Tennessee is the third-most-moved-to state in America and there's a reason. There's also a bunch of misinformation. Here's the straight version.
Taxes. No state income tax. That's the headline and it's real. Sales tax is 9.25–9.75% including local — high compared to the coasts, and it applies to groceries. Property tax is genuinely low: about 0.6% of assessed value, and assessed value runs well below market. Net-net, most people who move from a high-tax state come out significantly ahead, but not by as much as the sales-tax pitch suggests.
Schools. Enormous variance. Williamson County (Franklin, Brentwood, Nolensville) has some of the best public schools in the state, arguably the region. Rural counties are a mixed bag — some excellent, some struggling. School district drives home price more than any other single factor in this market. Do not skip the research.
Cost of living. Housing is still cheaper than most coastal cities, but the gap has closed. A house that sold for $280,000 in Franklin in 2019 is $625,000 today. Food, gas, utilities, and services are all near the national average. You're not moving to a cheap state anymore. You're moving to a fairly-priced state with better weather and less traffic.
Weather. Real four seasons. Summers are humid but not brutal. Winters are short and mild but not tropical — you'll want a coat about 60 days a year. Tornado risk is real; hurricane risk is zero.
Culture. Friendlier than the coasts, more casual than the Northeast, more religious than the West. People will hold doors and ask about your day. They will also expect you to hold doors and ask about theirs.
How long to spend before you buy. If you can, rent for six months first. Middle Tennessee is bigger than it looks, and the difference between Hendersonville, Franklin, and Columbia is enormous even though they're all inside an hour of downtown. A six-month lease costs you a few thousand and saves you from picking the wrong town.
