Tennessee attracts Americans from all over. And there’s a good reason why: Low cost of living, cheaper houses, and affordable utilities. You can’t go wrong with the Volunteer State!
Although property prices have risen in recent years, the average home value in the top 10 cheapest cities is still only around $400,000. LaFollette’s cost of living is 21.4% lower than the national average, and Kingsport is 20.8% more affordable than the rest of the country.
But that’s not all! Retirees can enjoy Murfreesboro’s friendly community and peaceful environment, with homes averaging a nominal $406K. Meanwhile, Jackson offers a booming job market in education, healthcare, and technology, with median home prices at just $215,790.
👉 Tennessee Homes for Sale: Find your dream home in Tennessee’s most affordable cities!
Cheapest Places to Live in Tennessee in 2025
Here’s our ranking of the most affordable places to live in Tennessee. We’ve considered the average household income, median list price, median house rent, and the population of the cities.
City | Median Home Value | Median House Rent | Cost of Living Compared to National Average | Median Household Income | Population |
---|---|---|---|---|---|
1. Rockwood | $209,472 | $1,200 | 15% lower ⬇️ | $37,867 | 5,635 |
2. LaFollette | $221,248 | $1,400 | 21.4% lower ⬇️ | $35,705 | 7,242 |
3. Chattanooga | $303,567 | $1,690 | 10.3% lower ⬇️ | $61,028 | 187,030 |
4. Johnson City | $278,930 | $1,400 | 15.4% lower ⬇️ | $55,429 | 73,337 |
5. Clarksville | $304,346 | $1,450 | 10.9% lower ⬇️ | $66,786 | 180,716 |
6. Bartlett | $317,014 | $2,088 | 14.2% lower ⬇️ | $100,660 | 56,030 |
7. Murfreesboro | $406,771 | $1,984 | 9% lower ⬇️ | $76,241 | 165,430 |
8. Jackson | $215,790 | $1,574 | 19.3% lower ⬇️ | $51,552 | 68,264 |
9. Kingsport | $241,337 | $1,351 | 20.8% lower ⬇️ | $50,436 | 56,704 |
10. Alcoa | $292,712 | $1,724 | 7.6% lower ⬇️ | $60,049 | 13,349 |
10 Cheapest Places to Live in Tennessee
Here’s our list of 10 cities that offer affordable living options in the Volunteer State:
#1 Rockwood
- Median house rent is $1,200 | Rental prices range between $975 and $1,650.
- Median home value of Rockwood is $209,472.
- Cost of living in Rockwood is 15% cheaper than the national average.
- 3 Popular Zips in Rockwood, TN: 37042 | 37066 | 38401
Rockwood healthcare expenses are 3.2% lower than the national average, which is an ideal choice for seniors. You can also explore attractions like the scenic Roane County Park, the inviting Rockwood Golf & Country Club, and the vibrant Brillo Miller Sports Complex. Beyond leisure, Rockwood is also home to key employers like Toho Tenax America, Inc., providing valuable job opportunities for residents.
» Rockwood Homes for Sale: Find your dream home in the cheapest city in Tennessee to live.
#2 LaFollette
- Median house rent is $1,400 | Rental prices range between $900 and $1,850.
- Median home value of LaFollette is $221,248.
- Cost of living in LaFollette is 21.4% cheaper than the national average.
- 3 Popular Zips in LaFollette, TN: 37042 | 37066 | 38401
LaFollette offers housing prices 67.4% cheaper than the national median. The city also boasts water adventures like Oasis Watersport for family outings. You can also enjoy crafted wines at Chapman Hill Winery or meet up at Tiki Club to enjoy lively social gatherings. Additionally, Peoples Bank of the South and BrightFarms are the top employers in the city.
» LaFollette Homes for Sale: Search homes in one of the most affordable places to live in Tennessee.
#3 Chattanooga
- Median house rent is $1,690 | Rental prices range between $495 and $7,500.
- Median home value of Chattanooga is $303,567.
- Cost of living in Chattanooga is 10.3% cheaper than the national average.
- 3 Popular Zips in Chattanooga, TN: 37042 | 37066 | 38401
Chattanooga, with monthly utilities 5% lower than the national average, is one of the most affordable places to live. It is home to the University of Tennessee at Chattanooga (UTC) and Chattanooga State Community College. The Tennessee Aquarium and Lookout Mountain are some of the popular attractions here. These combined factors make Chattanooga, ideal for young adults.
» Chattanooga Homes for Sale: Check out property listings in one of the cheapest cities to live in Tennessee.
#4 Johnson City
- Median house rent is $1,400 | Rental prices range between $550 and $5,500.
- Median home value of Johnson City is $278,930.
- Cost of living in Johnson City is 15.4% cheaper than the national average.
- 3 Popular Zips in Johnson City, TN: 37042 | 37066 | 38401
Johnson City offers a mix of educational institutions and recreational activities. The city is home to East Tennessee State University, providing higher education for young adults. Outdoor enthusiasts can explore Buffalo Mountain Park and Winged Deer Park, offering hiking trails and scenic views. Besides, utility costs are also 3.8% cheaper than the US median, which makes it an ideal place to live.
» Johnson City Homes for Sale: Explore homes in one of the cheapest places to live in TN.\
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#5 Clarksville
- Median house rent is $1,450 | Rental prices range between $450 and $4,266.
- Median home value of Clarksville is $304,346.
- Cost of living in Clarksville is 10.9% cheaper than the national average.
- 3 Popular Zips in Clarksville, TN: 37042 | 37066 | 38401
Clarksville, “Queen of the Cumberland,” costs average food expenses 2% less than the national average. It is the state’s fifth-largest city, located just 48 miles from Nashville one of the major cities. Clarksville’s economy is bolstered by employers like Fort Campbell and Austin Peay State University, offering opportunities in the defense and education sectors. This makes Clarksville ideal for young professionals.
» Clarksville Homes for Sale: Browse through thousands of properties in one of the cheapest place to live in TN.
#6 Bartlett
- Median house rent is $2,088 | Rental prices range between $850 and $8,000.
- Median home value of Bartlett is $317,014.
- Cost of living in Bartlett is 14.2% cheaper than the national average.
- 3 Popular Zips in Bartlett, TN: 37042 | 37066 | 38401
Bartlett is an enticing option for nature lovers. Stanky Creek Mountain Bike Trails is best for biking enthusiasts and Stoneridge Park is for strolls. Bartlett’s economy includes companies like TSM and Kele, providing job opportunities in various sectors. The city’s suburban setting and amenities make it suitable for families and professionals seeking a quieter lifestyle.
» Bartlett Homes for Sale: Find a home in one of the cheapest places to live in Tennessee.
#7 Murfreesboro
- Median house rent is $1,984 | Rental prices range between $435 and $6,800.
- Median home value of Murfreesboro is $406,771.
- Cost of living in Murfreesboro is 9% cheaper than the national average.
- 3 Popular Zips in Murfreesboro, TN: 37042 | 37066 | 38401
Murfreesboro’s healthcare expenditures are 16% less than the national average. This can significantly ease the financial burden for retirees and older adults seeking quality medical care. It is also famous for landmarks such as Stones River, Nissan Stadium, and the Wat Lao Buddhist Temple. It offers a tranquil spot for reflection and cultural experiences for families and seniors alike.
» Murfreesboro Homes for Sale: Get homes in the cheap cities to live in Tennessee.
#8 Jackson
- Median house rent is $1,574 | Rental prices range between $330 and $6,950.
- Median home value of Jackson is $215,790.
- Cost of living in Jackson is 19.3% cheaper than the national average.
- 3 Popular Zips in Jackson, TN: 37042 | 37066 | 38401
Jackson’s transportation costs are also 23.8% lower than the national average. Moreover, the city is home to the renowned Jackson State Community College. Jackson’s economy includes employers like Delta Faucet and Pinnacle Foods, offering jobs in manufacturing. Outdoor spaces like Cypress Grove Nature Park provide opportunities for nature walks and bird watching for its residents.
» Jackson Homes for Sale: Discover affordable properties in the cheapest places in Tennessee to live.
#9 Kingsport
- Median house rent is $1,351 | Rental prices range between $650 and $2,500.
- Median home value of Kingsport is $241,337.
- Cost of living in Kingsport is 20.8% cheaper than the national average.
- 3 Popular Zips in Kingsport, TN: 37042 | 37066 | 38401
In Kingsport, transportation costs are 19.1% and housing costs are 46.1% lower than the national average. Kingsport is known for its attractions like Bays Mountain Park & Planetarium, providing educational and recreational activities. Kingsport’s economy includes sectors like chemical manufacturing, with Eastman Chemical Company being a major employer. This makes it ideal for families and professionals.
» Kingsport Homes for Sale: Search homes in one of the cheapest cities in Tennessee to live.
#10 Alcoa
- Median house rent is $1,724 | Rental prices range between $1,000 and $2,250.
- Median home value of Alcoa is $292,712.
- Cost of living in Alcoa is 7.6% cheaper than the national average.
- 3 Popular Zips in Alcoa, TN: 37042 | 37066 | 38401
The utilities costs in Alcoa are 4.5% lower, which makes it an affordable option. Alcoa offers a small-town atmosphere with access to natural attractions. The city is located near the Great Smoky Mountains National Park, providing ample opportunities for outdoor recreation. Alcoa’s economy has been historically linked to the aluminum industry, with Alcoa Corporation being a significant employer.
» Alcoa Homes for Sale: Find cheap areas to live in Tennessee
So, Where Is the Cheapest Place to Live in Tennessee?
You will find cheap houses for sale in Tennessee under 150K in cities like Clarksville, Bartlett, and Murfreesboro. They offer stable job opportunities, and the cost of living is more affordable than other Tennessee cities.
Cities like Murfreesboro and Alcoa are slightly expensive but provide better job opportunities. You must research the home prices and living costs. Also, getting a mortgage pre-approval helps you stand out in the competition before buying a house in Tennessee.
📢 Browse Cheap Houses for Sale in Tennessee
Here are a few options of cheap houses for sale in TN.
» Best Rental Websites in America: Can’t find your dream home within your budget? Explore thousands of listings on the nation’s top rental websites.
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Research Methodology for Cheapest Places to Live in Tennessee
To rank the top cities in Tennessee, we analyzed the northern, central, and southern regions, evaluating them based on specific criteria. Below is a breakdown of the factors used and the sources of information that informed our rankings.
- Population: World Population Review [1]
- Median Home Price: Zillow [2]
- Median Rent: Zillow [3]
- Cost of Living: Rent Cafe [4]
Frequently Asked Questions
What is the cheapest place to live in Tennessee?
The cheapest place to live in Tennessee is Rockwood. It offers affordable healthcare, which is 3.2% lower than the national average.
» 10 Cheapest Places to Live in Tennessee: Find out the other cheapest places to live in Tennessee.
Where is the best place to live in Tennessee?
The best place to live in Tennessee is Memphis, followed by Brownsville, Knoxville, Chattanooga, Union City, Johnson City, and Nashville.
Is Tennessee the cheapest place to live in?
No, it is not. The median home value is $316,335. If you're looking for cities with affordable housing and a low cost of living, you can try your luck in some of these cheapest places in America.
Which Tennessee city has the lowest cost of living?
LaFollette has the lowest cost of living, which is 21.4% and 12.6% lower than the national and state average, respectively.