To those unfamiliar with its charms, Tennessee’s exact brand of magic tends to fly under the radar. Its nuances and diversity are too often overshadowed by Nashville’s larger-than-life reputation, and its landlocked status does its image a disservice; Tennesseans do, in fact, have access to water—they have to fend off the Southern summer heat somehow—by way of lakes, streams, and major river systems.
There are all sorts of amazing places across the Volunteer State to call home, whether you’re hunting for a big city abode or something a bit more low-key. To help narrow down your search, we spoke with several local real estate experts, whose picks for the best places to live in Tennessee are shared below.
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Murfreesboro
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Buildings in downtown Murfreesboro.
If you’d like to be within driving distance of Nashville—and its world-renowned music scene—but you tend to be a bit budget-conscious, look at Murfreesboro. “The town is growing, has strong economic indicators, great amenities for shopping, medical, restaurants, and entertainment, and you can live close enough to the Nashville ‘action,’ but still have your own little slice of Tennessee life,” says Melissa Sterling, a broker and owner of Better Homes and Gardens Real Estate Heritage Group. According to Apartments.com, the cost of living in Murfreesboro is 6.6 percent below the national average; in comparison, Nashville is just 1.4 percent below.
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East Nashville
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A large mural found in East Nashville.
Named one of the best U.S. cities in the 2025 World’s Best Awards, Nashville is a perennial favorite among travelers. But if you want to make it your full-time home, Jake Kennedy, a realtor with Compass Real Estate in Tennessee, suggests narrowing down the search to East Nashville. “So far in 2025, the average median home sale in East Nashville is $599,000, up less than 1 percent from 2024. Compared to where many people are relocating from—cities like Los Angeles, San Francisco, and Chicago—it is significantly more affordable for a young family to purchase in what locals affectionately call ‘East,’” he explains.
“In recent years, this area has become in demand for young families and empty nesters. The walkability to many nationally recognized restaurants (Lockeland Table, Margot Cafe, Folk, Audrey), bars, and specialty shops is a favorite of those who live here,” he adds, noting that “a mix of period Victorian and Craftsman bungalows gives it a unique architectural stamp in a city on the rise where lots of new construction is going up everywhere.”
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The Tri-Cities
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The slogan sign for Bristol, Tennessee.
“The Tri-Cities—Johnson City, Bristol, and Kingsport—are three East Tennessee towns just a few miles apart…It’s a reliable, career-oriented region with steady opportunities, particularly in health care, supported by a nearby VA hospital,” says Melonie Carideo, broker and general manager of the East Tennessee region for Crye-Leike Real Estate Services/Luxury Portfolio International. “The area has experienced significant job growth while remaining affordable, with a median home price of around $325,000.”
As far as life in the Tri-Cities, you’ll be able to enjoy the nearby Bristol Motor Speedway, the new Hard Rock Casino, and the Birthplace of Country Music Museum. “Altogether, the Tri-Cities offer steady, sustainable growth—a dependable choice for both families and investors,” she says.
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Bedford County
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Normandy Dam on the border of Bedford County.
Those whose priorities include cost and access to open spaces may want to check out Bedford County, just 60 miles south of Nashville. “[Bedford County] still offers that small-town classic Tennessee charm with…historic towns like Bell Buckle and Wartrace, which have been preserved and have a strong sense of community, but you are still close enough inside the county to the metro’s amenities [without] having to pay big city premiums,” says Sterling. Shelbyville, population 25,792, is the largest city in Bedford County; here, the average home value is estimated at around $311,00.
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Memphis
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Memphis’ iconic bridge seen at sunset.
“Tennessee, as a whole, is known for being a bit of a tax haven, but Memphis, in particular, remains much more affordable than Nashville, where prices have really skyrocketed over the past decade,” says Neil Hubbard, managing broker at Crye-Leike Real Estate Services/Luxury Portfolio International. The cost of living in Memphis is 10 percent below the national average, and Zillow estimates the average home value is under $150,000.
He also notes that the market comes with a “strong sense of community and incredibly friendly people,” a rich cultural and musical heritage, and the added bonus of being a health care and business hub. “Health care represents 13 percent of the local workforce, and St. Jude, headquartered here, is in the midst of a billion-dollar expansion,” he explains.
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Knoxville
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The Tennessee theater in downtown Knoxville.
“Knoxville has become a cultural hotspot: the Tennessee Theatre, the river for boating, and South Knoxville’s trendy arts vibe. The Riverwalk is especially popular and adds to the city’s charm,” says Carideo, adding that it appeals to those “looking for life balance but still want ‘little city.’” The cost of living in Knoxville is 14 percent below the national average, and the average home value is around $365,000 (as of Nov. 2, 2025). Affordable, fun, and filled with supporters of the Tennessee Vols, Knoxville is certainly a top contender for the best places to live in the state. “It’s a large college town with a die-hard campus following—you don’t need to love football to live here, but you probably will before you leave,” Carideo says.
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Collierville
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A residential home in Collierville, Tennessee.
A suburb of Memphis, Collierville is an affluent area in the southeastern part of Shelby County. “Collierville continues to grow and has room to expand. It’s known for its greenbelts and parks, top-rated schools, and family-friendly neighborhoods,” says Hubbard. “There’s also a strong appreciation for the arts there; it has a real creative energy. You don’t want to miss the town square. It’s both vibrant and historical with shops, restaurants, and businesses around a lovely park.” According to Hubbard, the average sold price over the past 12 months is $579,000, which is in line with Zillow’s current estimates for median listing price.
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Franklin
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A street going through downtown Franklin.
“This bedroom community for Nashville has become one of the most desirable areas in all of the Southeast U.S.,” says Kennedy. “With an average median home price of $995,000 so far in 2025 and currently on pace for more transactions than in 2024, demand remains high for this community.” While he shares that “the average price is driven up by the many gated communities and large estates,” you can find more affordable spots in Franklin.
“Whether [you’re] looking for an incredibly well-planned development with endless amenities like Westhaven or Berry Farms, a mid-century ranch, or a farm with lots of acreage, Franklin has something for everyone,” he says. As a resident of Franklin, you can look forward to the area’s various events, including the Pilgrimage Music & Cultural Festival, PumpkinFest, and Dickens of a Christmas.
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Lakeland and Arlington
“These neighboring towns are roughly 20 miles northeast of Downtown Memphis and convenient to I-40,” says Hubbard, who notes they are “booming” with construction and new business opportunities. “They’re also about 20 minutes from the new Ford BlueOval City development in Stanton, Tennessee—a $5 billion project and what will be Ford’s largest auto manufacturing plant in the U.S. That proximity should provide additional growth over the next five years,” he explains. Housing in Lakeland is slightly higher than Arlington—with an average home value of $450,042 versus $410,846—and Hubbard says the average sold price over the past 12 months is $495,000.
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Farragut
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The Cove at Concord Park in Farragut.
“Just 25 minutes west of Knoxville is the leafy suburb of Farragut. [It’s] on the northern shore of where the Tennessee River forms Fort Loudoun Lake, [and] driving around it feels like there is water everywhere you look,” says Kennedy. You also get the bonus of being relatively close to both Nashville and Chattanooga and a short drive from Great Smoky Mountains National Park. “For people who love being outdoors, this Eastern Tennessee suburb is a perfect place to work and serve as a basecamp for endless adventures,” he says.
Now on to the housing market. “Similar to Middle Tennessee, the Knoxville area has seen an influx of new residents from Los Angeles, Chicago, and other major metropolitan areas in recent years,” says Kennedy. “Farragut is a ‘balanced’ market as far as buyers and sellers are concerned and has a median sales price of around $730,000, a significant increase of 7 percent since last year.”
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McMinn, Meigs, and Monroe Counties
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The exterior of the Meigs County Courthouse.
“McMinn, Meigs, and Monroe Counties are seeing incredible growth. Nearby counties like Blount and Loudon grew so fast that they’ve become less affordable, so buyers are looking within a 30-minute radius,” explains Carideo. “For example, Sweetwater in Monroe County is a charming town with a strong city council focused on life balance, recruiting for growth, and revitalization. Downtown is stunning, with great food, shopping, and an overall welcoming vibe.” Athens, in McMinn County, she says, “has embraced arts and culture, with beautiful murals and revitalized downtowns that appeal to families seeking nature, creativity, and community.” As you’re hunting for a new place to live, take a drive through each of these counties to see if one of them makes sense as your next home base.
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