Best Cities in Tennessee for Veterans 2025: Cost of Living & Quality of Life
Tennessee's best cities for veterans ranked by cost of living, veteran population, amenities, and quality of life. Housing costs and city comparisons.
Best Cities in Tennessee for Veterans 2025
Bottom Line Up Front
Nashville ranks #1 for Tennessee veterans—it's the state capital with the best job opportunities, VA Medical Center in the city, strong veteran community (6,500+ veterans), excellent quality of life, and median homes at $460,000. Knoxville takes #2, offering affordable living ($335,000 median), University of Tennessee (GI Bill), outdoor recreation, and 40-minute access to VA clinics.
For affordability, Clarksville offers median home prices around $310,000 near Fort Campbell with a massive transitioning veteran population, while Chattanooga balances cost ($295,000 median), quality of life, and outdoor recreation with VA clinic access.
Tennessee's biggest advantage is no state income tax—saving military retirees $2,500-$5,000 annually on retirement income. 100% disabled veterans get property tax relief on up to $175,000 assessed home value, worth $2,000-$4,000 annually, substantially offsetting housing costs. Franklin is the premium option ($898,000 median) with top schools and affluent suburbs, but expensive.
Overall, Tennessee cities excel for quality of life, affordability (compared to coastal states), veteran employment (3.5% unemployment), and tax savings. Best for veterans prioritizing low taxes, Southern culture, music scene, and outdoor recreation. Housing is affordable in most cities (except Nashville and Franklin).
Ranking Methodology
Cities Ranked By:
- Cost of living (housing, utilities, taxes): 30%
- Veteran population & community: 20%
- Proximity to VA healthcare: 15%
- Job opportunities: 20%
- Quality of life (crime, schools, amenities): 15%
Top 10 Cities Ranked
#1: Nashville
Why It's #1:
Nashville combines state capital advantages, best job market in Tennessee, VA Medical Center located in the city, vibrant culture (Music City), strong economy, and excellent quality of life. It's the economic and cultural hub of Tennessee with diverse employment, universities, entertainment, and robust veteran services. Nashville offers urban living with Southern charm, no state income tax, and access to everything veterans need.
Housing Costs:
- Median home price: $460,000
- Rent (2BR): $1,660/month
- 1% below national average overall cost of living (but 16.5% above Tennessee average)
Cost of Living:
- Overall: 99/100 (1% below national average)
- Groceries: 95/100
- Utilities: $190/month
- Transportation: $85/month
Veteran Community:
- Veteran population: 6,500+ in Davidson County (5-6% of adult population)
- Nashville Vet Center: Full PTSD counseling, readjustment services
- VFW/AL posts: 10+
- Strong military heritage and veteran support networks
VA Healthcare Access:
- Nashville VA Medical Center: In city (1310 24th Avenue South)
- Best VA access in Tennessee
- Full medical center with emergency, surgery, specialty care, mental health
- Multiple CBOCs in surrounding areas (Hermitage, Gallatin, Murfreesboro)
Employment:
- Unemployment: 3.3%
- Major employers: HCA Healthcare (HQ), Vanderbilt University Medical Center, Bridgestone Americas (HQ), Nissan, state government (veteran hiring preference), Amazon, healthcare sector
- Average salary: $75,200 (median household income projected 2025)
- Veteran hiring: Excellent—major employers actively recruit veterans; state jobs offer guaranteed interviews
Quality of Life:
- Weather: Four seasons, mild winters (40°F avg), hot humid summers (90°F), 210 sunny days/year
- Crime rate: Moderate (varies by neighborhood)
- Safest areas: Green Hills, Belle Meade, West Nashville, Brentwood (suburb)
- Higher crime: North Nashville, parts of East Nashville (improving)
- Schools: Metro Nashville Public Schools variable (5-8/10); private schools excellent; surrounding counties (Williamson) have top-rated schools
- Recreation: Music scene (Broadway, Grand Ole Opry), Titans NFL, Predators NHL, honky-tonks, restaurants, Percy Warner Park, greenways, nightlife
Pros:
- Best job market in Tennessee
- VA Medical Center in city (no driving for care)
- State capital (government jobs with veteran preference)
- Music City culture and entertainment
- No state income tax (save $2,500-$5,000/year on retirement)
- 100% disabled: property tax relief ($2,500-$2,898/year savings)
- Major airport (BNA) for easy travel
- Universities (Vanderbilt, Tennessee State, Belmont)
- Diverse economy (healthcare, music, tourism, government, tech)
Cons:
- Housing prices rising (median $460K, up from $350K in 2020)
- Traffic congestion (I-24, I-65, I-40 corridors)
- Higher cost than most TN cities
- Urban density (not rural Tennessee)
- Tourist crowds downtown
- Hot, humid summers
Best For: Veterans seeking jobs and career growth, veterans needing frequent VA care, urban-preference veterans, students using GI Bill, music and entertainment lovers, government employees
#2: Knoxville
Why It's #2:
Knoxville offers affordable living compared to Nashville, University of Tennessee (GI Bill, veteran support), strong job market, outdoor recreation (Great Smoky Mountains 45 minutes), low crime, and quality of life. It's Tennessee's third-largest city with college-town energy, growing economy, and proximity to national parks. Knoxville balances urban amenities with smaller-city feel and easy access to nature.
Housing Costs:
- Median home price: $335,000
- Rent (2BR): $1,747/month
- 11% below national average cost of living
Cost of Living:
- Overall: 89/100 (11% below national average)
- Housing: 23% cheaper than U.S. average
- Groceries: 93/100
- Utilities: $165/month
- Transportation: $75/month
Veteran Community:
- Veteran population: 3,500+ in Knox County
- Knoxville Vet Center: PTSD counseling, readjustment services
- VFW/AL posts: 8+
- UT Knoxville: 1,000+ student veterans
VA Healthcare Access:
- Knoxville VA Clinic: 15 minutes (9031 Cross Park Drive)
- Mountain Home VA Medical Center: 90 minutes (full medical center)
- Nashville VA Medical Center: 3 hours
- Knoxville clinic provides primary care and mental health; specialty care requires Mountain Home
Employment:
- Unemployment: 3.4%
- Major employers: University of Tennessee, UT Medical Center, Tennessee Valley Authority (TVA, federal jobs), Eastman Chemical (Kingsport area), Oak Ridge National Laboratory, Regal Entertainment, Pilot Flying J, manufacturing
- Average salary: $50,994 (median household income)
- Veteran hiring: Strong—UT, TVA (federal hiring preference), healthcare sector
Quality of Life:
- Weather: Four seasons, mild winters (45°F avg), warm summers (85°F), 200 sunny days/year
- Crime: Below national average (safer than Nashville, Memphis)
- Schools: Knox County Schools rated 6-7/10; Farragut (suburb) schools rated 8-9/10
- Recreation: Great Smoky Mountains (45 min), hiking, UT Vols football, Market Square, Tennessee River, Ijams Nature Center, downtown revitalization
Pros:
- Affordable housing ($335K vs. $460K Nashville)
- University of Tennessee (GI Bill, Yellow Ribbon for grad programs)
- Great Smoky Mountains proximity (most visited national park)
- Growing job market
- Low crime
- No state income tax
- 100% disabled: property tax relief ($2,178/year savings)
- College town energy
- Outdoor recreation paradise
Cons:
- Smaller job market than Nashville
- VA specialty care requires 90-minute drive to Mountain Home
- Fewer urban amenities than Nashville
- Hot, humid summers
- UT football traffic (game days)
Best For: Student veterans (UT), families wanting affordability and schools, outdoor enthusiasts, retirees, veterans wanting smaller-city feel with university resources
#3: Chattanooga
Why It's #3:
Chattanooga is Tennessee's hidden gem—affordable ($295,000 median), outdoor recreation hub (rock climbing, hiking, Tennessee River), revitalized downtown (Gig City—fastest internet in America), growing tech scene, and excellent quality of life. It's a mid-sized city (185,000) with strong veteran community, low cost of living, and access to VA clinic. Chattanooga offers Southern charm with outdoor adventure.
Housing Costs:
- Median home price: $295,000
- Rent (2BR): $1,463/month
- 11% below national average cost of living
Cost of Living:
- Overall: 89/100 (11% below national average)
- Housing: 17.6% cheaper than U.S. average
- Groceries: 97/100 (3% cheaper)
- Utilities: $170/month (14% less than national avg)
- Healthcare: 13% less than national average
Veteran Community:
- Veteran population: 2,800+ in Hamilton County
- Chattanooga Vet Center: Full services
- VFW/AL posts: 6+
- Strong military heritage (Chickamauga battlefield)
VA Healthcare Access:
- Chattanooga VA Clinic: In city (2305 Chambliss Avenue NW)
- Mountain Home VA Medical Center: 90 minutes (full specialty care)
- Nashville VA Medical Center: 2 hours
- Clinic provides primary care, mental health, optometry, lab, pharmacy
Employment:
- Unemployment: 3.2%
- Major employers: BlueCross BlueShield of Tennessee (HQ), Erlanger Health System, TVA, Volkswagen Chattanooga, Unum Group, Amazon, UTC (University of Tennessee Chattanooga)
- Average salary: $61,028 (median household income)
- Veteran hiring: Strong—Volkswagen, Erlanger, BlueCross
Quality of Life:
- Weather: Four seasons, mild winters (45°F avg), hot summers (88°F), 205 sunny days/year
- Crime: Below national average (safe overall, some neighborhoods higher)
- Schools: Hamilton County Schools rated 6-8/10; Signal Mountain (suburb) schools excellent
- Recreation: Rock climbing (Tennessee Wall), Lookout Mountain, Ruby Falls, Tennessee Aquarium, Tennessee River (kayaking, paddleboarding), Raccoon Mountain, downtown Riverwalk, nightlife
Pros:
- Affordable housing ($295K median)
- Outdoor recreation paradise (hiking, climbing, river)
- Gigabit internet citywide (tech-friendly)
- Revitalized downtown (nationally recognized)
- Low cost of living
- No state income tax
- 100% disabled: property tax relief ($2,065/year savings)
- Growing tech and startup scene
- Beautiful scenery
Cons:
- VA specialty care requires 90-minute drive to Mountain Home
- Smaller job market than Nashville
- Hot, humid summers
- Some neighborhoods have higher crime
- Limited nightlife compared to Nashville
Best For: Outdoor enthusiasts, tech workers, retirees, families wanting affordability and recreation, veterans seeking lower cost of living with quality of life
#4: Clarksville
Why It's #4:
Clarksville is the Fort Campbell military town (active duty installation straddles Kentucky/Tennessee border) with massive transitioning veteran population, affordable housing ($310,000 median), strong military community, and veteran-friendly environment. It's Tennessee's fifth-largest city and the ultimate military-to-civilian transition hub with robust veteran services, employment programs, and support networks.
Housing Costs:
- Median home price: $310,000 (50% cheaper than Nashville)
- Rent (2BR): $1,400/month
- Below national average cost of living
Cost of Living:
- Overall: 92/100 (8% below national average)
- Housing: Significantly cheaper than Nashville
- Utilities: $175/month
- Transportation: $80/month
Veteran Community:
- Veteran population: 10,000+ in Montgomery County (massive—highest concentration in TN)
- Fort Campbell: 30,000+ active duty (101st Airborne, 160th SOAR)
- Clarksville Vet Center: Full services (141 Chesapeake Lane)
- VFW/AL posts: 12+
- Transition assistance programs: Extensive (Army's Soldier for Life, TAP)
- Tennessee State Veterans Home (Clarksville)
VA Healthcare Access:
- Clarksville CBOC: Limited (check current services)
- Nashville VA Medical Center: 45 minutes
- Fort Campbell Reynolds Army Health Clinic: Available for active duty and retirees
- Community Care: Extensive network
Employment:
- Unemployment: 3.6%
- Major employers: Fort Campbell (civilian jobs—federal hiring preference for veterans), Austin Peay State University, Clarksville-Montgomery County School System, Tennova Healthcare, LG Electronics, Google data center, manufacturing, logistics
- Average salary: $55,000
- Veteran hiring: Excellent—Fort Campbell civilian jobs, veteran-owned businesses, transition programs
Quality of Life:
- Weather: Four seasons, mild winters (42°F avg), hot summers (90°F), 207 sunny days
- Crime: Moderate (varies by neighborhood; military areas safer)
- Schools: Clarksville-Montgomery County Schools rated 6-7/10; growing districts
- Recreation: Dunbar Cave State Park, Land Between the Lakes (45 min), Fort Campbell Outdoor Recreation, Clarksville Riverwalk
Pros:
- Most affordable major TN city
- Fort Campbell proximity (active military community)
- Massive veteran population and support networks
- Transition assistance for separating service members
- Federal civilian jobs at Fort Campbell (veteran preference)
- No state income tax
- 100% disabled: property tax relief ($2,170/year savings)
- Military-friendly culture
- Growing city (infrastructure investment)
Cons:
- 45 min to Nashville VA (specialty care)
- Military town feel (pro/con depending on preference)
- Smaller job market outside Fort Campbell area
- Some areas have higher crime
- Less cultural amenities than Nashville
Best For: Transitioning active duty service members, Fort Campbell employees, veterans wanting military community, families, budget-focused veterans, veterans seeking transition support
#5: Franklin
Why It's #5:
Franklin is Tennessee's premium suburb (Williamson County, south of Nashville) offering top-rated schools (9-10/10), affluent community, historic downtown, excellent quality of life, and low crime. It's expensive ($898,000 median home) but delivers the best schools in Tennessee, safety, and proximity to Nashville jobs. Franklin is ideal for high-earning veterans prioritizing family and education.
Housing Costs:
- Median home price: $898,000
- Rent (2BR): $1,714-$3,101/month
- 39% above national average cost of living
Cost of Living:
- Overall: 139/100 (39% above national average)
- Housing: 1.1% more expensive than national average (significantly higher than TN average)
- Median household income: $118,156
- Utilities: $200/month
Veteran Community:
- Veteran population: 1,500+ in Williamson County
- Nashville Vet Center: 20 minutes
- VFW/AL posts: 2 (Franklin/Williamson County)
VA Healthcare Access:
- Nashville VA Medical Center: 25 minutes
- Excellent access via I-65
Employment:
- Unemployment: 2.8%
- Major employers: Community Health Systems (HQ), Nissan North America, Mars Petcare, healthcare, Nashville commuters
- Average salary: $118,156 (median household income—highest in TN)
- Many residents commute to Nashville (20-30 min)
Quality of Life:
- Weather: Same as Nashville (mild winters, hot summers)
- Crime: Very low (safest major suburb in Tennessee)
- Schools: Williamson County Schools rated 9-10/10 (best in Tennessee)
- Recreation: Historic downtown Franklin, Civil War sites, boutique shopping, restaurants, parks, 20 min to Nashville
Pros:
- Best schools in Tennessee (Williamson County)
- Very safe (lowest crime)
- Historic charm and beautiful downtown
- High median income ($118K)
- Close to Nashville (jobs, VA, entertainment)
- No state income tax
- 100% disabled: property tax relief ($3,500-$4,000/year savings—high home values make relief valuable)
- Excellent quality of life
Cons:
- Most expensive city in Tennessee ($898K median home)
- High property taxes overall (0.55% effective, but on $898K home = $4,939/year before relief)
- Affluent suburbs (may not fit all budgets)
- 25 min to VA (not in city)
- Nashville traffic on I-65
Best For: High-earning veteran families, veterans prioritizing top schools for children, veterans commuting to Nashville jobs, retirees with substantial assets, veterans wanting safest/best suburbs
#6: Memphis
Why It's #6:
Memphis is Tennessee's second-largest city and offers affordability ($225,000 median), VA Medical Center in city, strong logistics/distribution job market (FedEx HQ), rich culture (Beale Street, BBQ, blues music), and diverse economy. It's an underrated option with low housing costs and major employer opportunities, though crime varies significantly by neighborhood.
Housing Costs:
- Median home price: $225,000
- Rent (2BR): $1,135/month
- 10% below national average cost of living
Cost of Living:
- Overall: 90/100 (10% below national average)
- Housing: 14% cheaper than U.S. average
- Groceries: 92/100
- Utilities: $180/month
Veteran Community:
- Veteran population: 5,000+ in Shelby County
- Memphis Vet Center: Full services (1835 Union Avenue)
- VFW/AL posts: 15+
- Strong military heritage (Memphis Naval Air Station—closed)
VA Healthcare Access:
- Memphis VA Medical Center: In city (1030 Jefferson Avenue)
- Full medical center with emergency, surgery, specialty care, spinal cord injury center, polytrauma services
- 10 CBOCs in Memphis system
Employment:
- Unemployment: 4.0%
- Major employers: FedEx (global HQ), AutoZone (HQ), St. Jude Children's Research Hospital, Methodist Healthcare, Baptist Memorial Healthcare, International Paper, logistics/distribution (massive industry)
- Average salary: $51,211 (median household income)
- Veteran hiring: Strong—FedEx (veteran programs), logistics sector, healthcare
Quality of Life:
- Weather: Mild winters (50°F avg), hot humid summers (92°F), 220 sunny days/year
- Crime: Higher than state average (choose neighborhood carefully)
- Safest areas: East Memphis, Germantown (suburb), Collierville (suburb)
- Higher crime: North Memphis, South Memphis (avoid)
- Schools: Shelby County Schools variable (5-7/10); suburban districts (Germantown, Collierville) rated 8-9/10
- Recreation: Beale Street (blues music), BBQ (world famous), Graceland, Memphis Zoo, Mississippi River, Grizzlies NBA, Redbirds AAA baseball
Pros:
- Most affordable major city ($225K median)
- VA Medical Center in city
- FedEx and logistics jobs (veteran hiring)
- Rich culture (music, BBQ, history)
- Low cost of living
- No state income tax
- 100% disabled: property tax relief ($2,610/year savings)
- Major airport (MEM)
- Diverse job market
Cons:
- Higher crime than other TN cities (neighborhood selection critical)
- Schools variable (suburbs better)
- Hot, humid summers
- Economic challenges in some areas
- Declining population (but stabilizing)
Best For: Budget-focused veterans, logistics/distribution workers, FedEx employees, veterans seeking VA access with affordability, music and culture lovers, veterans who research safe neighborhoods
#7: Murfreesboro
Why It's #7:
Murfreesboro is Tennessee's fastest-growing city (population 170,000+) located between Nashville and Chattanooga, home to Middle Tennessee State University (MTSU—1,200+ student veterans), affordable housing ($320,000 median), Alvin C. York VA Campus in city, and family-friendly environment. It's a college town with growing economy and Nashville proximity.
Housing Costs:
- Median home price: $320,000
- Rent (2BR): $1,550/month
- Slightly below national average
Cost of Living:
- Overall: 96/100 (4% below national average)
- Housing: Affordable for region
- Utilities: $180/month
Veteran Community:
- Veteran population: 2,500+ in Rutherford County
- MTSU: 1,200+ student veterans (Charlie and Hazel Daniels Veterans and Military Family Center)
- VFW/AL posts: 4+
VA Healthcare Access:
- Alvin C. York Campus: In city (3400 Lebanon Pike)
- Full campus with primary care, specialty care, mental health, long-term care
- Glenis Drive VA Clinics: Primary care and mental health
- Nashville VA: 35 minutes
Employment:
- Unemployment: 3.3%
- Major employers: MTSU, Nissan Smyrna (15 min), Amazon, Ascension Saint Thomas Rutherford, manufacturing, logistics
- Average salary: $58,000
- Nashville commuters: 30-40 minutes
Quality of Life:
- Weather: Similar to Nashville
- Crime: Low to moderate (safe overall)
- Schools: Rutherford County Schools rated 7-8/10 (good)
- Recreation: Stones River National Battlefield, Murfreesboro Greenway, MTSU athletics, growing downtown
Pros:
- Affordable ($320K median)
- VA Campus in city (Alvin C. York)
- MTSU (GI Bill, veteran services)
- Fastest-growing TN city
- 30 min to Nashville
- No state income tax
- 100% disabled: property tax relief
- Family-friendly
Cons:
- Growing pains (traffic, infrastructure)
- Smaller job market (many commute to Nashville)
- College town feel
- Less cultural amenities than Nashville
Best For: MTSU student veterans, families, budget-focused veterans, veterans wanting VA access with lower cost than Nashville, Nissan employees
#8: Johnson City
Why It's #8:
Johnson City (Tri-Cities region with Kingsport and Bristol) offers affordable living ($240,000 median), East Tennessee State University (GI Bill), proximity to Mountain Home VA Medical Center (15 minutes), Appalachian outdoor recreation, and low cost of living. It's a small city in beautiful mountain region, ideal for veterans wanting rural Tennessee with VA access.
Housing Costs:
- Median home price: $240,000
- Rent (2BR): $1,100/month
- 15% below national average cost of living
Cost of Living:
- Overall: 85/100 (15% below national average)
- Housing: Very affordable
- Utilities: $160/month
Veteran Community:
- Veteran population: 3,000+ in Tri-Cities region
- Mountain Home VA: 15 minutes (major medical center)
- VFW/AL posts: 8+
VA Healthcare Access:
- James H. Quillen VA Medical Center (Mountain Home): 15 minutes
- Full medical center with all services
- Best VA access in eastern Tennessee
Employment:
- Unemployment: 3.5%
- Major employers: Mountain Home VA, East Tennessee State University, Ballad Health, Eastman Chemical (Kingsport), manufacturing
- Average salary: $48,000
Quality of Life:
- Weather: Four seasons, cold winters (35°F avg), mild summers (83°F), mountain climate
- Crime: Low (safe)
- Schools: Johnson City Schools rated 7/10
- Recreation: Appalachian Trail, hiking, Watauga Lake, Blue Ridge Parkway, skiing (Beech Mountain), mountain biking
Pros:
- Very affordable ($240K median)
- Mountain Home VA Medical Center 15 min (full services)
- ETSU (GI Bill)
- Appalachian outdoor recreation
- Low crime
- Small-town mountain living
- No state income tax
- 100% disabled: property tax relief
Cons:
- Small job market
- Remote (3 hours to Nashville, Knoxville)
- Cold winters for Tennessee
- Limited cultural amenities
- Rural feel
Best For: Retirees, outdoor enthusiasts, veterans needing frequent VA care, budget-focused veterans, mountain living lovers
#9: Jackson
Why It's #9:
Jackson is a small city (65,000) in western Tennessee offering very affordable housing ($180,000 median), low cost of living, manufacturing jobs, and small-town Southern charm. It's remote from major VA facilities but provides budget living.
Housing Costs:
- Median home price: $180,000
- Rent (2BR): $1,000/month
- 18% below national average
Cost of Living:
- Overall: 82/100 (18% below national average)
Veteran Community:
- Veteran population: 1,200+
- VFW/AL posts: 3+
VA Healthcare Access:
- Jackson CBOC: In city (primary care)
- Memphis VA Medical Center: 90 minutes
- Nashville VA: 2 hours
Employment:
- Unemployment: 3.8%
- Major employers: West Tennessee Healthcare, Toyota/Mazda plant (upcoming), Jackson State Community College, manufacturing
- Average salary: $45,000
Quality of Life:
- Crime: Moderate
- Schools: Jackson-Madison County Schools rated 6/10
- Recreation: Parks, lakes, small-town
Pros:
- Very affordable ($180K median)
- Low cost of living
- Small-town Southern charm
- No state income tax
- Manufacturing jobs
Cons:
- 90 min to Memphis VA
- Small job market
- Limited amenities
- Remote
Best For: Budget-focused veterans, retirees, small-town preference, manufacturing workers
#10: Kingsport
Why It's #10:
Kingsport (Tri-Cities region) is an industrial city with Eastman Chemical jobs, affordable housing ($220,000 median), and proximity to Mountain Home VA (30 minutes). It's a working-class city in northeast Tennessee.
Housing Costs:
- Median home price: $220,000
- Rent (2BR): $1,050/month
Cost of Living:
- Overall: 87/100 (13% below national average)
Veteran Community:
- Veteran population: 2,000+
- Kingsport CBOC: In city
VA Healthcare Access:
- Kingsport VA Clinic: In city
- Mountain Home VA Medical Center: 30 minutes
Employment:
- Major employers: Eastman Chemical (major employer), Domtar, manufacturing
- Average salary: $50,000
Quality of Life:
- Crime: Low
- Schools: Kingsport City Schools rated 7/10
- Recreation: Mountains, lakes
Pros:
- Affordable
- Eastman Chemical jobs
- 30 min to Mountain Home VA
- No state income tax
Cons:
- Industrial city
- Remote
- Limited growth
Best For: Eastman Chemical employees, budget-focused veterans, mountain living
Cost of Living Comparison Table
| City | Median Home | Rent (2BR) | COL Index | Veteran Pop | VA Access |
|---|---|---|---|---|---|
| Nashville | $460,000 | $1,660 | 99 | 6,500+ | In city (VAMC) |
| Knoxville | $335,000 | $1,747 | 89 | 3,500+ | 15 min (clinic) |
| Chattanooga | $295,000 | $1,463 | 89 | 2,800+ | In city (clinic) |
| Clarksville | $310,000 | $1,400 | 92 | 10,000+ | 45 min to Nashville |
| Franklin | $898,000 | $2,400 | 139 | 1,500+ | 25 min to Nashville |
| Memphis | $225,000 | $1,135 | 90 | 5,000+ | In city (VAMC) |
| Murfreesboro | $320,000 | $1,550 | 96 | 2,500+ | In city (York Campus) |
| Johnson City | $240,000 | $1,100 | 85 | 3,000+ | 15 min (VAMC) |
| Jackson | $180,000 | $1,000 | 82 | 1,200+ | 90 min to Memphis |
| Kingsport | $220,000 | $1,050 | 87 | 2,000+ | 30 min to Mtn Home |
By Budget
Most Affordable Cities
- Jackson: $180K median | 18% below national average | Small town
- Kingsport: $220K | 13% below average | Industrial city
- Memphis: $225K | 10% below average | Major city with VA
Mid-Range
- Johnson City: $240K
- Chattanooga: $295K
- Clarksville: $310K
- Murfreesboro: $320K
- Knoxville: $335K
Premium Cities
- Nashville: $460K
- Franklin: $898K
By Priority
Best for Job Opportunities
- Nashville: State capital, healthcare, music, government (veteran preference)
- Memphis: FedEx, logistics, healthcare
- Knoxville: UT, TVA, healthcare, manufacturing
Best for Veteran Community
- Clarksville: 10,000+ veterans (Fort Campbell)
- Nashville: 6,500+ veterans, VA Medical Center, Vet Center
- Memphis: 5,000+ veterans, VA Medical Center
Best for VA Healthcare Access
- Nashville: VA Medical Center in city
- Memphis: VA Medical Center in city
- Johnson City: 15 min to Mountain Home VA Medical Center
- Murfreesboro: Alvin C. York Campus in city
Best for Families
- Franklin: Best schools in TN (9-10/10), safest
- Knoxville: Good schools, affordable, UT
- Murfreesboro: Good schools (7-8/10), affordable, growing
Best for Retirees
- Johnson City: Affordable, 15 min to VA, mountain living
- Chattanooga: Affordable, outdoor recreation, VA clinic
- Knoxville: Affordable, outdoor access, UT culture
Regional Analysis
Middle Tennessee (Nashville, Franklin, Murfreesboro, Clarksville)
Characteristics: Urban/suburban, best jobs, VA Medical Center (Nashville), growing rapidly, higher costs in Nashville/Franklin
Best for: Career growth, VA access, state government jobs
East Tennessee (Knoxville, Chattanooga, Johnson City, Kingsport)
Characteristics: Mountains, outdoor recreation, affordable, college towns (UT, ETSU), Great Smoky Mountains
Best for: Outdoor enthusiasts, affordability, mountain living
West Tennessee (Memphis, Jackson)
Characteristics: Flat, Mississippi Delta, Memphis metro, affordable (except East Memphis), VA Medical Center (Memphis)
Best for: Budget living, logistics jobs, culture
Financial Analysis
Home Ownership Costs (20-Year)
Nashville ($460,000 home, 100% disabled veteran):
- Purchase price: $460,000
- Down payment (10%): $46,000
- Monthly mortgage (30-year, 7%): $2,750
- Property tax (monthly, 0.63% rate): $242 (full property tax $2,898/year)
- If 100% disabled (property tax relief): Save $242/month = $2,898/year (up to $175K assessed value = $2,500 typical relief)
- Insurance: $200/month
- Total monthly: $3,192 (or $2,950 with relief)
- 20-year cost: $766,080 (or $708,000 with relief)
- 20-year savings from relief: $58,080
Clarksville ($310,000 home, 100% disabled):
- Purchase price: $310,000
- Down payment: $31,000
- Monthly mortgage: $1,850
- Property tax (monthly, 0.70% rate): $181
- If 100% disabled: Save $181/month = $2,170/year
- Insurance: $180/month
- Total monthly: $2,211 (or $2,030 with relief)
- 20-year cost: $530,640 (or $487,200 with relief)
- 20-year savings from relief: $43,440
Climate & Weather
Mildest Weather
- Nashville/Middle TN: Mild winters (40°F avg), hot summers (90°F)
- Memphis/West TN: Mild winters (50°F avg), hot humid summers (92°F)
Coolest Weather
- Johnson City/Tri-Cities: Mountain climate, cold winters (35°F), mild summers (83°F)
- Knoxville: Four seasons, moderate
What to expect:
- Winter: 35-50°F (varies by region), occasional snow (more in mountains)
- Spring: Mild, rainy, beautiful
- Summer: 85-92°F, humid (especially Memphis)
- Fall: 60-75°F, gorgeous foliage in East TN (best season)
Crime & Safety
Safest Cities:
- Franklin: Very low crime, affluent suburb
- Murfreesboro: Low to moderate, family-friendly
- Knoxville: Below national average
Higher Crime (choose neighborhoods carefully):
- Memphis: Varies widely (East Memphis safe; North/South Memphis avoid)
- Nashville: Varies (Green Hills safe; North Nashville higher crime)
- Clarksville: Moderate (military areas safer)
What to Avoid
North Memphis and South Memphis: Highest crime in Tennessee. Stick to East Memphis, Germantown, Collierville.
East Nashville (parts): Gentrifying but some areas still have higher crime. Research specific neighborhoods.
Jackson: Moderate crime; research neighborhoods carefully.
Moving to Tennessee
One-Time Costs
- Moving truck (500 miles): $2,000-$3,500
- Deposit + first month: $3,320 (Nashville 2BR rent)
- Utility hookups: $250
- Vehicle registration: $26-$60 (free if 100% P&T disabled)
- Total: $5,596-$7,130
Best Time to Move
- Weather: April-October (avoid winter moves)
- Housing market: Winter (less competition)
- Avoid: July-August (hottest, most humid)
Establishing Residency
- TN driver's license within 30 days
- Vehicle registration within 30 days
- Apply for property tax relief immediately if 100% P&T (County Trustee)
- Register to vote
- Update DFAS (stop state income tax withholding—TN has no income tax!)
Frequently Asked Questions
Q: What's the best city in Tennessee for veterans on a budget?
A: Jackson ($180K median) or Memphis ($225K). Jackson is small-town and remote; Memphis is major city with VA Medical Center but choose neighborhoods carefully (East Memphis, Germantown safe).
Q: Which city has the strongest veteran community?
A: Clarksville—10,000+ veterans due to Fort Campbell. Nashville second with 6,500+ veterans, VA Medical Center, strong support networks.
Q: Is Nashville affordable for veterans?
A: Nashville median home is $460K. However, no state income tax saves $2,500-$5,000/year for military retirees, and 100% disabled veterans get $2,500 property tax relief annually, which helps offset costs. It's expensive for Tennessee but affordable compared to coastal cities.
Q: Can I work at Fort Campbell as a veteran?
A: Yes. Fort Campbell has thousands of federal civilian jobs. Veterans receive federal hiring preference (5-point or 10-point). Clarksville is ideal location for Fort Campbell civilian employment.
Q: Which city is best for veterans attending college?
A: Knoxville (UT Knoxville—1,000+ student veterans) or Murfreesboro (MTSU—1,200+ student veterans, Charlie Daniels Veterans Center). Both have strong GI Bill support.
Q: How far am I from VA healthcare in rural Tennessee?
A: Johnson City is 15 min to Mountain Home VA. Jackson is 90 min to Memphis VA. Chattanooga has VA clinic in city. Most major cities have VA clinics; specialty care at Nashville, Memphis, or Mountain Home.
Q: Does no income tax really offset Tennessee's high sales tax?
A: Yes, for military retirees. Sales tax is 9.46% average (highest nationally), but retirees with $50,000 pension save $2,500-$3,600 annually on state income tax vs. neighboring states. You'd need to spend $40,000+/year on taxable goods to break even—most retirees come out ahead.
Q: Which city has the best schools?
A: Franklin (Williamson County Schools, 9-10/10 rated). However, expensive ($898K median home). Knoxville suburbs (Farragut) and Nashville suburbs (Brentwood, Franklin) also have excellent schools (8-9/10).
Q: What's the cost of living difference between Nashville and Memphis?
A: Nashville median home $460K vs. Memphis $225K. Memphis is 51% cheaper for housing. However, Memphis has higher crime—neighborhood selection critical. Nashville offers better job market and quality of life.
Q: Are there jobs in Tennessee for veterans?
A: Yes. TN unemployment is 3.5% (below national average). Major employers (HCA, FedEx, Nissan, Vanderbilt, state government) actively recruit veterans. State government jobs now offer guaranteed interviews and hiring preference (2025 legislation).
Q: Can I afford Franklin on a military retirement?
A: Franklin median home is $898K. Unless you're 100% P&T disabled (property tax relief $3,500-$4,000/year) or have substantial other income, Franklin is expensive. Consider nearby Murfreesboro ($320K) or Clarksville ($310K) as affordable alternatives with Nashville proximity.
Last updated: 2025. Housing prices and cost of living reflect 2024-2025 market conditions.