Clarksville, TN vs Johnson City, TN: cost of living compared
Price levels from BEA (2024); rent and home values from Zillow (September 2026).
The short answer
- Overall, Johnson City, TN is 3.3% less expensive than Clarksville, TN (BEA, 2024).
- To keep the same standard of living, $75,000 in Clarksville works out to about $72,500 in Johnson City, before taxes.
- Most of the difference is housing, which costs 14.4% less in Johnson City. Goods are 0.0% higher and other services 0.4% lower.
- Typical asking rent is $1,488 a month in Johnson City and $1,343 in Clarksville, $1,740 a year more in Johnson City (Zillow, September 2026).
- A typical home is valued at about $280,000 in Johnson City and $289,000 in Clarksville.
- The gap has widened since 2019, when Johnson City was 0.3% less expensive than Clarksville.
derived Calculated from BEA Regional Price Parities (2024) and Zillow data. Based on an average household's spending; taxes not included. How we calculate.
Category by category
Both cities against the US average (100). The gap in each row is what matters for a move.
Housing drives the gap: 14.4% lower in Johnson City than in Clarksville
Price level by category, 2024. US average = 100.
- Clarksville, TN
- Johnson City, TN
All items Clarksville, TN: 90.9 Johnson City, TN: 87.9
Goods Clarksville, TN: 96.2 Johnson City, TN: 96.2
Housing (rents) Clarksville, TN: 73.8 Johnson City, TN: 63.2
Utilities Clarksville, TN: 72.5 Johnson City, TN: 71.9
Other services Clarksville, TN: 95.5 Johnson City, TN: 95.1
Source: U.S. Bureau of Economic Analysis, Regional Price Parities by metropolitan area, 2024 (US = 100).
Show the numbers
| Clarksville, TN | Johnson City, TN | |
|---|---|---|
| All items | 90.9 | 87.9 |
| Goods | 96.2 | 96.2 |
| Housing (rents) | 73.8 | 63.2 |
| Utilities | 72.5 | 71.9 |
| Other services | 95.5 | 95.1 |
| Category | Clarksville | Johnson City | Johnson City vs Clarksville |
|---|---|---|---|
| All items | 90.9 | 87.9 | −3.3% |
| Goods | 96.2 | 96.2 | 0.0% |
| Housing (rents) | 73.8 | 63.2 | −14.4% |
| Utilities | 72.5 | 71.9 | −0.8% |
| Other services | 95.5 | 95.1 | −0.4% |
| Typical asking rent | $1,343 | $1,488 | +10.8% |
| Typical home value | $289,000 | $280,000 | −3.4% |
| Salary to match $75,000 in Clarksville | $75,000 | $72,500 | −3.3% |
Index values: BEA, 2024, US = 100. Rent and home values: Data Provided by Zillow Group, September 2026.
How the gap has changed since 2008
The price gap between Clarksville and Johnson City has widened since 2008: 1.1 points then, 3.0 now
Overall price level each year, 2008–2024. US average = 100.
- Clarksville, TN
- Johnson City, TN
US average = 100
Source: U.S. Bureau of Economic Analysis, Regional Price Parities by metropolitan area, 2024 (US = 100).
Show the numbers
| Clarksville, TN | Johnson City, TN | |
|---|---|---|
| 2008 | 90.5 | 91.6 |
| 2009 | 90.0 | 89.9 |
| 2010 | 91.4 | 90.7 |
| 2011 | 93.8 | 91.9 |
| 2012 | 93.0 | 93.5 |
| 2013 | 92.8 | 89.7 |
| 2014 | 92.3 | 91.5 |
| 2015 | 92.5 | 91.5 |
| 2016 | 93.6 | 91.6 |
| 2017 | 92.1 | 90.0 |
| 2018 | 88.6 | 86.4 |
| 2019 | 89.5 | 89.1 |
| 2020 | 88.8 | 88.5 |
| 2021 | 90.4 | 87.0 |
| 2022 | 91.1 | 87.4 |
| 2023 | 91.7 | 88.4 |
| 2024 | 90.9 | 87.9 |
Goods
- Clarksville, TN
- Johnson City, TN
US = 100
Source: U.S. Bureau of Economic Analysis, Regional Price Parities by metropolitan area, 2024 (US = 100).
Show the numbers
| Clarksville, TN | Johnson City, TN | |
|---|---|---|
| 2008 | 97.0 | 97.3 |
| 2009 | 94.7 | 95.1 |
| 2010 | 96.9 | 97.0 |
| 2011 | 96.6 | 96.9 |
| 2012 | 96.4 | 97.1 |
| 2013 | 96.7 | 97.3 |
| 2014 | 97.1 | 97.8 |
| 2015 | 95.9 | 96.6 |
| 2016 | 96.8 | 97.4 |
| 2017 | 96.4 | 97.2 |
| 2018 | 92.4 | 92.3 |
| 2019 | 94.6 | 94.5 |
| 2020 | 94.3 | 94.3 |
| 2021 | 93.9 | 93.9 |
| 2022 | 94.4 | 94.5 |
| 2023 | 94.3 | 94.3 |
| 2024 | 96.2 | 96.2 |
Housing (rents)
- Clarksville, TN
- Johnson City, TN
US = 100
Source: U.S. Bureau of Economic Analysis, Regional Price Parities by metropolitan area, 2024 (US = 100).
Show the numbers
| Clarksville, TN | Johnson City, TN | |
|---|---|---|
| 2008 | 65.8 | 69.7 |
| 2009 | 67.3 | 67.5 |
| 2010 | 68.8 | 62.3 |
| 2011 | 74.7 | 65.2 |
| 2012 | 71.0 | 69.6 |
| 2013 | 71.1 | 59.7 |
| 2014 | 69.4 | 64.2 |
| 2015 | 71.0 | 64.9 |
| 2016 | 73.5 | 60.3 |
| 2017 | 67.7 | 58.3 |
| 2018 | 69.1 | 58.3 |
| 2019 | 68.2 | 67.1 |
| 2020 | 69.4 | 66.6 |
| 2021 | 75.0 | 59.8 |
| 2022 | 73.9 | 56.2 |
| 2023 | 75.6 | 63.6 |
| 2024 | 73.8 | 63.2 |
Utilities
- Clarksville, TN
- Johnson City, TN
US = 100
Source: U.S. Bureau of Economic Analysis, Regional Price Parities by metropolitan area, 2024 (US = 100).
Show the numbers
| Clarksville, TN | Johnson City, TN | |
|---|---|---|
| 2008 | 78.6 | 80.6 |
| 2009 | 78.9 | 81.2 |
| 2010 | 80.3 | 81.9 |
| 2011 | 83.0 | 84.6 |
| 2012 | 83.1 | 84.0 |
| 2013 | 82.1 | 82.4 |
| 2014 | 84.4 | 84.5 |
| 2015 | 84.1 | 83.3 |
| 2016 | 83.4 | 82.5 |
| 2017 | 81.3 | 80.0 |
| 2018 | 77.5 | 77.1 |
| 2019 | 75.9 | 75.7 |
| 2020 | 73.8 | 73.1 |
| 2021 | 76.9 | 75.4 |
| 2022 | 78.4 | 76.8 |
| 2023 | 78.0 | 76.7 |
| 2024 | 72.5 | 71.9 |
Other services
- Clarksville, TN
- Johnson City, TN
US = 100
Source: U.S. Bureau of Economic Analysis, Regional Price Parities by metropolitan area, 2024 (US = 100).
Show the numbers
| Clarksville, TN | Johnson City, TN | |
|---|---|---|
| 2008 | 98.0 | 98.2 |
| 2009 | 97.5 | 97.9 |
| 2010 | 99.4 | 100.0 |
| 2011 | 101.0 | 101.7 |
| 2012 | 101.3 | 101.9 |
| 2013 | 100.4 | 100.7 |
| 2014 | 100.2 | 100.3 |
| 2015 | 100.7 | 101.2 |
| 2016 | 101.7 | 102.7 |
| 2017 | 100.0 | 100.8 |
| 2018 | 95.0 | 94.5 |
| 2019 | 96.1 | 95.9 |
| 2020 | 95.3 | 95.1 |
| 2021 | 94.9 | 94.5 |
| 2022 | 96.6 | 96.6 |
| 2023 | 97.3 | 97.1 |
| 2024 | 95.5 | 95.1 |
Rent and home values
Typical asking rent: $1,488 in Johnson City vs $1,343 in Clarksville
Typical asking rent for a new lease, dollars per month. Quarterly.
- Clarksville, TN
- Johnson City, TN
- United States
Source: Zillow Observed Rent Index (typical asking rent, all homes, smoothed), through September 2026. Data Provided by Zillow Group.
Show the numbers
| Clarksville, TN | Johnson City, TN | United States | |
|---|---|---|---|
| Mar 2015 | $799 | – | $1,145 |
| Jun 2015 | $807 | – | $1,170 |
| Sep 2015 | $812 | – | $1,181 |
| Dec 2015 | $808 | – | $1,182 |
| Mar 2016 | $809 | – | $1,195 |
| Jun 2016 | $814 | $759 | $1,219 |
| Sep 2016 | $819 | $761 | $1,225 |
| Dec 2016 | $813 | $761 | $1,222 |
| Mar 2017 | $822 | $778 | $1,245 |
| Jun 2017 | $837 | $794 | $1,270 |
| Sep 2017 | $839 | $785 | $1,276 |
| Dec 2017 | $845 | $789 | $1,275 |
| Mar 2018 | $856 | $806 | $1,296 |
| Jun 2018 | $873 | $816 | $1,320 |
| Sep 2018 | $873 | $820 | $1,327 |
| Dec 2018 | $877 | $809 | $1,329 |
| Mar 2019 | $895 | $833 | $1,349 |
| Jun 2019 | $924 | $855 | $1,376 |
| Sep 2019 | $943 | $863 | $1,383 |
| Dec 2019 | $933 | $885 | $1,381 |
| Mar 2020 | $943 | $889 | $1,402 |
| Jun 2020 | $966 | $879 | $1,406 |
| Sep 2020 | $993 | $917 | $1,410 |
| Dec 2020 | $1,010 | $923 | $1,407 |
| Mar 2021 | $1,029 | $951 | $1,443 |
| Jun 2021 | $1,091 | $982 | $1,512 |
| Sep 2021 | $1,144 | $1,037 | $1,590 |
| Dec 2021 | $1,156 | $1,125 | $1,622 |
| Mar 2022 | $1,195 | $1,107 | $1,661 |
| Jun 2022 | $1,231 | $1,183 | $1,721 |
| Sep 2022 | $1,252 | $1,216 | $1,748 |
| Dec 2022 | $1,232 | $1,222 | $1,735 |
| Mar 2023 | $1,250 | $1,247 | $1,757 |
| Jun 2023 | $1,264 | $1,288 | $1,785 |
| Sep 2023 | $1,258 | $1,296 | $1,797 |
| Dec 2023 | $1,269 | $1,302 | $1,786 |
| Mar 2024 | $1,284 | $1,324 | $1,807 |
| Jun 2024 | $1,304 | $1,361 | $1,837 |
| Sep 2024 | $1,327 | $1,365 | $1,845 |
| Dec 2024 | $1,332 | $1,384 | $1,836 |
| Mar 2025 | $1,317 | $1,403 | $1,860 |
| Jun 2025 | $1,320 | $1,429 | $1,880 |
| Sep 2025 | $1,315 | $1,448 | $1,881 |
| Dec 2025 | $1,322 | $1,440 | $1,873 |
| Mar 2026 | $1,331 | $1,445 | $1,894 |
| Jun 2026 | $1,332 | $1,446 | $1,921 |
| Sep 2026 | $1,343 | $1,488 | $1,932 |
Typical home value: $280,000 in Johnson City vs $289,000 in Clarksville
Typical home value, dollars. Quarterly.
- Clarksville, TN
- Johnson City, TN
- United States
Source: Zillow Home Value Index (typical home value, middle tier, smoothed, seasonally adjusted), through September 2026. Data Provided by Zillow Group.
Show the numbers
| Clarksville, TN | Johnson City, TN | United States | |
|---|---|---|---|
| Mar 2015 | $153K | $136K | $189K |
| Jun 2015 | $153K | $138K | $192K |
| Sep 2015 | $153K | $140K | $195K |
| Dec 2015 | $154K | $141K | $199K |
| Mar 2016 | $155K | $142K | $202K |
| Jun 2016 | $156K | $142K | $204K |
| Sep 2016 | $157K | $144K | $206K |
| Dec 2016 | $158K | $147K | $209K |
| Mar 2017 | $159K | $147K | $213K |
| Jun 2017 | $160K | $147K | $216K |
| Sep 2017 | $160K | $149K | $219K |
| Dec 2017 | $163K | $152K | $223K |
| Mar 2018 | $165K | $153K | $227K |
| Jun 2018 | $167K | $154K | $230K |
| Sep 2018 | $170K | $155K | $234K |
| Dec 2018 | $171K | $156K | $236K |
| Mar 2019 | $174K | $160K | $239K |
| Jun 2019 | $176K | $163K | $242K |
| Sep 2019 | $179K | $165K | $244K |
| Dec 2019 | $184K | $168K | $247K |
| Mar 2020 | $189K | $173K | $252K |
| Jun 2020 | $192K | $176K | $255K |
| Sep 2020 | $197K | $178K | $260K |
| Dec 2020 | $204K | $185K | $271K |
| Mar 2021 | $212K | $192K | $282K |
| Jun 2021 | $222K | $202K | $296K |
| Sep 2021 | $233K | $213K | $306K |
| Dec 2021 | $243K | $221K | $314K |
| Mar 2022 | $257K | $232K | $330K |
| Jun 2022 | $270K | $240K | $346K |
| Sep 2022 | $274K | $242K | $348K |
| Dec 2022 | $276K | $241K | $345K |
| Mar 2023 | $275K | $244K | $343K |
| Jun 2023 | $278K | $253K | $347K |
| Sep 2023 | $282K | $262K | $352K |
| Dec 2023 | $284K | $267K | $354K |
| Mar 2024 | $286K | $268K | $357K |
| Jun 2024 | $290K | $274K | $361K |
| Sep 2024 | $289K | $275K | $361K |
| Dec 2024 | $289K | $275K | $363K |
| Mar 2025 | $292K | $277K | $364K |
| Jun 2025 | $291K | $276K | $362K |
| Sep 2025 | $289K | $276K | $362K |
| Dec 2025 | $288K | $275K | $364K |
| Mar 2026 | $290K | $277K | $366K |
| Jun 2026 | $290K | $279K | $365K |
| Sep 2026 | $289K | $280K | $366K |
More about each city
What this comparison leaves out
- Taxes. State and local income, sales and property taxes can change the result a lot, especially between states.
- Neighborhoods. These are metro-wide averages; a city center and its outer suburbs can differ by more than two metros do.
- Your own spending mix. The default uses an average household. Use the housing slider above if rent is a bigger share of your budget.
- Timing. BEA price levels are for 2024; Zillow figures are monthly and newer.