By Randy Whetsell
What does it cost to live in Clarksville TN?
In 2026, Clarksville remains a comparatively attainable Southern market, with home prices generally in the low-to-mid $300,000s, typical rents around $1,300 to $1,500 per month, moderate property taxes, and no Tennessee state income tax on wages.
Your actual cost of living will depend on housing, commuting distance, household size, utilities, insurance, and lifestyle. This guide provides practical planning ranges for prospective residents moving to Clarksville, Montgomery County, Fort Campbell, or the Nashville region.
For broader relocation planning, review Haus’s moving to Clarksville guide and Clarksville community resources.
Housing Costs in Clarksville TN
Housing is usually the largest part of your monthly budget. Recent 2026 local market reporting places the Clarksville median home price at approximately $325,000, although closed-sale prices may vary by neighborhood, property condition, size, and location.
For current market context, RealTracs provides MLS search and market analytics used by real estate professionals across Tennessee and surrounding states. A local buyer’s budget should also account for property taxes, homeowners insurance, maintenance, utilities, and possible HOA fees.
Typical Clarksville home prices
| Home price | Approximate 10% down payment | Estimated loan amount |
|---|---|---|
| $275,000 | $27,500 | $247,500 |
| $325,000 | $32,500 | $292,500 |
| $375,000 | $37,500 | $337,500 |
| $425,000 | $42,500 | $382,500 |
These figures do not include closing costs, inspections, moving expenses, prepaid taxes, insurance, or lender-specific fees. Depending on your loan program, you may qualify for a lower down payment or a VA loan, particularly if you are connected to Fort Campbell or military service.
Typical Clarksville rental costs
Rental prices vary considerably depending on whether you choose an apartment, townhome, or single-family home. As a general 2026 planning range:
- Studio: Approximately $825 to $900 per month
- One-bedroom apartment: Approximately $1,015 to $1,100
- Two-bedroom apartment: Approximately $1,200 to $1,300
- Three-bedroom rental: Approximately $1,500 to $1,800 or more
- Single-family rental homes: Commonly $1,600 to $1,800, depending on location and condition
Northwest Clarksville and areas near Fort Campbell may be especially competitive because of military-related demand. Exit 1 through Exit 4, St. Bethlehem, Sango, and neighborhoods near Austin Peay State University each offer different combinations of convenience, space, and monthly cost.
Renting first can be a sensible choice if you are still learning Clarksville’s commute patterns, school zones, and neighborhoods. Buying may be more appropriate once your employment location and long-term plans are established. Haus can help you compare both options through buying a home in Clarksville.
Montgomery County Property Taxes
Property taxes in Tennessee are calculated using the property’s assessed value rather than simply applying a rate to the full purchase price.
Residential property is generally assessed at 25% of its appraised value. Montgomery County’s published county rate is $2.10 per $100 of assessed value. Properties located inside Clarksville city limits also pay a city property tax, commonly listed at approximately $1.01 per $100 of assessed value.
For a $325,000 home, a rough planning calculation would be:
- Appraised value: $325,000
- Residential assessed value: $81,250
- County tax at $2.10: Approximately $1,706 per year
- City tax at approximately $1.01, if applicable: Approximately $821 per year
- Estimated combined city and county total: Approximately $2,527 per year, or $211 per month
This is a budgeting illustration, not a tax quote. Your bill may differ based on the official appraisal, city limits, exemptions, reassessment, and the tax year in effect. Confirm the exact amount with your lender, title company, or the appropriate Montgomery County and Clarksville tax offices before closing.
Properties outside Clarksville city limits may not pay the city portion, but they can have different utility providers, longer commutes, or other location-specific expenses.
Tennessee Has No State Income Tax on Wages
One important Clarksville cost-of-living advantage is Tennessee’s tax structure. Tennessee does not impose a state income tax on wages or salaries. The former Hall income tax on certain investment income was fully repealed for tax periods beginning in 2021.
That does not mean you will have no taxes. You should still budget for:
- Property taxes
- Sales tax
- Vehicle registration and local fees
- Homeowners or renters insurance
- Fuel and transportation costs
- Business or investment-related taxes, where applicable
For many households relocating from a state with an income tax, the absence of a wage-based state income tax can make a meaningful difference in take-home pay.
Utilities and Monthly Household Expenses
Utility expenses depend on square footage, insulation, appliance efficiency, weather, and personal usage. A reasonable starting budget for a standard three-bedroom home may include:
- Electricity: Approximately $120 to $200 per month
- Water, sewer, and trash: Approximately $60 to $100
- Internet: Approximately $60 to $90
- Natural gas, if applicable: Variable by season and usage
That places a basic utility budget in the range of approximately $240 to $390 per month, before mobile phone service, streaming subscriptions, security systems, and other household expenses.
Inside Clarksville city limits, electric service is generally associated with CDE Lightband. Some Montgomery County addresses are served by Cumberland Electric Membership Corporation. Water, sewer, and gas service may be provided through Clarksville Gas & Water or another local provider, depending on the address.
Before signing a lease or purchase contract, ask which utilities are included, whether deposits are required, and whether the property has service limitations. Rural and newly constructed properties may require additional setup time.
Commuting to Fort Campbell or Nashville
Transportation costs can change your Clarksville budget as much as housing.
Fort Campbell is immediately northwest of Clarksville. Many residents in Northwest Clarksville can reach major gates in approximately 15 to 25 minutes under normal conditions. Gate traffic, security procedures, shift changes, construction, and weather can extend that drive.
Nashville is approximately 50 to 55 miles from central Clarksville by Interstate 24. A one-way commute can range from roughly 45 to 70 minutes, depending on your origin, destination, and traffic. Clarksville does not offer extensive commuter rail service, so most Nashville commuters drive.
To estimate fuel usage, consider your round-trip mileage:
- A 40-mile daily round trip at 25 miles per gallon equals approximately 35 gallons per month over 22 workdays.
- A 110-mile daily round trip at 25 miles per gallon equals approximately 97 gallons per month over 22 workdays.
Those estimates do not include parking, maintenance, tires, insurance, or tolls. Drive your prospective route during your actual work hours before choosing a neighborhood. A property that appears close on a map may feel very different during morning traffic or Fort Campbell gate congestion.
Monthly Mortgage Costs at 2026 Price Points
Freddie Mac’s Primary Mortgage Market Survey reported a national average 30-year fixed mortgage rate of 6.66% as of August 27, 2026. Freddie Mac’s survey is a national benchmark, not a personalized quote. Your rate may differ based on credit, loan type, down payment, property, points, and lender.
The following principal-and-interest estimates assume a 30-year fixed loan, 10% down, and a 6.66% interest rate:
| Home price | Loan amount | Estimated principal and interest |
|---|---|---|
| $275,000 | $247,500 | Approximately $1,590/month |
| $325,000 | $292,500 | Approximately $1,879/month |
| $375,000 | $337,500 | Approximately $2,169/month |
| $425,000 | $382,500 | Approximately $2,459/month |
These payments exclude property taxes, homeowners insurance, mortgage insurance, HOA dues, and maintenance.
What a quarter-point change could mean
On a $292,500 loan, reducing the interest rate from 6.66% to 6.41%: a quarter-point decrease: would lower the estimated principal-and-interest payment from approximately $1,879 to $1,832 per month.
That is a difference of roughly $47 per month, or approximately $564 per year. A quarter-point change may not sound substantial, but it can affect your qualifying payment, cash-flow comfort, and long-term interest expense. Ask your lender to compare the rate, points, closing costs, and total loan cost rather than focusing only on the advertised interest rate.
Randy Whetsell’s Clarksville Budgeting Advice
Haus expert Randy Whetsell recommends that relocating households build their Clarksville budget around the full monthly cost of living: not just the advertised rent or mortgage payment.
Before you move, compare:
- Housing payment
- Property taxes and insurance
- Utilities
- Fuel and vehicle maintenance
- Childcare or school-related costs
- Moving expenses and deposits
- Emergency savings and home maintenance
Randy also encourages buyers to review commute time before becoming attached to a property. A lower purchase price may not be a bargain if it creates a long daily drive, higher fuel costs, and less time with your family.
Is Clarksville TN Affordable in 2026?
For many households, Clarksville offers a practical balance of housing access, employment opportunities, Fort Campbell proximity, and regional connectivity. It may be more affordable than larger nearby markets, but affordability is personal.
A renter may find a two-bedroom apartment near $1,250 per month, while a buyer purchasing near the $325,000 median may have a principal-and-interest payment near $1,879 before taxes and insurance. Your best option depends on your timeline, available cash, credit profile, commute, and long-term plans.
Talk with Haus about moving to Clarksville TN
If you are relocating for Fort Campbell, moving from Nashville, buying your first home, or looking for a Clarksville rental, experienced local guidance can help you make a confident decision.
Talk with Haus about moving to Clarksville TN and explore Haus’s Clarksville relocation resources. Our dedicated team can help you compare neighborhoods, understand current market conditions, evaluate homes and rentals, and plan each step of your move.
#MovingToClarksville #ClarksvilleTN #CostOfLivingClarksvilleTN #ClarksvilleRealEstate #ClarksvilleRentals #FortCampbell #TennesseeRelocation #ClarksvilleHomes #MontgomeryCountyTN #NashvilleCommute #BuyAHomeInClarksville #ClarksvilleTNRelocation
