Sam SmithTennessee stands out as one of the most budget‑friendly states in the U.S., thanks to its low overall cost of living, no state income tax, and diverse geography that offers everything from mountains to river valleys. While Nashville and Memphis dominate headlines, the real affordability lies in smaller cities and towns across West Tennessee, the Tri‑Cities in the northeast, and communities on the Cumberland Plateau. This list highlights 50 locations where housing, rent, and daily expenses remain accessible compared to national averages.
Top 50 Cheapest Cities In Tennessee
West Tennessee (Outside Memphis)
1. Brownsville (Haywood Co.)
Brownsville, the county seat of Haywood County, offers some of the lowest housing costs in West Tennessee. Located along I‑40 between Memphis and Nashville, it provides convenient access to larger metros while maintaining small‑town affordability. The community has historic charm, local schools, and essential services. While job opportunities are limited, Brownsville’s affordability and central location make it appealing for families, retirees, and commuters seeking budget‑friendly living in a town with deep cultural and agricultural roots.
2. Savannah (Hardin Co.)
Savannah, situated on the Tennessee River, is known for its proximity to Shiloh National Military Park. Housing prices are low, and the town offers essential amenities, schools, and healthcare. Outdoor recreation opportunities abound, with boating and fishing on the river. While employment options are modest, Savannah’s affordability and scenic location make it attractive for retirees and families. Its blend of history, natural beauty, and budget‑friendly living ensures a relaxed lifestyle in one of Tennessee’s most affordable river towns.
3. Lexington (Henderson Co.)
Lexington, dubbed “The Piano Capital of the World,” is a small city in Henderson County with affordable housing and a strong community atmosphere. The town offers essential services, schools, and healthcare, while maintaining a rural character. Housing costs are low compared to state averages, making it appealing for families and retirees. Lexington’s affordability, combined with cultural heritage and proximity to outdoor recreation, provides a balanced lifestyle. Its small‑town charm and budget‑friendly living make it a practical choice in West Tennessee.
4. Bolivar (Hardeman Co.)
Bolivar, the county seat of Hardeman County, is known for its historic courthouse square and affordable housing. Located near I‑40, it offers convenient access to larger cities while maintaining small‑town affordability. The community provides schools, healthcare, and essential services. While job opportunities are limited, Bolivar’s affordability and historic character make it appealing for families and retirees. Its blend of history, accessibility, and budget‑friendly living ensures a relaxed lifestyle in one of West Tennessee’s most affordable towns.
5. Ripley (Lauderdale Co.)
Ripley, located near the Mississippi River in Lauderdale County, offers very affordable housing and a strong sense of community. The town provides essential amenities, schools, and healthcare, while maintaining a rural character. Outdoor recreation opportunities are available along the river. While employment options are modest, Ripley’s affordability makes it attractive for families and retirees. Its blend of small‑town charm, natural surroundings, and budget‑friendly living ensures a practical lifestyle in one of Tennessee’s most affordable river communities.
6. Covington (Tipton Co.)
Covington, in Tipton County, is a Memphis exurb that remains affordable compared to the metro core. Housing prices are lower, and the town offers schools, healthcare, and essential services. Its location provides commuting access to Memphis while maintaining small‑town affordability. Covington’s affordability, combined with community spirit and accessibility, makes it appealing for families and retirees. While job opportunities are tied to the Memphis area, Covington provides a budget‑friendly lifestyle with convenient access to urban amenities and services.
7. Dyersburg (Dyer Co.)
Dyersburg, the county seat of Dyer County, serves as a regional retail and medical hub in West Tennessee. Housing prices are affordable, and the town offers schools, healthcare, and shopping. Its location along major highways provides convenient access to larger cities. While employment options are modest, Dyersburg’s affordability and amenities make it appealing for families and retirees. Its blend of small‑city services, accessibility, and budget‑friendly living ensures a practical lifestyle in one of West Tennessee’s most affordable communities.
8. Martin (Weakley Co.)
Martin, home to the University of Tennessee at Martin, is a college town with affordable housing and rental options. The presence of the university adds vibrancy and cultural life, while housing costs remain low compared to state averages. The town offers schools, healthcare, and essential services. While employment is tied to education and local commerce, Martin’s affordability and community spirit make it appealing for families, students, and retirees. Its blend of affordability, education, and small‑town charm ensures a balanced lifestyle.
9. Paris (Henry Co.)
Paris, located near Kentucky Lake, is known for its annual “World’s Biggest Fish Fry” festival. Housing prices are affordable, and the town offers schools, healthcare, and essential services. Outdoor recreation opportunities abound with boating and fishing on the lake. While employment options are modest, Paris’s affordability and scenic location make it attractive for retirees and families. Its blend of cultural events, natural beauty, and budget‑friendly living ensures a relaxed lifestyle in one of Tennessee’s most affordable lake communities.
10. Union City (Obion Co.)
Union City, located along the I‑69 corridor, is known for its historic downtown and affordable housing. The town offers schools, healthcare, and essential services, while maintaining a small‑town character. Housing costs are low compared to state averages, making it appealing for families and retirees. Union City’s affordability, combined with accessibility and community spirit, ensures a practical lifestyle. Its blend of history, amenities, and budget‑friendly living makes it one of West Tennessee’s most affordable and welcoming towns.
Most Affordable Cities & Towns in Tennessee (Table)
| # | City / Town | County | Region | Affordability Notes |
|---|---|---|---|---|
| 1 | Brownsville | Haywood | West TN | Very low home prices, limited job market |
| 2 | Savannah | Hardin | West TN | River town, low housing costs |
| 3 | Lexington | Henderson | West TN | Regional hub, inexpensive real estate |
| 4 | Bolivar | Hardeman | West TN | Quiet county seat, very affordable |
| 5 | Ripley | Lauderdale | West TN | Rural, among the cheapest in the state |
| 6 | Covington | Tipton | West TN | Memphis exurb, still relatively cheap |
| 7 | Dyersburg | Dyer | West TN | Retail/medical hub, low COL |
| 8 | Martin | Weakley | West TN | College town, affordable rentals |
| 9 | Paris | Henry | West TN | Near Kentucky Lake, low housing |
| 10 | Union City | Obion | West TN | I-69 corridor, inexpensive homes |
| 11 | Humboldt | Gibson | West TN | Manufacturing town, very low prices |
| 12 | Milan | Gibson | West TN | Small town, stable and cheap |
| 13 | McKenzie | Carroll | West TN | Rural, consistently low COL |
| 14 | Johnson City | Washington | NE TN (Tri-Cities) | Affordable metro with amenities |
| 15 | Kingsport | Sullivan | NE TN (Tri-Cities) | Strong value, planned city |
| 16 | Bristol | Sullivan | NE TN (Tri-Cities) | Historic, affordable border city |
| 17 | Elizabethton | Carter | NE TN | Mountain town, low housing |
| 18 | Greeneville | Greene | NE TN | Historic, strong community |
| 19 | Morristown | Hamblen | NE TN | Industrial base, good value |
| 20 | Newport | Cocke | NE TN | Gateway to Smokies, cheap housing |
| 21 | Rogersville | Hawkins | NE TN | Historic square, low costs |
| 22 | Erwin | Unicoi | NE TN | Scenic, small-town affordability |
| 23 | Mountain City | Johnson | NE TN | Very rural, extremely low COL |
| 24 | Sneedville | Hancock | NE TN | One of TN’s cheapest counties |
| 25 | Crossville | Cumberland | Cumberland Plateau | Retirement-friendly, affordable |
| 26 | Livingston | Overton | Plateau | Near Dale Hollow Lake |
| 27 | Jamestown | Fentress | Plateau | Rural, very inexpensive |
| 28 | Wartburg | Morgan | Plateau | Plateau core, low housing |
| 29 | Spencer | Van Buren | Plateau | Small town, extremely cheap |
| 30 | Celina | Clay | Plateau | Remote, among lowest costs |
| 31 | McMinnville | Warren | Highland Rim | Affordable with local industry |
| 32 | Manchester | Coffee | Highland Rim | I-24 access, still reasonable |
| 33 | Tullahoma | Coffee | Highland Rim | Aerospace jobs, good value |
| 34 | Dayton | Rhea | SE TN | Historic town, low prices |
| 35 | Athens | McMinn | SE TN | College town, affordable |
| 36 | Sweetwater | Monroe | SE TN | Manufacturing base, low COL |
| 37 | Harriman | Roane | East TN | Lakes nearby, inexpensive |
| 38 | Rockwood | Roane | East TN | Very affordable housing |
| 39 | Pikeville | Bledsoe | Sequatchie Valley | Rural, very low costs |
| 40 | Jasper | Marion | SE TN | River town, cheap real estate |
| 41 | Lawrenceburg | Lawrence | Middle TN | Affordable, historic |
| 42 | Shelbyville | Bedford | Middle TN | Low COL, regional hub |
| 43 | Fayetteville | Lincoln | Middle TN | Small-town affordability |
| 44 | Lewisburg | Marshall | Middle TN | Low housing costs |
| 45 | Columbia | Maury | Middle TN | Cheaper than Nashville suburbs |
| 46 | Clarksville | Montgomery | Middle TN | Fast-growing, still good value |
| 47 | Dickson | Dickson | Middle TN | Nashville-adjacent value |
| 48 | Lebanon | Wilson | Middle TN | Cheaper alternative to Mt. Juliet |
| 49 | Gallatin | Sumner | Middle TN | Relative affordability near Nashville |
| 50 | Smithville | DeKalb | Middle TN | Center Hill Lake, low housing |
Closing
Affordability in Tennessee comes with trade‑offs: rural towns may lack job opportunities or amenities, while areas near Nashville and Knoxville see rising prices due to growth. Still, the state offers a “sweet spot” in places like Johnson City, Clarksville, and Crossville, where low costs meet strong community and lifestyle appeal. Whether you’re seeking small‑town charm, outdoor adventure, or proximity to larger metros, Tennessee provides a wide range of affordable options for families, retirees, and newcomers looking to stretch their budget.