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Cannon County, TN

Rent vs Own in Cannon County, Tennessee

Owning the median home in Cannon County clears the monthly bar: about $1,437/mo versus HUD's $1,730/mo 2-bedroom rent. The stack below shows which line items create that edge. Owner-occupied homes: 4,527.

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Buying is cheaper in Cannon County

Owning runs about $1,437/mo here, under $1,730/mo to rent a comparable 2-bedroom. That is a $293/mo difference.

Based on 20% down, 6.5% rate, 30-year mortgage. Adjust below.

What This Data Tells Us About Renting vs Owning in Cannon County

Primary driver

The tax rate is a national tailwind

Cannon County's 0.43% effective rate is among the lowest of 3,135 tracked counties: roughly 91% pay a higher rate. That low tax line is one reason owning can compete here.

Decision signal 2

Buying compares well inside the state

Using the assumptions above, Cannon County ranks 10 of 95 Tennessee counties for buy-vs-rent value (rank 1 = the best relative deal for buying). It sits ahead of 85 other Tennessee counties on this measure.

Decision signal 3

Price and income sit in the middle band

Median household income is $59,443, for a 4.2x home-price-to-income ratio in the middle of the national distribution; property tax takes 1.8% of that income. Small changes in down payment or rate move this county across the rent-vs-own line more than they would in a high-ratio market.

Decision signal 4

Owning clears the monthly bar here

Cannon County's median home ($252,000) carries $1,073/yr in property tax at 0.43%. Under a 20% down, 6.5%, 30-year stack the all-in ownership bill is about $1,437/mo, which undercuts HUD's $1,730/mo 2-bedroom Fair Market Rent by roughly $293/mo before maintenance, HOA, or closing costs.

Decision signal 5

HUD moved the rent benchmark down

HUD cut its 2-bedroom Fair Market Rent for Cannon County from $1,827/mo in FY2025 to $1,730/mo in FY2026: it decreased by $97/mo (-5.3%). A falling benchmark narrows the case for buying here, and it usually reflects HUD re-estimating the local market rather than existing rents being cut.

Methodology & disclaimer

This calculator is for informational purposes only and is not tax, legal, or financial advice. Property tax figures come from the U.S. Census Bureau ACS 5-Year Estimates and rent figures come from HUD Fair Market Rents; both describe area medians, not individual transactions. Insurance is estimated at 0.35% of home value annually and closing costs, maintenance, HOA, and PMI are not included. Consult a licensed mortgage, tax, or real-estate professional before making a buy-or-rent decision based on these numbers.

Monthly Cost Breakdown

Estimated Monthly Ownership
$1,437
Mortgage (P&I) $1,274
Property Tax $89
Insurance (est.) $74
Monthly Rent (2-BR FMR)
$1,730
Studio$1,507
1-Bedroom$1,578
2-Bedroom$1,730
3-Bedroom$2,211
4-Bedroom$2,696

Adjust Your Scenario

Affordability Context

Median Household Income
$59,443
$4,954/mo
Home Price / Income
4.2x
Moderate (3-5x)
Tax-to-Income Ratio
1.8%
National benchmark: 2-4%

Who actually pays it here

Most Cannon County households that own outright land between $800 and $1,499 a year, at the national middle, so the tax neither argues for renting nor against it and the decision turns on price and mobility instead.

Households earning $50,000 to $75,000 file the largest share of these write-offs in Cannon County, an ordinary middle-income profile.

Against that holding-cost profile, the monthly ownership stack already undercuts HUD rent here, so the long-run tax bill is an ownership feature more than a reason to keep renting.

Bill bands are Census ACS counts of owner-occupied homes without a mortgage. Income brackets are IRS Statistics of Income county data for tax year 2022, counted over FILERS reporting real-estate taxes on Schedule A, which is a smaller group than homeowners: most filers take the standard deduction.

Nearby Counties

Shelby County
Home: $249,100 Tax: $2,429/yr
Davidson County
Home: $417,400 Tax: $2,506/yr
Knox County
Home: $320,900 Tax: $1,367/yr
Hamilton County
Home: $312,800 Tax: $1,925/yr
Rutherford County
Home: $382,600 Tax: $1,839/yr
Williamson County
Home: $751,900 Tax: $3,004/yr

Frequently Asked Questions

Is it cheaper to rent or buy in Cannon County, Tennessee? ▼
On the standard 20%-down / 6.5% stack, owning the median Cannon County home undercuts HUD's 2-bedroom rent by about $293/mo. Change the down payment, rate, or time horizon in the calculator and that gap can flip - owning also builds equity that rent never does.
What is the average rent in Cannon County? ▼
HUD prices a 2-bedroom unit at $1,730/mo here. Sizing up matters: going from a studio to a 4-bedroom adds about $1,189/mo, so the per-bedroom jump is worth checking against your actual space needs before assuming the 2-BR figure applies to your situation.
How does Cannon County compare to other Tennessee counties for renting vs buying? ▼
Out of 95 Tennessee counties ranked here on buy-vs-rent value, Cannon County lands at spot 10, putting it in the more buy-favorable quarter of the state. The <a href="/states/tennessee">Tennessee state page</a> lists every peer county's tax bill beside this one.
How much house can you afford in Cannon County? ▼
On the common 3x-income guideline, a $59,443 household here can afford up to $178,329 -- about $73,671 short of this county's $252,000 median home. That gap is typically closed with a larger down payment, dual incomes, or a longer search outside the median price band.
What is the median home price in Cannon County? ▼
$252,000, per the Census Bureau's ACS 5-Year Estimates. What stands out more than the price itself is the tax load on it: this county's 0.43% effective rate sits near the low end of the 3,135 counties tracked here.
Is rent going up or down in Cannon County? ▼
HUD's 2-bedroom Fair Market Rent figure has fallen 5.3% between the FY2025 and FY2026 publications, the two most recent years tracked here.

Read our methodology - how this data is sourced, computed, and verified.

Data sourced from the U.S. Census Bureau (American Community Survey). See our methodology for details. Retrieved and formatted by PlainPropertyTax

Source: U.S. Census Bureau, Government Finances State and local property tax revenue by jurisdiction · 2025

Verify with HUD →