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Buying rental property in Nashville, Tennessee

Nashville is a growth market with low holding costs: jobs and population are rising faster than the national rate, property taxes run under half the national rate, and Lineage sees low insurance premiums on its properties here. The catch is price, since the typical single-family property costs more than its rent supports, so the math works only in the lower-priced parts of the metro.

Reviewed by Patrick Roach

Nashville is a 14-county metro of about 2.2 million people, and it keeps growing. Population rose 1.60% in the year to July 2025, more than three times the national rate, and payroll jobs rose 0.8% in the year to August 2026. Health care leads the economy, with Vanderbilt University Medical Center and HCA Healthcare's headquarters, and auto plants run through the suburbs. Property taxes are low. The hard part is entry price. The typical single-family property is valued at $456,504, so rent is a smaller share of price here than in most of the country, and new apartments are holding rent growth below the national pace.

What’s changing in Nashville, TN

Dated announcements that bring jobs. Announced means planned, and operating means people work there now.

  1. Under constructionNovember 10, 2026

    Oracle breaks ground on its East Bank headquarters campus

    About 78 acres, with the first buildings expected to open in 2030. Oracle committed to 8,500 jobs by 2031 in its 2021 deal with the city. About 800 people worked in its Nashville offices in January 2026, before companywide layoffs that March

    What it means for rentersSite work and construction bring crews and suppliers to the East Bank first, and most of the committed office jobs are still years away. New hires who relocate tend to rent first while they learn the city.

    Source: Oracle
  2. AnnouncedApril 21, 2026

    Starbucks plans a corporate office at Peabody Union

    $100 million, about 2,000 jobs

    What it means for rentersHiring has started, though no move-in date has been set. Corporate jobs at this scale bring service, building, and support work with them, and many of the people who fill those roles rent.

    Source: WSMV
  3. AnnouncedMarch 11, 2026

    Create Energy buys a plant in Orlinda for a manufacturing hub

    More than $78 million; 1,003 jobs, 973 of them in Robertson County; no hiring timeline published

    What it means for rentersRobertson County is north of Nashville, and a 338,000-square-foot plant draws assemblers, electricians, and logistics staff. The jobs are an announcement with no schedule, so treat them as longer-run demand.

    Source: Tennessee ECD
Show all 6 announcements
  1. AnnouncedJuly 8, 2026

    GM invests in its Spring Hill plant for a new Cadillac

    $275 million, including $150 million for the assembly line. The new Cadillac is due to launch in 2028

    What it means for rentersA new model line keeps work flowing to the parts suppliers and logistics firms around Maury County. The assembly plant's two shifts take alternating two-week breaks through March 2027, so the hiring effect comes later.

    Source: Main Street Maury
  2. AnnouncedSeptember 21, 2026

    Nissan readies Smyrna for the 2027 Rogue

    Gas Rogue production from spring 2027. A third shift is under consideration

    What it means for rentersIf Nissan adds a third shift, the plant and its suppliers along I-24 would hire, and Rutherford County is already one of the metro's lower-tax places to own a rental.

    Source: American Bazaar
  3. AnnouncedJuly 29, 2026

    Bridgetown Natural Foods expands in Lebanon

    $24.1 million production line; 237 jobs; the company will have more than 450 employees in Tennessee

    What it means for rentersHiring has started for 24-hour production shifts. Shift workers in Wilson County add steady demand for rentals in Lebanon and Mt. Juliet.

    Source: WSMV
Who rents here

The institutions that fill rentals in Nashville, TN

  • Hospital43,000 employees

    Vanderbilt University Medical Center

    The region's largest employer, with its main campus in Nashville. It cut some research and back-office roles in 2025 while clinical hiring continued.

    Source: VUMC
  • EmployerCorporate headquarters at One Park Plaza, Nashville

    HCA Healthcare

    The largest for-profit hospital operator in the country keeps its headquarters and a large corporate staff in Nashville, plus local hospitals.

    Source: HCA Healthcare
  • University13,586 students, fall 2025

    Vanderbilt University

    A stable enrollment base in Davidson County, with graduate students and staff who rent near campus.

    Source: Vanderbilt University Registrar
  • EmployerAbout 6 million square foot plant building the Rogue, Pathfinder, Murano, and QX60

    Nissan Smyrna Vehicle Assembly Plant

    Rutherford County's anchor. Nissan plans to start building the 2027 Rogue here in spring 2027 and has said a third shift is the next step, without confirming it.

    Source: American Bazaar

What Lineage offers in Nashville

Lineage offers single-family properties in the lower-priced parts of the metro, where the rent can cover the loan payment with room to spare. That mostly means newer construction and fully renovated properties in Sumner, Rutherford, Maury, and Wilson counties, in Class A and B areas and outside flood zones. The core of Nashville is priced above what its rents support, so we look to the suburbs, where taxes are also lower. A property in Mt. Juliet carries about $980 a year less property tax than one at the same price inside Nashville's Urban Services District. Every property meets the Lineage Standard: an inspection Lineage orders, at least half the useful life left on the roof, HVAC, plumbing, water heater, and electrical panel, and a tenant vetted by a licensed property manager with a signed 12-month lease before close.

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By the numbers

Nashville, TN against the national figure

The seven measures Lineage checks in every market, each beside the national figure for the same period.

  • Rent to price (gross yield)

    below national
    Nashville, TN
    6.21%
    National
    7.39%

    The typical single-family rent is $2,362 a month against a typical value of $456,504. Prices are high for the rents, so the rent covers the loan with room to spare only in the lower-priced end of the metro.

    Zillow ZORI and ZHVI, single-family · September 2026

  • Rent growth

    below national
    Nashville, TN
    +2.26%
    National
    +3.13%

    Rents are still rising, but a wave of new apartments is keeping the pace below the national figure.

    Zillow ZORI, single-family · September 2026

  • Jobs and population

    above national
    Nashville, TN
    Jobs +0.8%, population +1.60%
    National
    Jobs +0.30%, population +0.5%

    Demand is the strength here, with jobs growing at more than twice the national rate and population at three times.

    BLS Current Employment Statistics (jobs, August 2026), Census Bureau Vintage 2025 estimates (population, July 2025) · August 2026

  • Vacancy and new supply

    above national
    Nashville, TN
    6.86%
    National
    5.54%

    Apartment vacancy was 7.8% and falling in Q2 2026. Vacancy runs above national while new apartments lease up, though absorption has been strong and apartment vacancy is falling.

    Census ACS 2020 to 2024 five-year estimates, Northmarq Nashville multifamily report · ACS 2020 to 2024, apartments Q2 2026

  • Landlord law

    favorable
    Nashville, TN
    14-day notice
    National
    Varies by state

    A tenant has 14 days after written notice to pay overdue rent, and a lease can waive that notice in bold print. The state sets no cap on deposits and bars local rent control.

    Tenn. Code 66-28-505, 66-28-301, and 66-35-102 · November 2026

  • Insurance

    favorable
    Nashville, TN
    $1,400 to $1,900 a year
    National
    $3,057 a year

    That range is what Lineage sees on its own rental properties. The national figure is Insurify's projected 2026 average for an owner-occupied policy, which is a different measure. On Insurify's measure, Tennessee averages $3,094. Tennessee premiums are projected up 3% in 2026, against 4% nationally.

    Lineage placement experience, Insurify 2026 projections · October 2026

  • Property management depth

    favorable
    Nashville, TN
    8% to 10% of rent
    National
    No national benchmark

    National and long-tenured local firms work across the metro, some at a flat $99 to $250 a month, and Lineage works with an established local manager.

    Lineage market research · October 2026

Submarkets

Nearby areas we looked at

Gallatin and Sumner County

Gallatin is the seat of Sumner County, northeast of Nashville along the Cumberland River. Sumner County had 215,538 residents in July 2025, up 9.8% since 2020, faster than the metro. Prices have followed. Gallatin's median sale price was $431,544 in September 2026, up 5.0% over the year, and properties took a median of 70 days to sell. That puts most of the town above the $350,000 top of Lineage's buy box. Rents have flattened as new apartments and townhomes deliver: rent listing data from Zumper and RentCafe in mid-2026 showed Gallatin rents flat to down about 2% over the year. The properties that fit here sit at the lower end of the price range, mostly newer construction, and each one has to show the rent covering the loan payment with room to spare.

Owning here

Law, taxes, and insurance

Landlord law in Tennessee

Tennessee's landlord and tenant act covers Davidson and the larger surrounding counties. For unpaid rent, the owner gives written notice and the tenant has 14 days to pay. A lease can waive that notice if the waiver is printed in 12-point bold type, and the owner can then file a detainer warrant right away. State law sets no cap on security deposits. Deposits must sit in a separate account at a regulated bank. Tennessee bars cities and counties from controlling rents. Davidson County funds a right-to-counsel program for tenants, which can lengthen contested cases.

Taxes and insurance

Tennessee assesses residential property at 25% of value. Inside Nashville's Urban Services District, a rental property pays about 0.704% of its value a year, or about $3,214 on the $456,504 typical value. The national average is 1.504%. Rates run lower in the key counties, from 0.336% in Mt. Juliet to 0.560% in Murfreesboro, after 2026 reappraisals. Davidson reappraised in 2025 and held its rate in the June 2026 budget. Lineage sees insurance premiums of $1,400 to $1,900 a year on its properties. Insurify projects a 2026 average of $3,094 for an owner-occupied policy in Tennessee, against $3,057 nationally.

Risks

What could go wrong

  • High entry prices

    The typical single-family property is valued at $456,504, and only the lower third of the market falls inside Lineage's buy box. Investors give up some yield in exchange for the metro's growth.

  • Apartment supply

    New apartments compete with single-family rentals until they fill. Apartment vacancy was 7.8% in Q2 2026 and falling, but it is holding rent growth below the national pace.

  • The biggest job numbers are years out

    Oracle's 8,500 jobs run to 2031. It broke ground on its campus in November 2026, expects the first buildings in 2030, and had about 800 local workers in January 2026. Vanderbilt University Medical Center and HCA both trimmed staff in 2025 and 2026.

  • Tornado and flood exposure

    FEMA rates tornado and wind risk relatively high in Davidson, Rutherford, Sumner, and Maury counties, and the 2010 and 2021 floods damaged thousands of properties. Lineage checks every property and offers none inside a flood zone.

FAQ

Questions investors ask

Is Nashville a good place to buy rental property?

Nashville suits investors who want growth and low holding costs. Jobs rose 0.8% in the year to August 2026 against 0.30% nationally, and population grew 1.60%. Property tax runs under half the national rate, and Lineage sees insurance premiums of $1,400 to $1,900 a year on its properties. The trade-off is price. The typical single-family property is valued at $456,504, so the gross yield is 6.21% against 7.39% nationally, and the rent covers a loan with room to spare mainly in the lower-priced suburbs.

What is the average rent for a single-family property in Nashville?

The typical single-family rent in the Nashville metro was $2,362 a month in September 2026, according to Zillow's single-family rent index. That is up 2.26% from a year earlier, behind the national single-family increase of 3.13%. Rents vary widely by county, and new apartments in the urban core are slowing rent growth while they lease up.

Is Tennessee landlord friendly?

Yes, by most measures. Tennessee gives a tenant 14 days after written notice to pay overdue rent, and a lease can waive that notice if the waiver appears in 12-point bold type. The state sets no cap on security deposits and bars local governments from controlling rents. Davidson County funds legal counsel for tenants facing eviction, which can lengthen contested cases there.

How much are property taxes on a Nashville rental property?

Inside Nashville's Urban Services District, a rental property pays about 0.704% of its value a year, against a national average of 1.504%. Tennessee assesses residential property at 25% of value, whether the owner lives there or rents it out. The surrounding counties run lower after their 2026 reappraisals, from 0.336% in Mt. Juliet to 0.560% in Murfreesboro.

Where in the Nashville area does Lineage offer rental properties?

Lineage focuses on the lower-priced parts of the metro, mostly Sumner, Rutherford, Maury, and Wilson counties, where the rent can cover the loan payment with room to spare and taxes are lower. Properties are newer construction or fully renovated, in Class A and B areas, outside flood zones, and come with a vetted tenant on a signed 12-month lease. Listings appear on the properties page.

Sources and method

Reviewed October 2026 by Patrick Roach. Every market figure is paired with a national figure for the same period. Figures were current at review and will change. This page is research, not investment advice.

Keep reading

Show all 26 sources
  1. Zillow Research, ZORI single-family rent index and ZHVI single-family values, September 2026 Accessed 2026-11-13
  2. BLS, Nashville Economy at a Glance Accessed 2026-11-13
  3. Census Bureau, Vintage 2025 metro population estimates Accessed 2026-11-13
  4. Census Bureau, ACS 2020 to 2024 five-year estimates Accessed 2026-11-13
  5. Northmarq, Nashville multifamily market insights Q2 2026 Accessed 2026-11-13
  6. Tennessee Comptroller, 2025 Tax Aggregate Report Accessed 2026-11-13
  7. Lincoln Institute of Land Policy, 50-State Property Tax Comparison Study, 2025 Accessed 2026-11-13
  8. Insurify, 2026 home insurance price projections Accessed 2026-11-13
  9. Tenn. Code 66-28-505, notice for nonpayment and lease waiver Accessed 2026-11-13
  10. Tenn. Code 66-28-301, security deposits Accessed 2026-11-13
  11. Tenn. Code 66-35-102, local rent control prohibited Accessed 2026-11-13
  12. VUMC, Impact in Action 2025 Accessed 2026-11-13
  13. HCA Healthcare, Form 10-K for 2025 Accessed 2026-11-13
  14. Vanderbilt University Registrar, Fall 2025 Enrollment Report Accessed 2026-11-13
  15. Oracle, Oracle scales up Nashville offices, March 26, 2026 Accessed 2026-11-13
  16. Fortune, Oracle Nashville hiring, January 15, 2026 Accessed 2026-11-13
  17. WSMV, Starbucks Nashville office, April 21, 2026 Accessed 2026-11-13
  18. Main Street Maury, GM invests in Spring Hill facilities, July 8, 2026 Accessed 2026-11-13
  19. American Bazaar, Nissan 2027 Rogue U.S. production, September 21, 2026 Accessed 2026-11-13
  20. Census QuickFacts, Sumner County, Tennessee Accessed 2026-11-13
  21. Redfin, Gallatin housing market, September 2026 Accessed 2026-11-13
  22. FEMA, National Risk Index Accessed 2026-11-13
  23. Tennessee ECD, Create Energy expansion Accessed 2026-11-13
  24. WSMV, Bridgetown Natural Foods expansion in Wilson County Accessed 2026-11-13
  25. Oracle, Oracle celebrates groundbreaking on future global headquarters in Nashville, November 10, 2026 Accessed 2026-11-13
  26. Axios Nashville, Oracle seeks East Bank zoning change after layoffs, April 13, 2026 Accessed 2026-11-13
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