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Clarksville TN Cost of Living [2024] 💰 | What’s the Average Cost of Living in Clarksville TN?

Last Updated on: 23rd February 2024, 10:20 pm

Planning to relocate to Clarksville? One of many questions you may have is what you should expect from the cost of living. Tennessee is one of the most affordable states, and Clarksville is no exception with a cost of living close to the state average.

Here’s a complete guide to the Clarksville TN cost of living and how it compares to Nashville and other major cities in Tennessee.

Clarksville TN Cost of Living Index

The Clarksville cost of living index is 89. That means the cost of living in Clarksville TN is 11% lower than the national average. It’s slightly lower than the Tennessee cost of living index of 90.

Groceries are slightly lower than average in Clarksville while health care and utilities are very close to the national average. The affordable Clarksville, TN housing market and low transportation costs are mostly responsible for the city’s affordable living.

Cost of Items, Utilities, Gas & Groceries in Clarksville

Here’s how much you will pay on average for common items in Clarksville.

  • Milk (1 gallon): $4.08
  • Loaf of bread: $2.70
  • Eggs (1 dozen): $2.09
  • Beef round (1 pound): $6.38
  • Chicken fillets (1 pound): $5.58
  • Apples (1 pound): $2.82
  • Inexpensive restaurant meal: $16.50

Clarksville TN Utilities

There are two main utility providers in Clarksville:

The average water bill in Clarksville TN is $73.70 to $104.05. Water and sewer rates are based on usage. The current water rates through July 1, 2024, are $4.07 per 1,000 gallons of water (plus $8.07 per 1,000 for sewer). The rate is set to increase in 2024.

  • 5,000 gallons: $28.35 water + $45.35 sewer = $73.70 bill
  • 7,500 gallons: $38.53 water + $65.53 sewer = $104.05 bill

The average family uses 9,000 gallons of water per month in the United States.

Natural gas rates are published online. The January 2024 residential gas rates within the city limits are:

  • Monthly meter charge: $12.05
  • Usage charge per 100 cf: $0.088
  • Commodity charge per 100 cf: $0.3995

The average rate for natural gas in Tennessee is $11.90 per 1,000 cf. That’s well below the national average of $16.70.

CDE Lightband is the Clarksville TN electric company. Clarksville electricity rates as of January 2024 are:

  • $24.46 monthly residential service charge
  • $0.09876 per kWh
  • Grid access charge of $1.57 to $5.23 based on usage

Clarksville Housing Market – Median Home Price in Clarksville Tennessee

The Clarksville TN median home price is $300,000 or $179 per square foot. That’s up 9% year-over-year. Most homes for sale in Clarksville are single-family homes, but there are many townhomes and condos in the city.

Here are median home prices in the largest Clarksville neighborhoods.

Clarksville, TN Median Home Prices by Neighborhood
Neighborhood Median Sales Price Price Per Square Foot
Kenwood $326,000 $205
Hillwood $293,000 $178
Cumberland Hills $287,000 $211
Ashland Hills $282,000 $144
Woodlawn Estates $280,000 $217
Red River $262,000 $200
Ringgold $245,000 $190
New Providence $217,000 $166
Madison Street $97,000 $242

Looking for new construction? The median price for new homes in Clarksville is $310,000. New construction has a larger share of condo and townhome communities compared to existing housing, hence the similar median price.

Here are a few popular new home developments and typical home prices.

  • Liberty View: New townhomes in the Hillwood neighborhood. Two-bedroom townhomes are priced in the $220s.
  • Woodland Hills Townhomes: New townhomes in the Greenwood area. Two-bedroom townhomes are priced in the $230s.
  • Cardinal Creek: Single-family homes starting in the low $300s.
  • Summerfield: New subdivision of single-family homes in the high $300s.
  • Poplar Hill: New single-family home community near Sango in the mid-$300s to mid $400s.

Clarksville Rental Market – Average Rent in Clarksville TN

About 41% of the Clarksville population rents. The city’s homeownership rate of 59% is lower than average for the metro area (64%) and the state (67%). That means you’ll find plenty of options for renting!

The average rent in Clarksville TN is $1,220 for an average 985-square-foot apartment according to Rentcafe. That’s 28% below the national average.

You’ll find a range of affordable apartments and luxury new apartment communities. Most apartment buildings in Clarksville were built in the 1980s and these tend to be the most affordable options.

Here are some of the most popular Clarksville apartments:

  • Addison at Rossview: $1,185 to $1,665 for one- to three-bedroom apartments in a gated, pet-friendly community
  • The Residences at 1671 Campbell: Starting at $964 for one- and two-bedroom apartments with walk-in closets and a pool
  • Eagles Crest at Wallace: $850 to $1,115 for one- and two-bedroom apartments with a dog park featuring agility equipment and public transportation access
  • Belle Forest at Memorial: Starting at $910 for studio to three-bedroom apartments with a dog park, 24-hour fitness center, 24-hour laundry, play area, and pool
  • The Bluffs Over Cumberland: $1,080 to $1,275 for one- and two-bedroom apartments in the Greenwood area

If you’re looking for luxury apartments in Clarksville TN, check out these new communities.

Average Salary & Household Income in Clarksville

How much do you need to earn to afford the Clarksville TN cost of living? There are many ways to answer this.

The median household income in Clarksville is $63,723. That’s slightly lower than the Clarksville TN-KY metro area and the Tennessee median of $65,254. The U.S. median household income is $75,149.

The average salary in Clarksville is $58,000 or $17.06 per hour according to Payscale. Here’s average pay for common jobs:

  • Human Resources Manager: $63,600
  • Office Manager: $55,800
  • Logistics Manager: $79,500
  • Certified Nurse Assistant (CNA): $14/hour
  • Licensed Practical Nurse (LPN): $23/hour
  • Registered Nurse (RN): $27/hour

According to the BLS, the average hourly wage in the Clarksville metro area is $22.19, about 25% below the national average. Employment in the region is concentrated in food service and preparation, production, and education. The average salary in major occupations includes:

  • Legal: $37.87
  • Community and social services: $22.86
  • Education: $23.12
  • Health care practitioners and technical: $37.51
  • Health care support: $16.11
  • Office and administrative support: $18.87

According to the MIT Living Wage Calculator, the living wage for a single adult with no children is $14.89 for the Clarksville metro area. Two adults with two children need to earn $12.08 each or $24.64 with just one working adult.

The Family Budget Calculator from the Economic Policy Institute measures the income a family of four needs for a modest standard of living. A family needs to earn $76,400 or $6,367 per month to afford the Clarksville TN cost of living. This includes child care and taxes.

Income, Sales & Property Tax in Clarksville

Moving to Tennessee from another state? One reason the cost of living in Tennessee is so low is it’s one of the most tax-friendly states in the country. Here’s an overview of Clarksville, Tennessee taxes.

Clarksville TN Sales Tax Rates

The Tennessee state sales tax rate is 7.0%. The Clarksville local sales tax is 2.5% for a combined tax rate of 9.5% in Clarksville. 100% of the local sales tax in Clarksville goes toward schools.

The average Tennessee sales tax is 9.55%. Local sales tax rates are capped at 2.75%. This is the second-highest combined sales tax rate in the country, but taxes are limited in several ways.

  • Motor vehicles have a 7% state sales tax plus 2.75% state tax on the sales price between $1,600 and $3,200
  • Local sales tax only applies to the first $1,600 taxable on any single item
  • Prescription drugs are exempt from sales tax
  • Unprepared food and ingredients (groceries) have a lower combined sales tax rate of 8.5%

Tennessee is one of just 13 states with a sales tax on groceries, but the tax rate is lower. In 2023, due to a state budget surplus, Tennessee had a moratorium on state and local sales taxes on groceries for three months. A recently introduced bill would increase cigarette taxes by 200% to permanently eliminate the grocery tax in Tennessee.

Clarksville Property Tax

Property taxes in Tennessee are well below the national average. The Clarksville TN property tax rate for 2023/2024 is $4.22 per $100 in assessed value.

  • Montgomery County property tax: $2.99 per $100 of assessed value
  • City of Clarksville property tax: $1.23 per $100 of assessed value
  • Total rate in city limits: $4.22 per $100 of assessed value

In Tennessee, property taxes are based on assessed value. For residential properties, the assessed value is 25% of appraised market value.

For a home with an appraised market value of $300,000, the assessed value would be $75,000. This results in a property tax bill of $3,165 including $2,243 in county and $923 in city property tax.

You can use the property tax calculator on the Montgomery County Assessor website to calculate values and property taxes.

Clarksville and Montgomery County participate in the state-funded property tax relief program. The state pays all or some of the property taxes owed for qualifying applicants. To qualify for tax relief, you must be 65 or older or totally and permanently disabled.

Income Tax in Tennessee

Tennessee has no individual income tax in most cases. Earned income and payrolls are not taxed, but there is an individual income tax (Hall tax) on interest from notes, bonds, and dividends above a certain threshold.

Clarksville Cost of Living vs Nashville & Major Tennessee Cities

How does the Clarksville TN cost of living compare with other Tennessee cities? Here’s a comparison with home prices, rent, property tax rates, and overall cost of living indexes (COLI).

Cost of Living in Major Tennessee Cities

COLI Average rent Median home price Property tax rate*
Memphis 86 $1,080 $170,000 $6.16
Clarksville 89 $1,220 $300,000 $4.22
Chattanooga 90 $1,400 $320,000 $4.49
Knoxville 92 $1,680 $305,000 $4.58
Murfreesboro 101 $1,565 $417,000 $2.82
Nashville 105 $1,760 $450,000 $3.25**
* Rate per $100 of assessed value (25% of appraised market value)
** Urban Services District

When comparing the cost of living, remember to look at the big picture. While the property tax rate is higher in Clarksville vs Nashville, Nashville residents have a much higher tax burden thanks to a median home price that’s 50% higher. Average income also plays a big role in the average cost of living.

Does Clarksville sound like the right city for you? With affordable living and a great quality of life, it’s easy to see why families and retirees alike love life in Clarksville, Tennessee.

Call 6th Man Movers at (615) 434-8272 for a free, personalized moving quote from our 5-star movers in Clarksville today!


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