Property Makler
Advanced analytics for residential real estate investing

Clarksville, TN-KY housing market

Housing market indicators

Indicator	2022	2023	2024	2025*	2022	2023	2024	YTD
Median Listing Price per Square Feet	$183	$187	$190	$189	11.6%	2.2%	1.6%	-0.5%
Active Listing Count	1,253	1,283	1,645	1,953	109.5%	2.4%	28.2%	18.7%
Median Days on Market	54	55	72	62	35%	1.9%	30.9%	-13.9%
Share of listings with price increase	1.9%	1.2%	1.4%	1.2%
Share of listings with price decrease	13.8%	16.3%	17.3%	17.3%

* last available value

Note: 12M MA - 12 months moving average, Permits - New Private Housing Structures Authorized by Building Permits. Source: FRED

The Clarksville, TN-KY Metropolitan Statistical Area (MSA) includes Montgomery County and Stewart County in Tennessee, plus Christian County in Kentucky.
Total 2024 estimated population: 345,955 across 5,589 km², with density of 61.90/km².
Core city Clarksville, TN: 2025 projected population 190,352 (2024: 185,690), 5th largest in Tennessee.
Montgomery County: 249,818 (2025 est.); Christian County, KY (home to Fort Campbell): key portion of MSA population.
Key geographic areas: Central urban Clarksville along Cumberland River; Fort Campbell military base straddling TN-KY border; rural outskirts in Stewart and Christian Counties.
Young median age: 30.4-31.9 years, driven by military and university presence.

Area	City/town	Population	Density	Income (high/low/...)	Quality of Schools (GreatSchools rating range)	Crime level	Property tax (%)	Comments
Central	Clarksville, TN	190,352 (2025 proj.)	High urban	Median HH $66,786	4-8/10	Moderate	0.63% (Montgomery Co.)	County seat, Austin Peay State Univ., rapid growth +2.5%/yr.
Military	Fort Campbell area (Hopkinsville, KY)	~30k in Christian Co. portion	Medium	Median HH $66,210 (MSA)	5-7/10	Low-moderate	0.80% (Christian Co., KY)	101st Airborne base drives economy, young families.
Rural North	Dover, TN (Stewart Co.)	~1,500	Low	Below MSA median	3-6/10	Low	0.47% (Stewart Co.)	Sparse, agriculture-focused, low development.
Outskirts	Oak Grove, KY	~8,000	Medium-low	MSA average	4-7/10	Moderate	0.80% (Christian Co.)	Suburban spillover from base, growing residential.

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MSA median household income: $66,210 (2023), up 6.47% from 2022; per capita $32,639.
Clarksville city median HH income: $66,786 (2023); 9.2% families in poverty.
Income distribution: Slightly above state averages for similar MSAs, boosted by military pay.
Racial/ethnic: White 55-63.5%, Black 18.1-22.96%, Hispanic 10-12.5%, Two+ races 5.37-11.65%.
Education: Young population (median age 31.9); Austin Peay State University (10,270 students) key factor.
Bachelor's or higher: ~25-30% adults (MSA average), higher near university/military.
High school completion: 92%+; military presence emphasizes vocational/tech training.

Military: Fort Campbell (101st Airborne) anchors economy, employs 30k+ active duty.
Education: Austin Peay State University drives youth influx, local services.
Manufacturing/Logistics: Proximity to I-24, rivers (Cumberland, Tennessee); 650 miles navigable waterways.
Retail/Healthcare: Supports growing population; 32 local parks boost tourism/recreation.
Government: County seats in Clarksville, Hopkinsville.
Agriculture: Rural Stewart/Christian Counties.

Zoning openness: Montgomery County moderately permissive; new subdivisions approved rapidly for growth.
Regulatory strictness: Low barriers vs. Nashville MSA; flood plain rules near rivers limit some sites.
Construction workforce cost: Affordable labor pool from local/military families; costs 10-15% below TN average.
New permits: Steady issuance, +15% YoY tied to population boom (14k added 2021-2024).
Land availability: Abundant rural land in Stewart/Christian Counties; urban infill in Clarksville.
Challenges: Military base restrictions limit adjacent development.

Migration in: Net +1.76-2.5% annual growth; doubled since 1995, on track for 200k city by 2028.
Growing industries: Military stable/expanding; logistics/manufacturing +5-7% jobs from I-24 corridor.
Young families/military PCS: Fort Campbell rotations bring 10k+ households yearly.
Spillover from Nashville: Cheaper housing draws commuters (45-min drive).
Declining: Minimal out-migration; rural agriculture stable but not expanding.

Supply lag: Population +14k in 3 years outpaces builds; inventory low at 2-3 months.
Affordability: Median home $250-300k strains $66k incomes; rents $1,400+ for 3BR.
Flood risk: Cumberland River zones require elevated builds, raising costs 10-20%.
Military turnover: High vacancy/re-sales from deployments disrupt stability.
Infrastructure strain: Schools, roads lagging growth; traffic on Hwy 79/41A.
KY-TN tax/regulation diffs: Cross-border buyers face varying property assessments.

Area	Appreciation potential	Risk	Key drivers
Central Clarksville	High	Medium	Population boom +2.5%, university, riverfront redevelopment; values +8-12%/yr.
Fort Campbell corridor (Oak Grove, Hopkinsville)	High	Low	Military demand steady; family housing shortage; +7-10% potential.
Rural Stewart Co. (Dover)	Low	High	Sparse growth, ag-dependent; flood risks; flat or -2% risk.
Eastern suburbs (Sango, Woodlawn)	Medium-High	Medium	Nashville commuters, new builds; +5-9%; infrastructure dependent.

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Overall MSA growth projects 10% population rise by 2028, favoring urban/military zones.
Investment favors central/Fort areas over rural; monitor base expansions.
No local personal income tax (TN none; KY flat 4.5% state-only, no city add-ons).
Property taxes low: 0.47-0.80% effective rates support affordability.