8x
86 Collegedale 71.0 11,256 3.8x 58.2x
87 Lebanon 71.67 31,592 4.0x 58.8x
88 Nolensville 72.33 7,656 3.4x 57.9x
89 Chattanooga 72.67 177,365 3.6x 53.2x
90 Johnson City 73.67 66,037 4.1x 55.6x
91 Nashville 78.33 660,062 3.9x 54.1x
92 Cookeville 79.0 32,894 4.4x 51.9x
93 Pigeon Forge 79.67 6,197 4.2x 51.8x
94 Crossville 79.67 11,368 4.6x 46.4x
95 Sevierville 80.0 16,439 4.5x 53.3x
96 Athens 83.33 13,752 4.9x 43.7x

How Is The Area In ?

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.