Tennessee Real Estate
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From the mountains to Music City, we know Tennessee.
- 10Local AgentsFind a Home roster, Sep 28, 2026
- 36,000+Active ListingsStatewide, September 2026
- 68Median days on marketStatewide, September 2026
- -0.1%Year-over-year price change12 months to September 2026
Source: Realtor.com Economic Research, state-level data for September 2026. Market data is updated periodically and deemed reliable but not guaranteed.
About Tennessee real estate
Tennessee runs from the Mississippi River in the west to the Smoky Mountains in the east. The real estate market here doesn't behave like one market. It behaves like four. Middle Tennessee's growth corridor moves on tech jobs and out-of-state migration.
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East Tennessee trades on lakefront, mountain land, and short-term rental rules. West Tennessee runs on river-town pricing and Memphis neighborhoods. Southern Tennessee is small markets with farmland that's only now getting priced for what it's worth.
Expert take: Our Tennessee team has been REALTORS® here since 2019. We know which Brentwood streets back up to the new high school's traffic, which Franklin builders are using which warranties, which Knoxville lakefronts hold value when the dam draws down, and which Gatlinburg cabins actually cash flow on Airbnb after the new permit rules. This is local knowledge you can't get from an out-of-state agent reading our market from a screen.
By the Numbers
- $429,450 (down 0.1% year over year)Median listing price statewide
- 68Median days on market
- RealTracs, UCAR, ETAR, Greater Smoky MountainsActive MLS feeds we cover
- eXp Realty · TN License #262943Brokerage
Why buy in Tennessee?
- No state income tax
- Three major MSAs (Nashville, Knoxville, Memphis) plus 12 secondary markets
- Population growth #5 in the country (2024)
- Average property tax effective rate: 0.66% (one of the lowest in the US)
Tennessee market snapshot: September 2026
Source: Realtor.com Economic Research, state-level data for September 2026. Market data is updated periodically and deemed reliable but not guaranteed.
- Median listing price$429,450-0.1% YoY
- Days on market68median
- Active listings36,000+on market
- YoY price change-0.1%12-month
Tennessee through experienced eyes
What makes Tennessee different.
Tennessee runs on something most states don't have: real geographic variety inside three driveable hours.
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From Franklin you can reach downtown Nashville or the Leiper's Fork pastures by car. From Knoxville you can be on a Smoky Mountain trail before lunch and home for dinner. From Chattanooga the rivers and ridges meet in a way that pulls runners and climbers and remote workers who used to live somewhere harder. No state income tax matters. The school districts in Williamson County matter more.
Current conditions.
Here is where Tennessee sits right now. Median listing price statewide is $429,450, down 0.1% year over year.
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Homes take a median 68 days to sell, and there are 36,000+ active listings on the market. The state number hides the local truth: Williamson County still moves in under three weeks, and some Upper Cumberland counties take twice that.
The single biggest trend.
Out-of-state money has slowed but hasn't stopped. The wave of California and Illinois buyers who pushed prices in 2022-2023 is now a steadier trickle.
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What's filling in behind them is in-state movement. Memphis to Nashville, Knoxville to the Tri-Cities, Middle Tennessee to the Smokies. The deals that close fastest in 2026 are the ones priced for the local buyer, not the relocation buyer.
Where to look in Tennessee
Hand-picked by Find a Home Network partners on the ground.
Rutherford County
Murfreesboro / Smyrna
Fast-growth corridor and the affordable counterweight to Williamson County.
See live listingsMore about Murfreesboro
Tennessee's fast-growth corridor and the affordable counterweight to Williamson County. Murfreesboro is anchored by MTSU, a historic downtown square, and steady job growth; Smyrna runs more new-construction and value-driven. School zones vary by address and were rezoned in 2026, so verify the current assignment with Rutherford County Schools before you commit. The trade-off: the I-24 commute into Nashville is the real friction.
Williamson County
Cool Springs / Franklin
Corporate HQs nearby and walkable retail at the center of Williamson County.
See live listingsMore about Cool Springs
The center of Williamson County. The Walnut Grove → Page Middle → Centennial High feeder pattern, corporate HQs nearby, walkable retail. The trade-off: traffic on Mack Hatcher after 4 PM is real.
Davidson County
East Nashville (Edgefield)
The food and music scene that put Nashville on the cultural map.
See live listingsMore about East Nashville
The food and music scene that put Nashville on the cultural map. Walkable, dense, eclectic. Buyers from Brooklyn and Austin land here.
Knox County
North Knoxville (Fourth & Gill, Old North)
Historic Victorian and craftsman stock at prices that no longer exist in comparable cities.
See live listingsMore about North Knoxville
Historic Victorian and craftsman housing stock at prices that no longer exist in comparable Southern cities. Walkable to UT and downtown.
Hamilton County
Signal Mountain / North Chattanooga
Mountain views near downtown Chattanooga.
See live listingsMore about Signal Mountain
Mountain views, outdoor access. The remote-worker corridor for the Tennessee River Gorge.
Sevier County
Gatlinburg / Pigeon Forge Cabin Belt
Short-term rental territory with strong income potential in tourist country.
See live listingsMore about Gatlinburg
Short-term rental territory. Nightly rental income works here in a way it doesn't most places. Buyers underwriting these as investments need to know the county's STR permit rules cold.
Shelby County
Memphis (East Memphis / Collierville / Germantown)
Where most move-up buyers land: established suburbs east of the city.
See live listingsMore about Memphis
A standalone metro, not a Nashville suburb, anchored by FedEx, AutoZone, International Paper, and St. Jude. The defining fact here is that schools split at the city line. Germantown Municipal School District broke off from Shelby County Schools in 2014, joining Collierville, Bartlett, Lakeland, Arlington, and Millington in operating their own systems, and the high schools buyers ask about are Houston High, Germantown High, and Collierville High. That split is why pricing diverges so hard: the city core runs roughly $175K to $250K while the eastern corridor runs far higher, with Collierville's median sale price at $483K in early 2026. The trade-off: the city core carries older housing stock and limited new construction, so the eastern corridor (East Memphis, Germantown, Collierville) is where most move-up buyers land.
Henry County (Paris) & Benton County (Big Sandy)
Kentucky Lake / Tennessee River (Paris / Big Sandy)
Waterfront and lake homes, cabins and acreage on the Tennessee River.
See live listingsMore about Kentucky Lake
A rural lake and recreation market, not a commuter play. This is where people buy a second home or a fishing retreat on Kentucky Lake, one of the best crappie and bass fisheries in the country. Paris is the Henry County seat, known for its 70-foot replica Eiffel Tower and the annual World's Biggest Fish Fry every April, with Kentucky Lake less than 15 miles away, plus Paris Landing State Park and Land Between the Lakes nearby. Schools are small rural districts: Henry County Schools and Benton County Schools. The trade-off: inventory is thin and seasonal, waterfront commands a steep premium over inland, and local jobs and healthcare are limited, so this works best as a lifestyle or recreation buy rather than a primary-job base.
Schools & Education
Local context from Find a Home Network partners.
Williamson County Schools
District websiteRead more
The Walnut Grove → Page Middle → Centennial High feeder pattern is what most Franklin buyers organize their search around. Buyers also ask about WCS funding and leadership.
Knox County Schools (West Knox cluster)
District websiteRead more
The West Knox cluster (Farragut, Hardin Valley, Bearden) serves the west side of Knox County. Magnet options like L&N STEM Academy enroll students from across the county.
Hamilton County Schools (Signal Mountain cluster)
District websiteRead more
Signal Mountain Middle/High is the anchor that pulls Chattanooga buyers up the mountain. CSAS (Chattanooga School for the Arts and Sciences) is the magnet pull.
Rutherford County Schools
District websiteRead more
Growing fast. Population growth in Murfreesboro has put pressure on capacity, with new schools opening regularly. Buyers often ask about the Blackman and Stewarts Creek high school zones.
Sevier County Schools
District websiteRead more
Smaller, tourism-economy district. Pi Beta Phi Elementary in Gatlinburg has a unique private-trust funding history that makes it the standout.
Things to Know
Local quirks that change how you should buy or sell in Tennessee.
For buyers from out of state
Out-of-state buyers underestimate Tennessee traffic. I-65 South after 3 PM, I-40 through downtown Nashville at any rush hour, and the Pigeon Forge parkway in summer are not commuter routes.
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Build your search around your actual commute time, not Google Maps estimates that assume no traffic. Also: well water and septic systems are common outside city limits. They're fine. But inspections cost more and your lender will want recent service records.
For sellers
Tennessee contracts default to 'time is of the essence,' which means inspection and financing contingency dates are hard deadlines.
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Sellers used to flexible coastal contracts get tripped up when a buyer's earnest money becomes non-refundable on day 11. Read the calendar carefully. Pricing custom in most TN markets: list slightly below the comp, expect multiple offers in the first weekend on anything moves-in-ready under $600K.
Taxes & cost of living
Tennessee has no state income tax. None on wages, none on most investment income (the Hall tax on interest and dividends was fully repealed in 2021).
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Effective property tax rate averages 0.66% statewide, one of the lowest in the country. State sales tax is 7%, with local additions bringing combined sales tax to 9.25-9.75% in most counties. There's no estate tax. For high earners, the move from CA or NY pays for itself within 18 months.
Climate & weather
Summers run hot and humid June through September. 85°F+ days are normal, 95°F+ stretches happen. Winters are mild but punctuated by ice storms 2-4 times per year that shut everything down for 24-48 hours.
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Tornado season (April-May, occasionally November) is real. Most Middle TN homes have basements or interior tornado shelters, and you should verify yours does. Snow accumulates 3-8 inches per year in Middle TN, more at elevation in the east.
Local closing customs
Closing customs vary by region. Middle TN closings typically happen at the title company office with both parties present. East TN often uses mail-aways. Inspection windows default to 10 days.
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The 'as-is' offer is common on FSBO properties but unusual on agent-listed homes. Walk-throughs the day of closing are standard.
Questions buyers and sellers ask us most
How much do I need for a down payment in Tennessee?
For conventional loans, 20% is the sweet spot to avoid PMI. On the state median of $429,450, that's $85,890. But TN buyers regularly close with 3-5% down via conventional, FHA (3.5% down), or VA (0% for eligible service members). THDA (Tennessee Housing Development Agency) runs first-time buyer programs with Great Choice Plus down payment assistance: a forgivable loan of up to $6,000 or $10,000, or a repayable loan of up to 5% of the sales price (maximum $15,000). Worth checking eligibility.
Source: THDA, thda.org/homebuyers/down-payment-assistance, accessed October 5, 2026.
What's the average property tax in Tennessee?
Effective rate averages 0.66% statewide, one of the lowest in the country. On a $429,450 home, that's about $2,834 per year. Williamson County runs slightly higher (around 0.73%); Shelby County (Memphis) runs higher still. There's no state income tax to offset this, but the overall tax burden in TN is among the lowest in the US.
Are short-term rentals legal in Tennessee?
It depends on the county and city. Gatlinburg, Pigeon Forge, and Sevier County are STR-friendly with established permit systems. Nashville (Davidson County) restricts non-owner-occupied STRs in residential zones. Strict enforcement. Memphis and Knoxville have ordinances that vary by neighborhood. If you're buying as an investment, verify the specific zoning and permit status before you offer.
What's the best time of year to buy a home in Tennessee?
Late summer through early fall (August-October) is historically the best window. Spring has the most inventory but also the most competition. Winter has the least competition but the least inventory. December and January closings happen at favorable terms more often than the rest of the year.
Do I need flood insurance in Tennessee?
FEMA flood zones in TN cluster around the Mississippi (West TN), the Cumberland and Tennessee Rivers, and creek floodplains throughout the state. Check the specific property's flood zone designation before assuming you don't need coverage. Most mortgage lenders require flood insurance when the home is in a high-risk flood zone (any zone starting with A or V, such as AE). Zone X is moderate to low risk, so coverage there is optional and usually costs less. Check the property's zone on FEMA's Flood Map Service Center.
Source: FEMA, fema.gov/flood-maps and floodsmart.gov, accessed October 5, 2026.
How long does it take to close on a home in Tennessee?
30-45 days is typical for a financed purchase. 14-21 days is achievable for a cash purchase. The bottleneck is usually appraisal and lender underwriting, not the title work. Tennessee title companies move quickly compared to most coastal states.
Can I buy a home in Tennessee without seeing it in person?
Yes, and many out-of-state buyers do. A trusted local REALTOR® running video walkthroughs, paired with a thorough inspection contingency, makes remote purchase manageable. Most TN agents are comfortable with this workflow now. The risk you can't manage remotely is the neighborhood feel at different times of day. Worth a quick visit before closing if at all possible.
Guidance That Moves You Forward
- Buyer GuidesEverything you need to find your place.Explore
- Seller ResourcesExpert advice to help you sell with confidence.Explore
- Market InsightsLocal trends. Real data. Smart decisions.On the way
- Buyer NeedsSee what buyers are looking for in Tennessee.Explore
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