Many of these cheap houses in Tennessee are priced well below the national average and offer opportunities for first-time buyers, investors, and rural home buyers.

Affordable housing may feel increasingly rare across the United States, but small towns across Tennessee are still offering homes at prices that seem almost impossible compared to national averages.

While major cities like Nashville and Knoxville have experienced rapid price growth, many rural communities and overlooked towns throughout the state continue to provide opportunities for buyers searching for cheap houses in Tennessee.

In this guide we explore 10 cheap Tennessee houses currently for sale, including small-town homes, fixer-upper opportunities, and rural properties with land. Some listings are ideal for first-time buyers, while others may appeal to investors searching for affordable rental properties.

These properties are ranked from number ten down to the most interesting deal on the list.

10. 4306 University St, Memphis, TN 38127 — $89,900

Price: $89,900

• Property Summary
• Price: $89,900
• Bedrooms: 3
• Bathrooms: 1
• Size: 911 sq ft
• Lot Size: 0.28 acres
• Price per sq ft: ≈ $99

This three-bedroom home in Memphis offers a simple and practical layout at an affordable price point for a larger city. The property includes a single-story design with wood and tile flooring throughout the interior.

The home features a functional floor plan with a separate living room, dining area, and kitchen space. Durable finishes throughout the house make the property suitable for both homeowners and rental investors.

With nearly a quarter acre of land and driveway parking, this property could appeal to buyers searching for affordable homes in Memphis or investors looking for a potential rental property.

Zillow

9. 419 Miller St, Dyersburg, TN 38024 — $74,900

Price: $74,900

• Property Summary
• Price: $74,900
• Bedrooms: 2
• Bathrooms: 2
• Size: 1,495 sq ft
• Lot Size: 0.48 acres
• Price per sq ft: ≈ $50

This foreclosure property in Dyersburg is one of the lowest priced homes on the list. Originally built in 1905, the house offers historic character along with a generous amount of interior space.

The property includes a living room, den, dining room, and kitchen, along with several additional rooms that could potentially serve as bedrooms.

One unique feature is the presence of three fireplaces, which add a traditional feel to the home.

Outside the property sits on nearly half an acre and includes a covered front porch, a classic feature in many small Tennessee towns.

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8. 407 Highway 45 S, Bradford, TN 38316 — $109,900

Price: $109,900

• Property Summary
• Price: $109,900
• Bedrooms: 2
• Bathrooms: 1
• Size: 896 sq ft
• Lot Size: 0.74 acres
• Condition: Recently updated

This recently updated home in Bradford offers an affordable move-in ready option for buyers searching for smaller homes in rural Tennessee.

Inside the property features fresh paint, updated flooring, and an open-concept layout that connects the living room and kitchen. The design makes the interior feel more spacious despite the modest square footage.

Outside the property includes a new deck, perfect for outdoor grilling or relaxing with a morning coffee.

The nearly three-quarter acre lot also provides additional outdoor space rarely found in homes under $120,000.

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7. 2732 Railroad Bed Rd, Iron City, TN 38463 — $89,900

Price: $89,900

• Property Summary
• Price: $89,900
• Bedrooms: 2
• Bathrooms: 1
• Size: 900 sq ft
• Lot Size: 1 acre
• Features: Creek, new roof, updated HVAC

Located in a quiet rural area of southern Tennessee, this property offers a small country home surrounded by nature.

Recent improvements include a new roof and HVAC system, which can significantly reduce future maintenance costs for buyers.

The property also includes a creek running through the land, creating a peaceful setting that is ideal for those looking for a quiet rural lifestyle.

For buyers searching for cheap houses with land in Tennessee, this listing offers both affordability and natural surroundings.

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6. 124 Whited Ave, Jamestown, TN 38556 — $150,000

Price: $150,000

• Property Summary
• Price: $150,000
• Bedrooms: 3
• Bathrooms: 1
• Size: 1,692 sq ft
• Lot Size: 1 acre
• Extra Structures: Guest house, storage building

This property in Jamestown offers a balance of space and flexibility.

Inside the home includes a large living room, a spacious kitchen with bar seating, and a dining area suitable for family gatherings.

There is also an additional room that could function as a home office or fourth bedroom.

Outside the property includes a guest house and storage building, providing additional opportunities for visitors, rental income, or workspace.

Zillow

5. 1299 S Meridian St, Greenfield, TN 38230 — $79,000

Price: $79,000

• Property Summary
• Price: $79,000
• Bedrooms: 2
• Bathrooms: 1
• Size: 1,043 sq ft
• Lot Size: 4 acres
• Price per sq ft: ≈ $76

This property offers one of the best land values on the list with approximately four acres of land included with the home.

Inside the house features original hardwood floors, wood paneling, and a traditional layout.

The property also includes an attached garage and covered patio.

While the home may benefit from updates, the acreage provides a rare opportunity for buyers searching for cheap rural property in Tennessee.

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4. 164 Smith Ln, Camden, TN 38320 — $170,000

Price: $170,000

• Property Summary
• Price: $170,000
• Bedrooms: 3
• Bathrooms: 3
• Size: 2,400 sq ft
• Lot Size: 1.22 acres

This Camden property offers one of the largest homes on the list with approximately 2,400 square feet of living space.

Two bedrooms are located on the main level, while the upstairs includes an additional bedroom and a large recreation area with a separate exterior entrance.

Outside the property includes two outbuildings and multiple covered porches, providing extra space for storage or hobbies.

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3. 9476 Morgan County Hwy, Sunbright, TN 37872 — $150,000

Price: $150,000

• Property Summary
• Price: $150,000
• Lot Size: 1.13 acres
• Structures: Home, motel building, restaurant building
• Potential Use: Investment or redevelopment

This unique property in Sunbright includes three separate structures on the same parcel of land.

The listing includes a small residential home, a four-unit efficiency motel, and a building that previously operated as a restaurant.

With highway frontage, the property offers potential opportunities for investment, rental income, or redevelopment.

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2. 337 Tarpine Valley Rd, Rogersville, TN 37857 — $139,960

Price: $139,960

• Property Summary
• Price: $139,960
• Bedrooms: 3
• Bathrooms: 1
• Size: 1,370 sq ft
• Lot Size: 2.67 acres

Located near historic Rogersville in Hawkins County, this property includes a rural home on 2.67 acres of land.

The acreage includes both cleared and wooded sections, creating a balance between usable land and privacy.

The house is described as a fixer-upper but includes an updated HVAC system and a relatively newer roof, making it a potential renovation project for buyers seeking a rural property.

Zillow

1. 207 Sycamore Ave, Waverly, TN 37185 — $75,000

Price: $75,000

• Property Summary
• Price: $75,000
• Bedrooms: 3
• Bathrooms: 1
• Size: 1,276 sq ft
• Lot Size: 0.71 acres
• Features: Creek, covered porch, carport

The final property on this list is located in Waverly and offers one of the best overall values.

Built in 1950, the house features a large living room and a split bedroom layout with all bedrooms located on the main level.

The property includes a covered porch, attached carport, and a small creek running through the land, creating a peaceful setting that is rarely found at this price.

With some updates, this home could become an affordable primary residence or investment opportunity.

Zillow

Cheap Houses Still Exist in Tennessee

Although housing prices have increased across much of the United States, small towns throughout Tennessee continue to offer affordable real estate opportunities.

From modest starter homes to rural properties with acreage, listings like these demonstrate that buyers willing to explore outside major metropolitan areas can still find cheap houses for sale in Tennessee.

For first-time buyers, investors, or anyone dreaming of a quieter lifestyle, these overlooked communities may offer some of the best remaining housing deals in the country.

Frequently Asked Questions About Cheap Houses in Tennessee

Buyers searching for cheap houses in Tennessee often have questions about affordability, the best places to live, and where to find lower priced homes across the state.

Where in Tennessee is the cheapest to live?

Some of the cheapest places to live in Tennessee are usually smaller towns and rural communities rather than the largest metro areas. Buyers often find lower home prices in overlooked parts of West Tennessee, Middle Tennessee, and smaller East Tennessee towns where demand is lower than places like Nashville or Knoxville.

Are houses cheap in Tennessee?

Houses can still be relatively affordable in Tennessee, especially in small towns and rural communities. While major cities and fast growing suburbs have become much more expensive, buyers can still find cheap houses in Tennessee under $150,000 in areas that receive less national attention.

What part of Tennessee is everyone moving to?

Many new residents are moving to the Nashville area, parts of Middle Tennessee, and popular East Tennessee markets near Knoxville and the Smoky Mountains. However, buyers looking for affordable real estate often search in smaller communities outside those major growth areas where prices are still lower.

Is moving to Tennessee a good idea?

For many buyers, moving to Tennessee can be appealing because of the lower cost of living in many areas, no state income tax on wages, and access to both rural and suburban lifestyles. The best fit depends on whether you want city convenience, mountain scenery, or a quieter small town setting.

What is the cheapest state to buy a house?

The cheapest state to buy a house can vary depending on market conditions and location, but several southern and midwestern states often rank among the most affordable. Tennessee can still offer affordable opportunities, especially in smaller towns where buyers may find cheap homes, fixer uppers, and rural properties with land.

Can you still find cheap houses in Tennessee under $100,000?

Yes, buyers can still find cheap houses in Tennessee under $100,000, especially in rural towns, smaller cities, and properties that need cosmetic updates. The best opportunities are often outside the biggest metro markets and may include fixer uppers, foreclosure properties, or homes with simple layouts and modest acreage.

Are cheap houses in Tennessee good for first time buyers?

Cheap houses in Tennessee can be a good option for first time buyers, especially if the goal is affordable monthly payments or getting into homeownership sooner. Buyers should still pay close attention to condition, repairs, financing options, and whether the location fits their lifestyle and commute needs.

Do cheap Tennessee houses usually need repairs?

Many lower priced homes do need some updates or repairs, but not all of them are major fixer uppers. Some may only need cosmetic improvements, while others might require more serious work such as roofing, HVAC updates, or structural repairs. Buyers should always review the listing carefully and schedule inspections when possible.

Can you find cheap houses with land in Tennessee?

Yes, some of the best affordable deals in Tennessee are houses that come with land. Rural properties in small towns may include one acre, several acres, creeks, barns, or outbuildings, giving buyers more value than they might expect at the same price point in larger metro markets.

What should buyers look for when shopping for cheap houses in Tennessee?

Buyers should look at the total condition of the home, price per square foot, lot size, utilities, roof and HVAC age, internet availability, and whether the property is move in ready or a fixer upper. It is also important to consider the town, commute, nearby amenities, and how the property compares to similar homes in the area.