Side-by-side comparison of mortgage costs, property taxes, closing costs, and homeowners insurance between South Dakota and Tennessee. Updated for 2026.
South Dakota wins 5 of 6 cost categories, making it the more affordable state for homebuyers overall. With a median home price of $295K and lower overall costs, South Dakota offers meaningful savings compared to Tennessee. Both states offer first-time buyer programs — explore the state pages for full details.
Estimated PITI payments assuming 10% down, 6.5% rate, 30-year fixed mortgage with PMI.
Buying in South Dakota saves you approximately $140/month ($1,680/year) compared to Tennessee, based on median home prices with identical loan terms.
Home prices in South Dakota and Tennessee are relatively close, with only a 13% difference ($45K). At similar price points, your decision should focus on the other cost factors: property taxes, insurance, closing costs, and the overall quality of life each state offers. Small percentage differences in tax rates compound over decades of homeownership.
Tennessee has a moderate property tax advantage at 0.56% versus South Dakota's 1.22%. While the rate gap of 0.66% may seem small, it translates to an annual difference of approximately $1,695 when applied to each state's median home price. Over a typical homeownership period of 7-10 years, that adds up to $14K in savings.
Closing costs are a one-time but significant expense. Tennessee averages $5K in closing costs (1.5% of purchase price) while South Dakota averages $2K (0.7%). The difference is spread across title insurance, attorney fees, and recording costs rather than a single large tax. Budget for these upfront costs — they affect how much cash you need on hand at closing.
Both states offer down payment assistance for first-time buyers. South Dakota's SDHDA First-Time Homebuyer provides Fixed-rate FTB loans, while Tennessee's THDA Great Choice Home Loan offers Up to $25,000 DPA. These programs can significantly reduce your upfront costs and make homeownership accessible even if you haven't saved a full 20% down payment. Check eligibility requirements on each state's housing finance agency website — income limits and purchase price caps apply.
The bottom line: South Dakota and Tennessee are broadly similar in housing costs, with only $140/month separating them in total PITI payments. In cases like this, your decision should be driven by lifestyle preferences — job opportunities, climate, proximity to family, and quality of life — rather than pure cost savings. Either state offers a reasonable path to homeownership.