Johnson City, TN vs Clarksville, TN: cost of living compared
Price levels from BEA (2024); rent and home values from Zillow (September 2026).
The short answer
- Overall, Clarksville, TN is 3.4% more expensive than Johnson City, TN (BEA, 2024).
- To keep the same standard of living, $75,000 in Johnson City works out to about $77,600 in Clarksville, before taxes.
- Most of the difference is housing, which costs 16.8% more in Clarksville. Goods are 0.0% higher and other services 0.4% higher.
- Typical asking rent is $1,343 a month in Clarksville and $1,488 in Johnson City, $1,740 a year less in Clarksville (Zillow, September 2026).
- A typical home is valued at about $289,000 in Clarksville and $280,000 in Johnson City.
- The gap has widened since 2019, when Clarksville was 0.3% more expensive than Johnson City.
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: 16.8% higher in Clarksville than in Johnson City
Price level by category, 2024. US average = 100.
- Johnson City, TN
- Clarksville, TN
All items Johnson City, TN: 87.9 Clarksville, TN: 90.9
Goods Johnson City, TN: 96.2 Clarksville, TN: 96.2
Housing (rents) Johnson City, TN: 63.2 Clarksville, TN: 73.8
Utilities Johnson City, TN: 71.9 Clarksville, TN: 72.5
Other services Johnson City, TN: 95.1 Clarksville, TN: 95.5
Source: U.S. Bureau of Economic Analysis, Regional Price Parities by metropolitan area, 2024 (US = 100).
Show the numbers
| Johnson City, TN | Clarksville, TN | |
|---|---|---|
| All items | 87.9 | 90.9 |
| Goods | 96.2 | 96.2 |
| Housing (rents) | 63.2 | 73.8 |
| Utilities | 71.9 | 72.5 |
| Other services | 95.1 | 95.5 |
| Category | Johnson City | Clarksville | Clarksville vs Johnson City |
|---|---|---|---|
| All items | 87.9 | 90.9 | +3.4% |
| Goods | 96.2 | 96.2 | 0.0% |
| Housing (rents) | 63.2 | 73.8 | +16.8% |
| Utilities | 71.9 | 72.5 | +0.9% |
| Other services | 95.1 | 95.5 | +0.4% |
| Typical asking rent | $1,488 | $1,343 | −9.7% |
| Typical home value | $280,000 | $289,000 | +3.5% |
| Salary to match $75,000 in Johnson City | $75,000 | $77,600 | +3.4% |
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 Johnson City and Clarksville has widened since 2008: 1.1 points then, 3.0 now
Overall price level each year, 2008–2024. US average = 100.
- Johnson City, TN
- Clarksville, TN
US average = 100
Source: U.S. Bureau of Economic Analysis, Regional Price Parities by metropolitan area, 2024 (US = 100).
Show the numbers
| Johnson City, TN | Clarksville, TN | |
|---|---|---|
| 2008 | 91.6 | 90.5 |
| 2009 | 89.9 | 90.0 |
| 2010 | 90.7 | 91.4 |
| 2011 | 91.9 | 93.8 |
| 2012 | 93.5 | 93.0 |
| 2013 | 89.7 | 92.8 |
| 2014 | 91.5 | 92.3 |
| 2015 | 91.5 | 92.5 |
| 2016 | 91.6 | 93.6 |
| 2017 | 90.0 | 92.1 |
| 2018 | 86.4 | 88.6 |
| 2019 | 89.1 | 89.5 |
| 2020 | 88.5 | 88.8 |
| 2021 | 87.0 | 90.4 |
| 2022 | 87.4 | 91.1 |
| 2023 | 88.4 | 91.7 |
| 2024 | 87.9 | 90.9 |
Goods
- Johnson City, TN
- Clarksville, TN
US = 100
Source: U.S. Bureau of Economic Analysis, Regional Price Parities by metropolitan area, 2024 (US = 100).
Show the numbers
| Johnson City, TN | Clarksville, TN | |
|---|---|---|
| 2008 | 97.3 | 97.0 |
| 2009 | 95.1 | 94.7 |
| 2010 | 97.0 | 96.9 |
| 2011 | 96.9 | 96.6 |
| 2012 | 97.1 | 96.4 |
| 2013 | 97.3 | 96.7 |
| 2014 | 97.8 | 97.1 |
| 2015 | 96.6 | 95.9 |
| 2016 | 97.4 | 96.8 |
| 2017 | 97.2 | 96.4 |
| 2018 | 92.3 | 92.4 |
| 2019 | 94.5 | 94.6 |
| 2020 | 94.3 | 94.3 |
| 2021 | 93.9 | 93.9 |
| 2022 | 94.5 | 94.4 |
| 2023 | 94.3 | 94.3 |
| 2024 | 96.2 | 96.2 |
Housing (rents)
- Johnson City, TN
- Clarksville, TN
US = 100
Source: U.S. Bureau of Economic Analysis, Regional Price Parities by metropolitan area, 2024 (US = 100).
Show the numbers
| Johnson City, TN | Clarksville, TN | |
|---|---|---|
| 2008 | 69.7 | 65.8 |
| 2009 | 67.5 | 67.3 |
| 2010 | 62.3 | 68.8 |
| 2011 | 65.2 | 74.7 |
| 2012 | 69.6 | 71.0 |
| 2013 | 59.7 | 71.1 |
| 2014 | 64.2 | 69.4 |
| 2015 | 64.9 | 71.0 |
| 2016 | 60.3 | 73.5 |
| 2017 | 58.3 | 67.7 |
| 2018 | 58.3 | 69.1 |
| 2019 | 67.1 | 68.2 |
| 2020 | 66.6 | 69.4 |
| 2021 | 59.8 | 75.0 |
| 2022 | 56.2 | 73.9 |
| 2023 | 63.6 | 75.6 |
| 2024 | 63.2 | 73.8 |
Utilities
- Johnson City, TN
- Clarksville, TN
US = 100
Source: U.S. Bureau of Economic Analysis, Regional Price Parities by metropolitan area, 2024 (US = 100).
Show the numbers
| Johnson City, TN | Clarksville, TN | |
|---|---|---|
| 2008 | 80.6 | 78.6 |
| 2009 | 81.2 | 78.9 |
| 2010 | 81.9 | 80.3 |
| 2011 | 84.6 | 83.0 |
| 2012 | 84.0 | 83.1 |
| 2013 | 82.4 | 82.1 |
| 2014 | 84.5 | 84.4 |
| 2015 | 83.3 | 84.1 |
| 2016 | 82.5 | 83.4 |
| 2017 | 80.0 | 81.3 |
| 2018 | 77.1 | 77.5 |
| 2019 | 75.7 | 75.9 |
| 2020 | 73.1 | 73.8 |
| 2021 | 75.4 | 76.9 |
| 2022 | 76.8 | 78.4 |
| 2023 | 76.7 | 78.0 |
| 2024 | 71.9 | 72.5 |
Other services
- Johnson City, TN
- Clarksville, TN
US = 100
Source: U.S. Bureau of Economic Analysis, Regional Price Parities by metropolitan area, 2024 (US = 100).
Show the numbers
| Johnson City, TN | Clarksville, TN | |
|---|---|---|
| 2008 | 98.2 | 98.0 |
| 2009 | 97.9 | 97.5 |
| 2010 | 100.0 | 99.4 |
| 2011 | 101.7 | 101.0 |
| 2012 | 101.9 | 101.3 |
| 2013 | 100.7 | 100.4 |
| 2014 | 100.3 | 100.2 |
| 2015 | 101.2 | 100.7 |
| 2016 | 102.7 | 101.7 |
| 2017 | 100.8 | 100.0 |
| 2018 | 94.5 | 95.0 |
| 2019 | 95.9 | 96.1 |
| 2020 | 95.1 | 95.3 |
| 2021 | 94.5 | 94.9 |
| 2022 | 96.6 | 96.6 |
| 2023 | 97.1 | 97.3 |
| 2024 | 95.1 | 95.5 |
Rent and home values
Typical asking rent: $1,343 in Clarksville vs $1,488 in Johnson City
Typical asking rent for a new lease, dollars per month. Quarterly.
- Johnson City, TN
- Clarksville, 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
| Johnson City, TN | Clarksville, 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 | $759 | $814 | $1,219 |
| Sep 2016 | $761 | $819 | $1,225 |
| Dec 2016 | $761 | $813 | $1,222 |
| Mar 2017 | $778 | $822 | $1,245 |
| Jun 2017 | $794 | $837 | $1,270 |
| Sep 2017 | $785 | $839 | $1,276 |
| Dec 2017 | $789 | $845 | $1,275 |
| Mar 2018 | $806 | $856 | $1,296 |
| Jun 2018 | $816 | $873 | $1,320 |
| Sep 2018 | $820 | $873 | $1,327 |
| Dec 2018 | $809 | $877 | $1,329 |
| Mar 2019 | $833 | $895 | $1,349 |
| Jun 2019 | $855 | $924 | $1,376 |
| Sep 2019 | $863 | $943 | $1,383 |
| Dec 2019 | $885 | $933 | $1,381 |
| Mar 2020 | $889 | $943 | $1,402 |
| Jun 2020 | $879 | $966 | $1,406 |
| Sep 2020 | $917 | $993 | $1,410 |
| Dec 2020 | $923 | $1,010 | $1,407 |
| Mar 2021 | $951 | $1,029 | $1,443 |
| Jun 2021 | $982 | $1,091 | $1,512 |
| Sep 2021 | $1,037 | $1,144 | $1,590 |
| Dec 2021 | $1,125 | $1,156 | $1,622 |
| Mar 2022 | $1,107 | $1,195 | $1,661 |
| Jun 2022 | $1,183 | $1,231 | $1,721 |
| Sep 2022 | $1,216 | $1,252 | $1,748 |
| Dec 2022 | $1,222 | $1,232 | $1,735 |
| Mar 2023 | $1,247 | $1,250 | $1,757 |
| Jun 2023 | $1,288 | $1,264 | $1,785 |
| Sep 2023 | $1,296 | $1,258 | $1,797 |
| Dec 2023 | $1,302 | $1,269 | $1,786 |
| Mar 2024 | $1,324 | $1,284 | $1,807 |
| Jun 2024 | $1,361 | $1,304 | $1,837 |
| Sep 2024 | $1,365 | $1,327 | $1,845 |
| Dec 2024 | $1,384 | $1,332 | $1,836 |
| Mar 2025 | $1,403 | $1,317 | $1,860 |
| Jun 2025 | $1,429 | $1,320 | $1,880 |
| Sep 2025 | $1,448 | $1,315 | $1,881 |
| Dec 2025 | $1,440 | $1,322 | $1,873 |
| Mar 2026 | $1,445 | $1,331 | $1,894 |
| Jun 2026 | $1,446 | $1,332 | $1,921 |
| Sep 2026 | $1,488 | $1,343 | $1,932 |
Typical home value: $289,000 in Clarksville vs $280,000 in Johnson City
Typical home value, dollars. Quarterly.
- Johnson City, TN
- Clarksville, 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
| Johnson City, TN | Clarksville, TN | United States | |
|---|---|---|---|
| Mar 2015 | $136K | $153K | $189K |
| Jun 2015 | $138K | $153K | $192K |
| Sep 2015 | $140K | $153K | $195K |
| Dec 2015 | $141K | $154K | $199K |
| Mar 2016 | $142K | $155K | $202K |
| Jun 2016 | $142K | $156K | $204K |
| Sep 2016 | $144K | $157K | $206K |
| Dec 2016 | $147K | $158K | $209K |
| Mar 2017 | $147K | $159K | $213K |
| Jun 2017 | $147K | $160K | $216K |
| Sep 2017 | $149K | $160K | $219K |
| Dec 2017 | $152K | $163K | $223K |
| Mar 2018 | $153K | $165K | $227K |
| Jun 2018 | $154K | $167K | $230K |
| Sep 2018 | $155K | $170K | $234K |
| Dec 2018 | $156K | $171K | $236K |
| Mar 2019 | $160K | $174K | $239K |
| Jun 2019 | $163K | $176K | $242K |
| Sep 2019 | $165K | $179K | $244K |
| Dec 2019 | $168K | $184K | $247K |
| Mar 2020 | $173K | $189K | $252K |
| Jun 2020 | $176K | $192K | $255K |
| Sep 2020 | $178K | $197K | $260K |
| Dec 2020 | $185K | $204K | $271K |
| Mar 2021 | $192K | $212K | $282K |
| Jun 2021 | $202K | $222K | $296K |
| Sep 2021 | $213K | $233K | $306K |
| Dec 2021 | $221K | $243K | $314K |
| Mar 2022 | $232K | $257K | $330K |
| Jun 2022 | $240K | $270K | $346K |
| Sep 2022 | $242K | $274K | $348K |
| Dec 2022 | $241K | $276K | $345K |
| Mar 2023 | $244K | $275K | $343K |
| Jun 2023 | $253K | $278K | $347K |
| Sep 2023 | $262K | $282K | $352K |
| Dec 2023 | $267K | $284K | $354K |
| Mar 2024 | $268K | $286K | $357K |
| Jun 2024 | $274K | $290K | $361K |
| Sep 2024 | $275K | $289K | $361K |
| Dec 2024 | $275K | $289K | $363K |
| Mar 2025 | $277K | $292K | $364K |
| Jun 2025 | $276K | $291K | $362K |
| Sep 2025 | $276K | $289K | $362K |
| Dec 2025 | $275K | $288K | $364K |
| Mar 2026 | $277K | $290K | $366K |
| Jun 2026 | $279K | $290K | $365K |
| Sep 2026 | $280K | $289K | $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.