Where to Live in Clarksville TN: Complete Neighborhood Guide

Clarksville sits northwest of Nashville, about 45 miles from downtown. It's Tennessee's fifth-largest city, with a population around 170,000 that skews younger and more transient than most mid-sized Southern cities—largely due to Fort Campbell's presence on the city's northern edge.

What shapes the market:

• Fort Campbell influence: Roughly 30% of the local economy ties to the military installation. This creates steady housing demand but also high turnover.
• Nashville proximity: More professionals are commuting south on I-24 for Nashville jobs, drawn by Clarksville's lower housing costs and newer construction.
• Growth trajectory: Montgomery County added 15,000 residents between 2020 and 2024. Most new development concentrates in the northeast (Rossview area) and along the Wilma Rudolph Boulevard corridor.

Cost of living snapshot:

Median home prices in Clarksville hover around $320,000 as of late 2024—roughly 35% below Nashville's median. Property taxes run approximately 0.68% of assessed value. Tennessee has no state income tax, which makes the total tax burden competitive with surrounding states.

You'll find grocery prices slightly below national average. Gas, utilities, and healthcare costs track close to the Southeast regional average.

What you won't find:

Clarksville isn't a "walkable city" in the urban sense. Most neighborhoods require a car. Public transit exists but remains limited. The downtown core has improved significantly in the past five years—new restaurants, the Riverwalk greenway, cultural spaces—but this is still a drive-everywhere town for daily errands.

School Zones That Matter: Rossview, Northeast, and Northwest High School Districts

Montgomery County operates one unified school district serving Clarksville and surrounding areas. High school zones largely determine home values and demand, so understanding the district map matters if you have school-age children.

The three main high school zones:

Rossview High School (Northeast Clarksville)
This is the newest high school, opened in 2001, serving the rapidly developing Rossview Road corridor.

• Ratings: Consistently scores highest among Clarksville high schools on state assessments. GreatSchools rating of 7/10. Above state average in math and reading proficiency.
• Feeder schools: Richview Middle, Burt Elementary, East Montgomery Elementary
• Character: Suburban, newer construction, family-oriented. Higher percentage of college-bound students.

Northeast High School (East Clarksville)
Established school serving older, more affordable neighborhoods east of town.

• Ratings: GreatSchools rating of 5/10. Mixed performance on state tests—some grades above average, some below.
• Feeder schools: Kenwood Middle, multiple elementary options
• Character: Mix of 1970s-1990s housing stock. More affordable entry point. Diverse student population.

Northwest High School (Central/West Clarksville)
One of the district's older high schools, serving established west-side neighborhoods.

• Ratings: GreatSchools rating of 4/10. Below state average on most metrics, though individual programs (athletics, arts) have strong reputations.
• Feeder schools: Kenwood Middle, Montgomery Central Elementary, others
• Character: Historic areas mixed with 1960s-1980s subdivisions. Most affordable zone. Longtime residents.

Private school alternatives:

Clarksville Academy (K-12) offers the primary secular private option. Several religious schools operate in the area—Clarksville Christian School, Providence Academy, others.

School data sources:

Check current ratings at GreatSchools.org and the Tennessee Department of Education's report card site. These update annually each fall. Boundary maps change periodically as new schools open, so verify current zones at CMCSS.net before making purchase decisions.

Commute Reality Check: Drive Times to Fort Campbell, Nashville, and Austin Peay

Where you live determines how much time you spend in the car. Here's what to expect from major Clarksville neighborhoods to the area's three primary commute destinations.

Fort Campbell (Gate 4 - Fort Campbell Boulevard)

Most military families prioritize this commute.

• Sango/Oak Plains area: 12-15 minutes
• Rossview area: 20-25 minutes
• Downtown Clarksville: 18-22 minutes
• St. Bethlehem/Woodlawn area: 25-30 minutes

Morning traffic concentrates between 6:00-7:30 AM heading north on Fort Campbell Boulevard. Gate 4 backups can add 10-15 minutes during peak formation times.

Nashville (Downtown)

For families with one spouse working in Nashville, the commute determines quality of life.

• North Clarksville neighborhoods: 50-65 minutes in morning traffic
• Exit 11 (Rossview area): 45-55 minutes
• Exit 8 (Wilma Rudolph): 50-60 minutes

I-24 southbound becomes stop-and-go from Exit 31 (Harding Place) into downtown during morning rush. Afternoon return traffic spreads across 4:00-6:30 PM.

Realistic assessment: A daily Nashville commute from Clarksville is doable but draining. Budget 10-12 hours per week in the car. Remote or hybrid schedules make this much more sustainable.

Austin Peay State University

Relevant for military spouses pursuing education or staff positions.

• Most Clarksville neighborhoods: 10-20 minutes
• Rossview area: 15-20 minutes
• Downtown/Historic areas: 5-10 minutes

APSU sits near downtown on College Street. Parking challenges during fall/spring semesters add time.

Commute strategy tips:

• Map your route during actual commute hours before deciding. Saturday afternoon drives don't reflect Monday at 7 AM.
• If both adults work, prioritize the longer commute. A 15-minute Fort Campbell drive versus a 55-minute Nashville drive tips the balance.
• Consider I-24 traffic patterns—southbound morning congestion, northbound evening congestion. This affects Nashville commuters significantly.

Five Neighborhoods by Priority (Safety, Schools, Walkability, Affordability)

Each neighborhood offers different trade-offs. These five represent the most popular choices for relocating families, organized by what they do best.

1. Rossview Area (Best Schools, Newest Development)

Location: Northeast Clarksville along Rossview Road, roughly between Exit 11 and Guthrie Highway.

Why families choose it:

This is Clarksville's newest growth corridor. Subdivisions built in the 2000s-2020s dominate. You'll find modern floor plans, HOA-maintained amenities, and the highest-rated schools in the county.

Housing stock:

• Price range: $300,000-$550,000
• Typical home: 2,200-3,000 sq ft, 4BR/2.5BA, two-car garage, built 2010-2024
• Style: Suburban subdivisions, some gated communities, neighborhood pools common

Schools: Rossview High School zone. Top choice for families prioritizing academics.

Commute: 20-25 minutes to Fort Campbell, 45-55 minutes to Nashville.

Safety: Low crime rates. Well-lit streets. Active neighborhood watch groups.

Walkability: Limited. Sidewalks within subdivisions but nowhere to walk to—grocery, retail require driving.

Trade-offs: Higher prices, HOA fees ($40-$80/month typical), cookie-cutter feel. Less established trees and character than older neighborhoods.

Local landmarks: Near Dunbar Cave State Park for hiking and outdoor recreation.

2. Sango/Oak Plains (Best Fort Campbell Access)

Location: North-central Clarksville, the wedge between Fort Campbell Boulevard and Trenton Road.

Why families choose it:

Proximity to post wins here. This area developed primarily in the 1990s-2010s to serve Fort Campbell families. You'll find a mix of military and civilian residents, with high turnover due to PCS cycles.

Housing stock:

• Price range: $250,000-$380,000
• Typical home: 1,800-2,400 sq ft, 3-4BR/2BA, built 1995-2015
• Style: Traditional subdivisions, ranch and two-story plans, practical layouts

Schools: Mix of Northeast and Rossview zones depending on exact location. Verify boundaries carefully.

Commute: 12-15 minutes to Fort Campbell (shortest in Clarksville), 50-60 minutes to Nashville.

Safety: Moderate. Generally safe but check specific subdivision crime stats—some pockets experience higher property crime.

Walkability: Minimal. Designed for car dependency.

Trade-offs: Higher military density means more turnover, rental conversions common. Some subdivisions show deferred maintenance.

Local landmarks: Quick access to Fort Campbell Boulevard retail corridor.

3. Historic Downtown/Hilldale (Best Walkability, Character)

Location: Central Clarksville around Public Square, extending into adjacent Hilldale neighborhood.

Why families choose it:

You want character, not a subdivision. Homes here date from 1900s-1950s—craftsman bungalows, Victorian-era houses, established trees, front porches. The Riverwalk greenway connects downtown to Liberty Park, creating actual pedestrian infrastructure.

Housing stock:

• Price range: $200,000-$450,000 (wide variation based on condition and renovation)
• Typical home: 1,400-2,200 sq ft, 3BR/2BA, built 1920-1960, many renovated
• Style: Historic, varied architecture, charm and quirks

Schools: Northwest High School zone. Lower ratings are the trade-off for location and character.

Commute: 18-22 minutes to Fort Campbell, 50-60 minutes to Nashville, 5-10 minutes to APSU.

Safety: Mixed. Downtown core has improved significantly. Check block-by-block crime data—some streets are excellent, others less so.

Walkability: Best in Clarksville. Coffee shops, restaurants, farmers market, library within walking distance for downtown residents.

Trade-offs: Older homes mean older systems (HVAC, plumbing, electrical). Renovation costs add up. Smaller lots. Street parking in some areas.

Local landmarks: Liberty Park, Riverwalk greenway, downtown Public Square.

4. Whitfield/Tiny Town (Best Affordability, Established Community)

Location: East Clarksville off Trenton Road and Whitfield Road.

Why families choose it:

Value. This is where you find the most house for the least money in Clarksville. Neighborhoods here developed in the 1970s-1990s. Trees are mature, communities are established, and prices remain accessible for first-time buyers.

Housing stock:

• Price range: $180,000-$280,000
• Typical home: 1,400-1,900 sq ft, 3BR/2BA, built 1975-1995
• Style: Ranch homes, split-levels, modest curb appeal

Schools: Northeast High School zone. Middle-tier ratings.

Commute: 20-25 minutes to Fort Campbell, 55-65 minutes to Nashville.

Safety: Generally safe. Lower property values don't correlate with higher crime here—this is an established working-class area.

Walkability: None. Suburban sprawl.

Trade-offs: Homes need updates. You're buying price and space, not modern finishes. Some areas lack sidewalks.

Local landmarks: Near Austin Peay State University campus.

5. St. Bethlehem/Woodlawn (Best for Land, Privacy)

Location: Northeast Montgomery County, 10-15 miles northeast of downtown Clarksville.

Why families choose it:

You want acreage without leaving Clarksville's job market. This area offers larger lots (1-5+ acres), more privacy, and a semi-rural feel while maintaining access to Clarksville amenities.

Housing stock:

• Price range: $280,000-$500,000
• Typical home: 1,800-2,800 sq ft, 3-4BR/2-3BA, often on 2+ acres
• Style: Mix of new construction and older homes, varied architecture

Schools: Rossview High School zone for most of the area.

Commute: 25-30 minutes to Fort Campbell, 45-55 minutes to Nashville (closer to I-24).

Safety: Very low crime. Rural character.

Walkability: None. You're driving everywhere.

Trade-offs: Septic systems common (not city sewer). Well water in some areas. Longer drives to grocery stores, shopping, healthcare.

Local landmarks: Dunbar Cave State Park nearby, rural roads popular for cycling.

What $300k, $400k, and $500k Actually Get You in Each Area

Real numbers from current listings and recent sales help calibrate expectations.

$300,000 Budget

Rossview area:

• 2,000 sq ft, 4BR/2.5BA, built 2015
• Subdivision home, HOA community
• Granite counters, open floor plan, 0.25-acre lot
• Move-in ready

Sango/Oak Plains:

• 2,200 sq ft, 4BR/2BA, built 2008
• Traditional subdivision
• Updated kitchen, two-car garage, 0.3-acre lot
• Good condition, minor cosmetic updates likely

Historic Downtown/Hilldale:

• 1,600 sq ft, 3BR/2BA, built 1940, renovated 2020
• Craftsman bungalow or renovated historic home
• Original hardwoods, modern kitchen/baths
• Small lot, walkable location premium

Whitfield/Tiny Town:

• 1,800 sq ft, 3BR/2BA, built 1985
• Ranch home, 0.4-acre corner lot
• Original finishes, needs kitchen/bath updates
• Solid bones, DIY opportunity

St. Bethlehem/Woodlawn:

• 2,400 sq ft, 4BR/2.5BA, built 2005
• 2-acre lot, septic system
• Open concept, vaulted ceilings
• Privacy, space, longer commute

$400,000 Budget

Rossview area:

• 2,600 sq ft, 4-5BR/3BA, built 2020
• New or nearly-new construction
• Smart home features, quartz counters, upgraded finishes
• Gated community option, clubhouse access

Sango/Oak Plains:

• 2,800 sq ft, 5BR/3BA, built 2012
• Larger family home
• Finished bonus room, screened porch
• Turnkey condition, established landscaping

Historic Downtown/Hilldale:

• 2,400 sq ft, 4BR/3BA, built 1925, fully renovated 2022
• Premium historic property
• Designer finishes, modern systems, preserved character
• Downtown location, walkability premium

Whitfield/Tiny Town:

• 2,200 sq ft, 4BR/2.5BA, built 1995, renovated 2023
• Fully updated ranch
• New kitchen, baths, flooring, HVAC
• Large lot, shows like new construction

St. Bethlehem/Woodlawn:

• 3,000 sq ft, 5BR/3BA, built 2018
• 3-5 acres, custom build
• High-end finishes, workshop/outbuilding
• Privacy, room to grow

$500,000 Budget

Rossview area:

• 3,200 sq ft, 5BR/4BA, built 2023
• New construction, premium lot
• Luxury vinyl plank, quartz throughout, smart home package
• Sought-after subdivision with amenities

Sango/Oak Plains:

• 3,500 sq ft, 5BR/4BA, built 2015
• Large executive home
• Finished basement, three-car garage
• Premium finishes, best location in the area

Historic Downtown/Hilldale:

• 3,000 sq ft, 4-5BR/3BA, historic mansion renovation
• Showpiece property
• Original details preserved, luxury modern systems
• Rare offering, highest walkability

Whitfield/Tiny Town:

• 2,800 sq ft, 4BR/3BA, extensively renovated 2024
• Complete transformation
• Top-tier finishes, outdoor living space
• Best value per square foot

St. Bethlehem/Woodlawn:

• 3,500+ sq ft, 5BR/4BA, custom home
• 5-10 acres, possibly with pool
• Luxury finishes, workshop, barn, pasture
• Maximum privacy and land

Final Considerations Before You Decide

Resale matters: If you're relocating for work and might move again in 3-5 years, prioritize neighborhoods with consistent demand. Rossview and Sango maintain steady turnover. Unique historic homes take longer to sell but attract specific buyers.

HOA trade-offs: Monthly fees of $50-$100 cover amenities and maintenance but add to your housing cost. Calculate the real monthly expense: mortgage + property tax + insurance + HOA.

Visit before buying: Virtual tours don't show you traffic patterns, road noise, or neighborhood feel. Schedule a trip if possible. Drive routes at rush hour. Eat at local restaurants. Walk the neighborhoods.

Work with local expertise: A Realtor who knows Montgomery County school zones, flood plains, and which subdivisions hold value will save you time and money. This is not a market where national data tells the whole story.

Ask specific questions: Crime stats by subdivision, flood zone verification, septic versus sewer, HOA financial health, pending development near your target neighborhood—these details matter.

Clarksville offers solid value for families relocating to Tennessee. Schools vary by zone, commutes depend heavily on where you land, and neighborhoods range from brand-new suburban to established historic.

The right choice depends on your priorities: school ratings, commute tolerance, walkability preferences, budget constraints, and how long you plan to stay.

Use this guide as a starting framework, then verify current data, tour in person, and make your decision based on what matters most to your family.