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How Much House Can I Afford in Nashville, TN?
The median home price in Nashville is $453,873, while the median household income is $82,499 per year. Using the 30% debt-to-income rule with a 6.36% (Freddie Mac PMMS · week of ) mortgage rate, 20% down, and $1,560/yr Tennessee homeowners insurance, you need $106,120/yr to afford it — $23,621 above the median income. On the median income, you can afford a home up to approximately $348,000.
29% income gap — a Nashville household at the $82,499 local median income falls $23,621 short of the $106,120/yr needed to qualify on a 20%-down PITI at today's 6.4% rate.
Nashville's cost of living index is 112 (national average = 100). The price-to-income ratio of 5.5x indicates a moderately challenging housing market for first-time buyers. The local property tax rate is 0.7%, adding $3,132/yr to ownership costs. Tennessee has no state income tax, which boosts take-home pay and purchasing power.
The median home value in Nashville is $453,873 (Zillow ZHVI), with median monthly rent running $1,784/mo. Monthly PITI on the median home — assuming 9% down at the 6.30% PMMS rate — runs about $2,947/mo. Median household income in Nashville is $82,499 — PITI consumes ~42.9% of gross annual income. Nashville's price-to-rent ratio (21.2x) tilts toward renting over buying — the national benchmark is ~16x. Nashville's cost-of-living index is 112, 12 points above the national baseline of 100 (BEA RPP). Tennessee has no state income tax on wages; Nashville's healthcare sector (HCA HQ, Vanderbilt) employs 1-in-4 workers.
Data as of · Sources: Zillow, Census ACS, Tax Foundation, Freddie Mac
See exactly what $X/mo PITI does to your Nashville, TN take-home — open the calc with city defaults.
Open the calculatorFind the max home price you qualify for in Nashville, TN given real PITI + DTI rules.
Income Needed to Buy a Home in Nashville
Based on 20% down, 6.4% 30-year fixed rate (Freddie Mac PMMS · week of ), and the 30% DTI rule. Includes principal, interest, property taxes, insurance, and PMI where applicable.
| Home Price | Income Needed | Monthly PITI | Down Payment |
|---|---|---|---|
| $200,000 | $49,680 | $1,242/mo | $40,000 |
| $300,000 | $71,880 | $1,797/mo | $60,000 |
| $453,873 * | $106,120 | $2,653/mo | $90,775 |
| $500,000 | $116,360 | $2,909/mo | $100,000 |
| $750,000 | $171,960 | $4,299/mo | $150,000 |
* Nashville median home price. Assumes 0.7% property tax, $1,560/yr Tennesseehomeowner's insurance (NAIC).
How Long to Save a 20% Down Payment in Nashville
Saving for $90,775 (20% of $453,873) on the median household income of $82,499.
At a 15% savings rate, it takes about 7.3 years to save a full 20% down payment in Nashville. Consider FHA loans (3.5% down) or conventional loans with PMI to accelerate your timeline.
Monthly Mortgage Cost Breakdown in Nashville
PITI breakdown for the median home ($453,873) at different down payment amounts.
| Down Payment | Principal | Interest | Taxes | Insurance | PMI | Total PITI |
|---|---|---|---|---|---|---|
| 3.5% ($15,886) | $407 | $2,321 | $261 | $130 | $182 | $3,302/mo |
| 5.0% ($22,694) | $401 | $2,285 | $261 | $130 | $180 | $3,256/mo |
| 10.0% ($45,387) | $379 | $2,165 | $261 | $130 | $170 | $3,106/mo |
| 20.0% ($90,775) | $337 | $1,924 | $261 | $130 | $0 | $2,653/mo |
Based on 6.4% 30-year fixed rate (Freddie Mac PMMS · week of ), 0.7% property tax, $1,560/yr Tennessee homeowners insurance (NAIC). PMI at 0.5% of loan balance for down payments below 20%.
Rent vs. Buy Analysis in Nashville
Comparing median rent of $1,784/mo to owning the median home ($453,873) with 20% down.
5-Year Cost Comparison
Verdict: Buying is favorable within 3 years in Nashville. Owning costs $869/mo more than renting, but builds equity over time.
Nearby Cities by Affordability
Compared by price-to-income ratio (lower is more affordable). All data uses median home prices and household incomes.
| City | Median Home | Median Income | Price/Income | Property Tax |
|---|---|---|---|---|
| Nashville, TN | $453,873 | $82,499 | 5.5x | 0.7% |
| Memphis, TN | $195,000 | $50,200 | 3.9x | 0.7% |
| Clarksville, TN | $235,000 | $56,400 | 4.2x | 0.7% |
| Chattanooga, TN | $270,000 | $57,800 | 4.7x | 0.7% |
| Knoxville, TN | $285,000 | $58,000 | 4.9x | 0.7% |
| Murfreesboro, TN | $375,000 | $68,500 | 5.5x | 0.9% |
Local context: Nashville, TN
Housing economics in Nashville, TN. The median home value runs 26.8% above the U.S. baseline for Nashville, TN is $453,873 per Zillow's home-value index. Median rent runs $1,784 a month per Zillow ZORI, cheaper than the national $1,850 baseline. Effective property tax sits at 0.69% of assessed value, below the 0.99% national average tracked by the Tax Foundation. Lenders in Nashville, TN have quoted 6.36% on the 30-year fixed product over the trailing four-week window per Freddie Mac PMMS — the prevailing posted rate before any borrower-specific lock-ins.
Income and tax climate. Median household income in Nashville, TN reaches $82,499 per the ACS five-year vintage, pulling above the $78,538 U.S. median. TN's top marginal state income tax bracket lands at 0.00% — one of nine states that levies no broad-based income tax, shifting the revenue burden onto sales, property, and severance levies. BEA's Regional Price Parity scores Nashville, TN at 112.0 (national = 100), meaning a dollar in Nashville, TN buys 89¢ of national purchasing power.
How Nashville, TN's numbers shape the calculator. The mortgage payment, refinance, PMI, and home-affordability calculators all run on three local inputs that swing the answer materially: the prevailing 30-year fixed rate, the effective property tax rate as a share of home value, and the homeowners-insurance premium that the average policyholder is paying for the same coverage envelope. Nashville, TN-specific values for each of those are pre-loaded above so the calculator's default scenario reflects what an actual buyer would see at closing, not a national average that smooths over the differences. Override any field to test a different scenario; the math reruns instantly in your browser without sending the inputs anywhere.
Local context as of 2026-05-31. Live data sources are listed in the Sources section below; each metric carries its own retrieval date.
Nashville, TN versus the U.S. baseline
How does Nashville, TN stack up against the national average on the metrics that drive the calculators on this page? The table below pairs the Nashville, TN-specific reading against the U.S. baseline so you can see at a glance whether your local scenario runs above or below typical. Three to five percentage points of difference on most of these inputs translates into meaningful changes in calculator output — for example, a 50-basis-point difference in mortgage rate moves the monthly payment on a $400,000 30-year loan by roughly $130.
| Metric | Nashville, TN | U.S. baseline | Difference |
|---|---|---|---|
| Median home value[zillow] | $453,873 | $358,000 | 26.8% |
| Median monthly rent[zillow] | $1,784/mo | $1,850/mo | -3.6% |
| Property tax rate (effective)[tax-foundation] | 0.69% | 0.99% | -30.3% |
| Cost-of-living index[bea-rpp] | 112.0 | 100.0 | 12.0 pts |
How to use the Home Affordability Calculator
Walk through the home-affordability check with Nashville, TN defaults pre-loaded from primary sources.
- Pre-fill with local dataEach calculator on this page loads with state- or city-specific defaults pulled live from primary sources (FRED, BLS, Zillow, Freddie Mac PMMS, IRS, BEA). The blue values shown next to each input are the local averages so you can see how your scenario compares to the typical case before changing anything.
- Override the inputs you controlChange any field to model your actual situation. The math reruns in your browser the moment you change a value — no signup, no API call, no data transmission. Hover over the small (i) icon next to each label to see the formula that field feeds and where the default came from.
- Read the derived valuesThe result panel shows the primary calculation (monthly payment, take-home pay, savings projection, etc.) plus the intermediate values that drive it. Each line item is labeled with the formula component it represents so you can verify the arithmetic against any agency publication, textbook, or competing calculator.
- Adjust assumptions and re-runMost calculators have a section for assumption inputs that are easy to overlook — annual raises, expected return, inflation, vacancy rate, depreciation schedule, marginal vs. effective tax treatment. The defaults are conservative; aggressive scenarios usually require explicit overrides.
- Save to "My Numbers"When the inputs match your reality, click Save to "My Numbers". The values persist to your device's local storage (IndexedDB) and reload automatically on your next visit. Nothing is transmitted to any CalcFi server — the saved-state feature is deliberately client-side only for privacy.
- Compare scenarios side by sideMost calculators offer a comparison view that shows two or more scenarios side by side. Use this to model decision points: 15-year vs 30-year mortgage, Roth vs Traditional IRA, salary vs hourly, lease vs buy. The comparison view also produces a shareable summary you can download as PNG or PDF.
First-Time Buyer Programs in Tennessee
If the $90,775 20%-down target in Nashville feels out of reach, Tennessee's housing finance agency runs assistance programs that can cut the up-front cash requirement, the rate, or both. Eligibility varies — confirm directly with the program administrator.
- Great Choice Home Loan
- Great Choice Plus
- Homeownership for Heroes
Source: Tennessee Housing Finance Agency program inventory (NAIC + state agency feeds).
Affordability Signals for Nashville
Buy vs rent in Nashville
Monthly PITI on the $453,873 median home in Nashville is ~$2,947/mo — vs a $1,784/mo median rent. Rent burden on median household income is 25.9%, which falls within the recommended 30% guideline for housing costs.
Affordability gap in Nashville
At the $82,499 median income and a 28% DTI ceiling, a median household can absorb ~$1,925/mo in housing. Qualifying for the median home requires roughly $126,300 in annual income; approximately 1275% of median-income households fall below that threshold.
Property tax in Nashville
Nashville's effective property tax rate is 0.69%, producing a ~$3,132 annual bill on the median home — above the state median bill of $2,308 and the 1.07% national average.
Commute cost in Nashville
Commute time in Nashville averages 27 minutes per ACS. Estimated annual commute cost runs about $3,600 (Census ACS) — a cost that should be added to housing expenses when calculating total household affordability.
Housing market velocity
Homes in Nashville spend a median of 35 days on market (Redfin Data Center), reflecting a moderately active market. Nashville ZHVI rose 56% from 2020-2023; inventory shortage continues despite record apartment completions in 2024.
Relative cost of living
Nashville's BEA RPP is 112 — 12 points above the national baseline (100) and 20 points above Tennessee's state index of 92. Housing costs drive the largest share of city-level COL variance; food, transport, and healthcare show narrower geographic dispersion per BEA data.
Job market in Nashville
Nashville's unemployment rate is 2.9% (BLS), vs the 4.1% national rate. Top employing industries: Healthcare, Music/Entertainment, Hospitality, Finance. Local employment underpins housing demand; the wage level of that job market determines what price tier the city can sustainably support.
Related Calculators for Nashville
More Nashville Resources
Frequently Asked Questions
What is the median home price in Nashville, TN?
The median home price in Nashville is $453,873 (Zillow ZHVI, 2026-05-31). The city's cost of living index is 112 (national average = 100), and the median household income is $82,499.
How much income do I need to buy a home in Nashville?
To afford the median home of $453,873 in Nashville with 20% down and a 6.4% mortgage rate, you need a household income of approximately $106,120 per year. This is based on the 30% debt-to-income rule, where your monthly PITI payment of $2,653 should not exceed 30% of gross monthly income.
How much is property tax in Nashville?
The effective property tax rate in Nashville is 0.7%. On the median home price of $453,873, that equals approximately $3,132 per year or $261/month.
Should I rent or buy in Nashville?
The median monthly rent in Nashville is $1,784, while monthly PITI on the median home (20% down) is $2,653. Buying is favorable within 3 years in Nashville. Over 5 years, renting costs approximately $113,658 total, while buying costs $263,571 but builds $175,960 in equity.
What down payment do I need for a home in Nashville?
A 20% down payment on the median Nashville home ($453,873) is $90,775. FHA loans accept as little as 3.5% ($15,886), though that requires mortgage insurance.
What share of Nashville households cannot afford the median home?
At today's 6.4% mortgage rate, a Nashville household earning the $82,499 local median income falls roughly $23,621 short of the $106,120 needed to qualify on a 20%-down PITI — about 29% short. That gap puts the median home out of reach for the typical median earner.
What is the median household income in Nashville?
Nashville's median household income is $82,499/yr (Census ACS). The cost-of-living index is 112 (US = 100).
How does Nashville compare to Tennessee statewide?
Nashville's median home ($453,873) and rent ($1,784/mo) sit alongside Tennessee statewide medians, which the table on this page benchmarks against.
Where does the data come from?
Nashville numbers are pulled from Zillow ZHVI/ZORI (home values, rent), the U.S. Census Bureau ACS (income, demographics), and local assessor data (property tax). Each value is timestamped on the page.
How often is the Nashville affordability data updated?
Source feeds (Zillow, Freddie Mac PMMS, Census ACS) refresh on their native cadence — hourly for rates, monthly for ZHVI/ZORI, annually for ACS. Page caches revalidate every 24 hours via Next.js ISR.
Does this affordability check replace mortgage advice?
No. The Nashville affordability calculator is educational reference using public data and standard formulas. It is not personalized mortgage, tax, or financial advice. Talk to a licensed loan officer before signing.
Can median-income households afford the median home in Nashville?
With a ~$2,947 monthly PITI and $82,499 median income, housing would consume ~42.9% of gross annual income. Qualifying under the 28% DTI rule requires ~$126,300 in annual income. Educational reference only.
Is it better to rent or buy in Nashville?
Nashville's price-to-rent ratio (21.2x) tilts toward renting — above 20x, buying is generally expensive relative to renting.
What is the annual property tax bill on the median home in Nashville?
Approximately $3,132/yr at the 0.69% effective rate on the $453,873 median home. The national average effective rate is 1.07%.
What share of median income goes to rent in Nashville?
The $1,784/mo median rent represents 25.9% of the $82,499 median household income. The recommended housing cost threshold is 30%; Nashville falls within that guideline. Educational reference only.
How much does commuting cost in Nashville?
Average commute time in Nashville is 27 minutes per ACS. Estimated annual commute cost runs about $3,600 — a cost frequently overlooked when calculating true household affordability. Educational reference only.
How does the cost of living in Nashville compare to the national average?
Nashville's BEA RPP index is 112, 12% above the national baseline of 100. For a household earning the national median income of $77,540, this translates to ~$9,305/yr in purchasing power difference. Educational reference only.
Explore Home Affordability in Other Cities
Sources & Citations
- Zillow Research — ZHVI (home values) & ZORI (rent index) — zillow.com/research/data
- HUD Fair Market Rents — 50th-percentile 2-bedroom rent used as affordability floor — huduser.gov/fmr
- U.S. Census Bureau — American Community Survey (ACS) for median household income — census.gov/acs
- Tax Foundation — effective property tax rates by jurisdiction — taxfoundation.org
- Freddie Mac PMMS — weekly national average 30-year fixed mortgage rates — freddiemac.com/pmms
- National Association of Realtors — median sales price and affordability data — nar.realtor/research
- NAIC Homeowners Insurance Report — state-level average HO-3 premiums — naic.org
Methodology & Assumptions
Median home price uses Zillow Home Value Index (ZHVI)[1]. Median rent uses ZORI; where ZORI is unavailable we fall back to HUD Fair Market Rent[2].
Median household income is the Census ACS 5-year estimate[3].
Property tax rate is the effective rate from the Tax Foundation[4]. Actual millage varies by county.
Mortgage calculations use 6.4% (Freddie Mac PMMS · week of ) national average 30-year fixed rate (PMMS)[5], 30-year term, $1,560/yr Tennessee average homeowners insurance from NAIC[7], and 0.5% PMI when down payment is below 20%.
"Income needed" uses the 30% front-end DTI rule: monthly PITI ≤ 30% of gross monthly income. The price-to-income ratio (P/I) is computed as median home price / median household income; 3x or below is generally considered affordable, 4–6x challenging, 6x+ severely unaffordable.
Rent vs. buy assumes 3% annual rent inflation, 3.5% annual home price appreciation, 3% closing costs, and compares 5-year cumulative cost. "Breakeven year" is where cumulative ownership cost minus equity falls below cumulative rent.
Federal tax in the take-home calculation uses IRS single filer, standard deduction; state tax applies the top-marginal rate after state standard deduction; FICA = 6.2% SS + 1.45% Medicare.
Context for median sales price cross-references the NAR[6] where applicable.
Last reviewed reflects the maximum retrievedAt timestamp across all sourced data feeding this page.
Home price data from Zillow[1] / NAR[6] (2024–2025). Income data from Census ACS[3]. Property taxes from Tax Foundation[4]. Mortgage calculations assume 6.4% 30-year fixed rate[5], $1,560/yr Tennessee homeowners insurance[7], 0.5% PMI. DTI uses 30% front-end rule. Rent vs. buy assumes 3% annual rent increases and 3.5% annual home appreciation. Last reviewed .