Clarksville vs Cleveland

Cleveland leaves you $3,419 a year better off than Clarksville

Both of these are in Tennessee, and that is what makes this comparison clean. Federal income tax, FICA and Tennessee state income tax are identical on both sides — $13,170, $7,650 and $0 whichever you choose. Nothing about the income tax code separates them, so everything that follows comes from two things only: what a house costs you in property tax, and what everything costs you at the till.

On $100,000 with a $400,000 home, the take-home difference is $599 — and that entire figure is property tax, because nothing else in the tax code differs. Clarksville sits at 90.947 on the Bureau of Economic Analysis price index and Cleveland at 88.08, national average 100.

What the money actually buys: $84,125 in Clarksville against $87,544 in Cleveland — a difference of $3,419 a year, and $34,186 over the 10 years most people stay somewhere.

This is the level at which the decision is actually made. Nobody moves "to Tennessee" — they move to Clarksville or to Cleveland, and the 10 metropolitan areas in this state spread 10.8 points on the price index.

The tax bill barely moves. The price of living does

Five layers, and on this pair three of them are identical:

Federal income tax — $13,170 either way. Federal, so it cannot differ.

FICA — $7,650 either way. Also federal.

Tennessee state income tax — $0 either way. Tennessee does not levy one, so this line is zero in both.

Local income tax — zero on both sides. Tennessee does not let counties or cities levy their own. That is why this pair has a page at all: in the eleven states that do, the local rate is set by jurisdictions that do not line up with metropolitan areas, and we do not publish a figure we would have to invent.

Property tax — $2,670 in Clarksville, $2,071 in Cleveland on a $400,000 home. 0.67% against 0.52%, each the average of that area's counties weighted by how many homes are in them. This difference is the whole of the take-home gap, because nothing else in the tax code differs.

And then the price level does the rest: $2,819 a year, more than the property tax difference.

Clarksville housing costs 22.3% more

The index is the Bureau of Economic Analysis Regional Price Parity, 2024, published for every metropolitan area in the country and broken into components. Not a crowd-sourced database — an official index with a method document, which is most of why these figures differ from other city comparisons.

All items — 90.947 in Clarksville, 88.08 in Cleveland. 2.9 points apart.

Housing — 73.801 against 60.327. 13.5 points, 4.7× the headline gap. Between two cities in the same state, housing is almost always the entire story: the tax code is identical and the supermarket is close to identical, so what is left is what a roof costs.

Goods — 96.247 against 96.247, 0.0 points apart. Groceries and petrol move very little between cities in one state, which is exactly why a single blended cost-of-living number is close to useless here.

Utilities — 72.546 against 72.32. Close, as you would expect under one state grid.

Services — 95.52 against 95.142. Haircuts, restaurants, childcare, repairs.

Neither of these is "Tennessee"

Every comparison of two states on this site carries the same admission: the price index it uses is a state-wide average, and inside one state a metropolitan area and a rural county differ by more than most pairs of states do. This page is that admission answered.

Tennessee has 10 metropolitan areas. They run from 85.5 to 96.3 on the price index — 10.8 points, inside one state, with one tax code.

Clarksville covers 4 counties and about 0.3 million people; Cleveland covers 2 and about 0.1 million. Their property tax rates here are each the average of those counties weighted by how many homes are in them — a house pays the tax, so a county with twice the homes counts twice. A simple average would hand a rural county of a few thousand homes the same weight as an urban one of several hundred thousand.

One thing to flag on this pair: Clarksville crosses 2 state lines (TN, KY), and a metropolitan area that spans states spans tax codes. The income tax here is computed on Tennessee, which holds 72.4% of that area's homes. The remainder sits under a different state's rules and this page does not model it.

Renting changes the answer by $585

On this pair the rent-or-buy question matters more than usual, and the reason is structural: property tax is the entire tax difference between these two cities. Take it away and what is left is nothing but the price level.

Renting, the difference is $2,834 a year in favour of Cleveland. Buying a $400,000 home it is $3,419 in favour of Cleveland. So buying widens it: the cheaper city is also the one with the lighter property tax, and the two effects compound.

A renter still pays the property tax, of course — it is inside the rent — but not as a separate bill tied to a value they chose, and the housing price index (73.801 against 60.327) is what captures it for them. The figure above is for someone comparing two mortgages, not two leases.

Change the home value in the calculator above and this whole page moves with it. On a pair like this, where property tax is the only tax that differs, the house you are picturing changes the answer more than your salary does.

The property tax bill, house by house

Property tax is the only tax that separates these two cities, and it scales with the house — so the single number at the top of this page is really a line, not a point. At 0.67% in Clarksville and 0.52% in Cleveland:

A $200,000 home — $1,335 a year in Clarksville, $1,036 in Cleveland, a gap of $300. Overall: Cleveland by $3,126 a year.

A $300,000 home — $2,003 a year in Clarksville, $1,553 in Cleveland, a gap of $449. Overall: Cleveland by $3,272 a year.

A $400,000 home — $2,670 a year in Clarksville, $2,071 in Cleveland, a gap of $599. Overall: Cleveland by $3,419 a year.

A $600,000 home — $4,006 a year in Clarksville, $3,107 in Cleveland, a gap of $899. Overall: Cleveland by $3,711 a year.

A $800,000 home — $5,341 a year in Clarksville, $4,142 in Cleveland, a gap of $1,198. Overall: Cleveland by $4,003 a year.

The answer holds across that whole range: Cleveland at every house value from $200,000 to $800,000. It is $877 wider at the top of it than at the bottom.

Two caveats this arithmetic does not carry. The first is that the rate used is the effective rate — tax actually paid over market value, across the counties of each area, so it already absorbs assessment ratios and the ordinary homestead exemptions rather than pretending they do not exist. The second is that it is an average of counties, and inside a metropolitan area a school district can move a bill by a good deal more than the difference between these two cities. Your address decides that, and this page cannot see your address.

Who this changes for, and by how much

Because both cities are in Tennessee, filing status and household size cannot change which city comes out ahead through the tax code — the same brackets apply on both sides. What they change is the size of the gap, and they change it in a direction most people get backwards: the more you take home, the more the price difference costs you, because the price level applies to everything you spend.

A single filer on $60,000 — Cleveland by $2,388 a year. Take-home $47,720 in Clarksville, $48,319 in Cleveland.

A single filer on $100,000 — Cleveland by $3,419 a year. Take-home $76,510 in Clarksville, $77,109 in Cleveland.

A couple filing jointly on $100,000 — Cleveland by $3,616 a year. Take-home $82,040 in Clarksville, $82,639 in Cleveland.

A couple filing jointly on $160,000 — Cleveland by $5,245 a year. Take-home $127,550 in Clarksville, $128,149 in Cleveland.

A single filer on $250,000 — Cleveland by $7,141 a year. Take-home $180,512 in Clarksville, $181,111 in Cleveland.

The couple on $100,000 and the single filer on $100,000 pay different federal tax — the joint standard deduction and wider brackets see to that — but they pay it identically in both cities, so the difference between the two columns is untouched by it. What moves the gap is the larger amount left over to spend at Clarksville prices or Cleveland prices.

The practical reading: the higher your income, the more a city with a lower price level is worth to you in dollars, and the less a property tax difference matters as a share of it. On a $60,000 salary the property tax on a $400,000 home is a much larger slice of what you have; on $250,000 it is close to noise. The calculator at the top of this page runs your own figures through the same engine.

Nationally, Clarksville is 266th of 380 and Cleveland is 328th

It helps to know whether you are choosing between two expensive places or two cheap ones, because the same dollar gap means different things at different levels.

Of the 380 US metropolitan areas the Bureau of Economic Analysis publishes a price index for, Clarksville ranks 266th at 90.947 and Cleveland ranks 328th at 88.08, counting from the most expensive. Both sit in the broad middle, which is where most of the country lives and where these comparisons are hardest to eyeball.

For scale: the national range runs from 83.597 in Monroe to 115.613 in San Francisco. The gap between Clarksville and Cleveland is 2.9 points, which is 9.0% of that whole national spread — inside one state.

Purchasing power on $100,000: $84,125 in Clarksville, $87,544 in Cleveland.

Is $3,419 a lot? Against the other 1,521 pairs, here is where it sits

A dollar figure on its own is hard to judge, so this site resolved all 1,522 pairs of metropolitan areas that share a state on the same salary and the same house, and this page can therefore say where its own pair falls rather than leaving you to guess.

The median pair differs by $3,385 a year. Clarksville against Cleveland differs by $3,419, which puts it at about the 50th percentile — close to the middle of the distribution — a real difference, and not an extreme one.

For the two ends of the scale: the widest within-state pair in the country differs by $22,551 a year and the narrowest by $7. The whole distribution is built with the income tax held constant, which is what makes it comparable — every one of these 1,522 numbers is prices and property tax and nothing else.

It is the same measurement discipline as the rest of the site: the number published is the one that came out of the engine over the whole set, not an impression of it. How the method works, including what it does not claim.

What you would need to earn in Cleveland: $95,720

The question behind most of these searches is not "which is cheaper". It is "I have an offer in Cleveland — is it enough?"

$95,720 matches what $100,000 buys you in Clarksville. That is 4.3% less than you earn now, so you could take a cut of $4,280 and be no worse off.

Between two cities in one state this figure is unusually trustworthy, because the tax side of it cancels: no bracket differences, no state deduction differences, nothing to argue about. What is left is arithmetic on prices and property tax.

Over 10 years: $34,186

At $3,419 a year, 10 years in Cleveland instead of Clarksville is worth $34,186 in today's purchasing power.

A move between two cities in the same state is the cheapest kind — no change of tax residence, no new state filing, often no change of employer. Reckon $15,000 for removal and the costs of buying and selling, which is this page's assumption rather than a sourced figure, and at this rate it takes 4.4 years to earn back.

At three horizons: $10,256 over three years, $34,186 over 10, $102,557 over thirty.

And the limit worth stating: this is a measure of what a salary buys, not of which city is a better place to live. Schools, commute, weather and how far you are from your family are not in it, and on a move within one state they are usually what actually decides it.

The other Tennessee comparisons people run next

Almost nobody is choosing between exactly two cities. These are the other Tennessee pairs involving Clarksville or Cleveland, resolved on the same salary and the same house so they can be read against each other:

Clarksville vs Nashville — Clarksville by $4,169 a year. Nashville indexes at 96.338 on prices with property tax at 0.54%.

Clarksville vs Memphis — Clarksville by $2,152 a year. Memphis indexes at 92.179 on prices with property tax at 0.90%.

Clarksville vs Knoxville — Clarksville by $701 a year. Knoxville indexes at 92.569 on prices with property tax at 0.49%.

Chattanooga vs Clarksville — Clarksville by $462 a year. Chattanooga indexes at 91.464 on prices with property tax at 0.66%.

Clarksville vs Kingsport — Kingsport by $4,644 a year. Kingsport indexes at 86.447 on prices with property tax at 0.61%.

Clarksville vs Johnson City — Johnson City by $3,437 a year. Johnson City indexes at 87.928 on prices with property tax at 0.55%.

Clarksville vs Jackson — Jackson by $5,528 a year. Jackson indexes at 85.522 on prices with property tax at 0.63%.

Clarksville vs Morristown — Morristown by $5,408 a year. Morristown indexes at 86.364 on prices with property tax at 0.46%.

Or start from the whole state: every Tennessee city comparison, with all 10 of its metropolitan areas ranked.

Where every number here comes from

Three sources, each read off the body that publishes it:

US Bureau of Economic Analysis — Regional Price Parities by State and Metro Area, 2024 (released 19 February 2026) — read 2026-09-10. https://www.bea.gov/data/prices-inflation/regional-price-parities-state-and-metro-area

US Census Bureau — Core Based Statistical Areas delineation file, 2023 (which counties form each metropolitan area) — read 2026-09-10. https://www.census.gov/geographies/reference-files/time-series/demo/metro-micro/delineation-files.html

US Census Bureau, American Community Survey — county effective property tax rates and housing units — read 2026-08-31. https://data.census.gov/

IRS revenue procedure for the federal brackets and FICA, and Tennessee's own department of revenue for the state rates — both identical on the two sides of this page, which is the point.

How the three fit together, because joining them is where this kind of page usually breaks:

— The metropolitan area price index and the counties that form each area are published by two different agencies, and joined here by CBSA code rather than by name — there are thirty "Washington County" in the United States and a join on names would have produced silent errors.

— A metropolitan area's property tax rate is the housing-unit-weighted average of its counties. Property tax is paid by a house, so a county with twice the homes counts twice; a simple average would give a rural county of 4,000 homes the same weight as an urban one of 800,000.

— Where a metropolitan area crosses a state line — 43 of the 380 do — the state income tax is computed on the state holding most of its housing, and the page says which state that is and what share sits outside it.

And what this page does not model:

— The cost of living index is the BEA's Regional Price Parity for 2024, the most recent published. It is not extrapolated to the current year, and it is a state-wide average — inside a state, a metro area and a rural county differ by more than most state pairs do.

— Moving costs, state transfer taxes on buying a home, and the cost of selling the one you have are not included. On a short stay they can outweigh every annual difference on this page.

— Sales tax is not modelled. It is inside the BEA index — that is what a price parity measures — but it is not broken out separately here.

— The comparison assumes the same salary in both places unless you change it. In practice a job in a high-cost state usually pays more, which is exactly what the break-even figure is for.

— Health insurance, childcare and car insurance vary enormously by state and are only inside the index as averages. If any of the three is a large part of your budget, it deserves its own arithmetic.

Questions

Is it cheaper to live in Clarksville or Cleveland?

Cleveland, by $3,419 a year in what the money buys, on $100,000 with a $400,000 home. Both are in Tennessee, so federal, FICA and state income tax are identical either way — the entire difference is property tax ($2,670 against $2,071) and the price level (90.947 against 88.08, where 100 is the national average).

How much do I need to earn in Cleveland to match $100,000 in Clarksville?

$95,720 — 4.3% less than you earn now, so a cut of up to $4,280 still leaves you level. Because both cities are in Tennessee, the tax side of that figure cancels out and what remains is prices and property tax.

Do Clarksville and Cleveland pay different income tax?

No. Both are in Tennessee: federal income tax is $13,170, FICA $7,650 and state income tax $0 on either side of the comparison. Tennessee also does not let counties or cities levy their own income tax, so that layer is genuinely zero rather than unmodelled. The only tax that differs is property tax.

Which has higher property tax, Clarksville or Cleveland?

Clarksville, at 0.67% against 0.52% — $599 a year on a $400,000 home. Each rate is the average of that area's counties weighted by how many homes are in them, from US Census Bureau data.

Is the cost of living really that different inside one state?

Yes, and that is the reason these pages exist. Tennessee's 10 metropolitan areas run from 85.5 to 96.3 on the Bureau of Economic Analysis price index — 10.8 points under a single tax code. A state-level comparison averages that away.

Does it matter whether I rent or buy?

More than usual on this pair, because property tax is the only tax that differs between these two cities. Renting — no property tax bill at all — the gap is $2,834 a year in favour of Cleveland. Buying a $400,000 home it is $3,419 in favour of Cleveland. A renter still pays the tax inside the rent; what changes is that it is no longer tied to a value you chose.

Does being married change which city is better?

Not through the tax code — both cities are in Tennessee, so filing jointly changes your federal bill identically on either side. It changes the size of the gap, not its direction: a couple filing jointly on $100,000 sees $3,616 a year, against $3,419 for a single filer on the same salary, because the price level applies to whatever is left after tax.

Where does your cost of living data come from?

The Bureau of Economic Analysis Regional Price Parities for 2024, published for every US metropolitan area with a documented method, and broken into housing, goods, utilities and services. Not a crowd-sourced database — which is the single choice that most separates these figures from other city comparisons.