Cost of Living in Nashville, TN: 2026 Housing, Taxes and Bills, Compared With Franklin and Spring Hill

You're comparing a home in Nashville with one in Franklin, and the numbers pull in opposite directions. The Nashville house costs less. Its tax rate runs about 80% higher than the lower Franklin rate. Which one costs you less each month depends on the address. Every figure below is dated and comes from a government agency, a utility or Realtor.com's public data.

I've been part of more than 500 transactions and more than $500 million in career sales. I live in Thompson's Station, and my office is at 231 Public Square in Franklin. If you're weighing Nashville against Franklin, Thompson's Station or Spring Hill, DM me, text or call 615-392-1186.

What is the average cost of living in Nashville, TN?

Nashville's cost of living comes to about 3.7% below the national average overall, and no single dollar figure covers it. The line items as of October 2026:

Nashville and Davidson County have been one government, the Metropolitan Government of Nashville and Davidson County, since April 1, 1963. Six satellite cities keep their own city governments within it: Belle Meade, Berry Hill, Forest Hills, Goodlettsville, Oak Hill and Ridgetop. The Census figures here are for Nashville-Davidson (balance), which leaves those six out. The Realtor.com price covers all of Davidson County.

What is the cost of living index for Nashville?

The Nashville metro's all-items price level was 96.3 in 2024, with the U.S. set at 100, per the Bureau of Economic Analysis. That puts Nashville about 3.7% below the national average. BEA's parities cover the whole Nashville-Davidson, Murfreesboro and Franklin metro, so this index can't separate Nashville from Franklin.

For inflation, the Bureau of Labor Statistics South region index rose 3.4% over the 12 months ending September 2026.

How much do homes and rent cost in Nashville?

The median listing price in Davidson County was $525,000 in September 2026, down about 4.5% from $549,900 a year earlier, per Realtor.com's public data. The county had 4,621 active listings, up about 11% from a year earlier, and the median home had been on the market 68 days.

Census numbers run lower because they measure what owners and renters reported from 2020 to 2024. In Nashville-Davidson, the median home value is $413,600, median gross rent is $1,586 a month, and median owner costs with a mortgage are $1,898 a month. Use those to compare places and the Realtor.com figure for asking prices today.

A $525,000 purchase with 20% down is a $420,000 loan. At 7.27%, Mortgage News Daily's 30-year index on October 30, 2026, principal and interest come to about $2,871 a month. Add about $308 a month in Urban Services District property tax, $138 for electric and $86 for water, sewer and stormwater, and you're at about $3,403 a month before homeowners insurance, gas, food and a car.

Rates, APRs, buydowns and builder incentives on this page are published by the builder or lender named, were read on the date shown, and can change or end without notice. They are not an offer of credit from me or eXp Realty, and I am a licensed Realtor (TREC 369038), not a mortgage lender. Confirm the current terms, APR, eligibility and any lender requirement in writing with the builder or lender before you rely on them.

My Nashville, TN page has the homes for sale and the area by ZIP code. Coming from out of state? Start with my moving to Tennessee guide.

What are property taxes in Nashville, TN?

For fiscal year 2026-27, Metro Nashville's property tax rate is $2.782 per $100 of assessed value in the General Services District (GSD) and $2.814 in the Urban Services District (USD). The Metro Council set both in Ordinance BL2026-1378, passed June 16, 2026. Homes are assessed at 25% of appraised value, so a $100,000 home is taxed on $25,000.

Every home in Davidson County pays the GSD rate. USD homes pay $0.032 more, and the Davidson County Assessor lists garbage pickup, street lights and sidewalks among what the USD covers. On a $525,000 home that difference is about $42 a year. Satellite city homes pay the GSD rate plus their own city's rate, so check the Assessor's tax page and the "Tax Jurisdiction" box on the assessment notice.

Metro tax statements go out each October, and the Trustee wants them paid in full by the last day of February to avoid interest.

Property tax figures are the county and city rates published for the year shown and are for planning only. Your actual bill depends on the assessed value, any exemptions and the city or district the home sits in. Confirm with the county assessor or trustee and your tax professional before you rely on a number.

What is the sales tax in Nashville, TN?

The general sales tax in Nashville is 9.75% as of November 2026: 7% state, 2.25% Davidson County and a 0.5% transit surcharge voters approved on November 5, 2024. Franklin and Spring Hill also pay 9.75%, so general sales tax doesn't separate them.

Groceries got cheaper on November 1, 2026. The Metro Council cut the local rate on food and food ingredients from 2.25% to 1.75%, per Tennessee Department of Revenue Notice 26-19. Add the 4% state rate and the 0.5% transit surcharge, and groceries run 6.25%, down from 6.75%. Alcohol, tobacco, candy, dietary supplements and prepared food stay at the full rate.

On any single item, local tax applies only to the first $1,600, which caps it at $44, and the state adds 2.75% on the part of the price from $1,600.01 to $3,200.

Does Nashville have a state income tax?

No. Tennessee doesn't tax wages, so Nashville paychecks carry no state income tax. The state's Hall income tax on interest and dividends was repealed for tax periods beginning January 1, 2021, per the Tennessee Department of Revenue.

How much are utilities in Nashville?

Electric, water and sewer in Nashville run about $218 a month at 1,000 kWh and 7 CCF of water, or 5,236 gallons, on 2026 published rates.

Meter size changes the bill. A 3/4-inch meter raises the fixed charges to $14.56 for water and $43.23 for sewer, which takes the same 7 CCF to about $126 a month. Rates are from Metro Water Services and Nashville Electric Service, and NES's fuel charge changes monthly. Natural gas isn't in these totals, so ask for the seller's last 12 months of bills.

What does it cost to get around Nashville?

A WeGo local bus ride in Nashville costs $2 for two hours of unlimited rides, capped at $4 a day and $65 a calendar month, per WeGo Public Transit as of October 2026.

Nashville-Davidson's mean commute is 24.7 minutes, per the Census. Renewing a passenger car's tags costs $87 by mail: a $55 Metro wheel tax, $29 registration and $3 postage, per the Davidson County Clerk. Hybrids add $100 and fully electric vehicles add $200. Metro ended emissions testing on February 5, 2022.

How much are groceries in Nashville?

Goods in the Nashville metro, groceries included, ran about 4% below the national average in 2024, per the Bureau of Economic Analysis. Food at home rose 1.7% in the South region over the 12 months ending September 2026, per the Bureau of Labor Statistics, slower than overall prices there.

The tax change helps a little: a half cent is $5 on every $1,000 of groceries.

What are wages in Nashville?

The median wage across all jobs in the Nashville metro was $50,390 a year, or $24.23 an hour, in May 2025, per the Bureau of Labor Statistics. The national median was $50,980. The metro's mean wage was $66,390.

Nashville's Census median rent of $1,586 is about 38% of the metro's median monthly wage before taxes, and Franklin's $1,923 is about 46%.

Is Nashville cheaper than Franklin, TN?

Nashville is cheaper than Franklin on homes and rent and more expensive on property tax rate, and the two tie on general sales tax. The Census median home value in Franklin is about 71% higher than Nashville's, and median rent is about 21% higher, as of the 2020 to 2024 survey. Spring Hill sits between them on home value.

Property tax figures are the county and city rates published for the year shown and are for planning only. Your actual bill depends on the assessed value, any exemptions and the city or district the home sits in. Confirm with the county assessor or trustee and your tax professional before you rely on a number.

Run the rates on each place's own Census median and the tax bills land close together: about $2,910 a year in Nashville's USD, $2,762 in Franklin outside the district or $3,956 inside it, and $2,480 or $2,602 in Spring Hill. Thompson's Station's 2026 rate is $1.403, which comes to about $1,754 on a $500,000 home.

Franklin's school district line and Spring Hill's county line both change the tax bill, so my cost of living in Franklin and cost of living in Thompson's Station guides go deeper. The Franklin, TN page and Spring Hill page cover the homes, my how far is Franklin from Nashville post covers the drive, and my towns near Franklin guide covers the rest of the corridor.

What should you check on a Nashville address before you write an offer?

Start with the tax jurisdiction, because it sets the rate and who picks up the trash.

1. Pull the Assessor record and read the tax jurisdiction: GSD, USD or a satellite city.
2. If it's in the GSD, price a private trash hauler.
3. Confirm the water meter size, since it changes your fixed charges.
4. Ask for 12 months of electric, gas and water bills, and any HOA dues.

Send me both addresses and I'll line up the tax, utilities and drive for you. DM me, text or call 615-392-1186.

Frequently asked questions about the cost of living in Nashville

What is the cost of living in Nashville, TN?

Prices in the Nashville metro ran about 3.7% below the national average in 2024, per the Bureau of Economic Analysis, with housing about 5% above it and utilities about 28% below it. As of September 2026, Davidson County's median listing price was $525,000, per Realtor.com, and the Census median gross rent for Nashville is $1,586 a month.

Is Nashville cheaper than Franklin, TN?

On homes and rent, yes. The Census median home value is $413,600 in Nashville and $705,400 in Franklin, and median gross rent is $1,586 and $1,923. Nashville's 2026 property tax rate is higher, at $2.782 or $2.814 per $100 of assessed value against $1.566 or $2.2433 in Franklin, so annual tax bills land much closer together than home prices do.

What is the property tax rate in Nashville for 2026?

For fiscal year 2026-27, Metro Nashville's rate is $2.782 per $100 of assessed value in the General Services District and $2.814 in the Urban Services District, set by Ordinance BL2026-1378 on June 16, 2026. Homes are assessed at 25% of appraised value, so each $100,000 of value costs about $696 to $704 a year.

What is the sales tax in Nashville, TN?

The general rate in Nashville is 9.75%: 7% state, 2.25% local and a 0.5% transit surcharge. Groceries run 6.25% since November 1, 2026, when the local rate on food and food ingredients dropped to 1.75%.

Does Tennessee tax wages?

No. Tennessee doesn't tax wages, and its Hall income tax on interest and dividends was repealed for tax periods beginning January 1, 2021, per the Tennessee Department of Revenue.

What is the difference between the USD and GSD in Nashville?

Every home in Davidson County pays the General Services District rate of $2.782 per $100 of assessed value. Homes in the Urban Services District pay $0.032 more, for $2.814, and Metro picks up curbside trash there. In the General Services District you hire a private hauler.

Is Nashville in Davidson County?

Yes. Nashville and Davidson County have shared one government, the Metropolitan Government of Nashville and Davidson County, since April 1, 1963. Six satellite cities keep their own city governments within it: Belle Meade, Berry Hill, Forest Hills, Goodlettsville, Oak Hill and Ridgetop.

Weighing Nashville against Franklin, Thompson's Station or Spring Hill?

Tell me your budget and where you need to be each morning, and I'll send homes in each place with the tax rate, the utilities and the drive worked out on every one. DM me, text or call 615-392-1186.