Side-by-side comparison of mortgage costs, property taxes, closing costs, and homeowners insurance between Tennessee and Texas. Updated for 2026.
Tennessee wins 4 of 6 cost categories, making it the more affordable state for homebuyers overall. However, Texas has a lower total cost when combining home price, closing costs, and insurance. 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.
The monthly payment difference is $241/month — that’s $2,892/year or $87K over the life of a 30-year loan. Buying in Tennessee is the more affordable option based on median home prices with identical loan terms.
Based on the 28% debt-to-income rule — your monthly housing payment should not exceed 28% of gross monthly income.
To afford the median home in Texas, you need a household income of approximately $114K/year. In Tennessee, you need $104K/year — less by $10K/year. The $10K difference is meaningful but manageable for dual-income households.
Home prices in Tennessee and Texas are relatively close, with only a 9% difference ($30K). 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.
Property taxes are dramatically different: Tennessee charges 0.56% while Texas charges 1.8%, a gap of 1.24 percentage points. On the respective median homes, this means Texas homeowners pay roughly $5,580 per year in property taxes versus $1,904 in Tennessee. Over 30 years of homeownership, this difference alone can add up to six figures. Retirees on fixed incomes should weigh this heavily.
Insurance costs favor Tennessee at $2,400/year versus $3,800/year in Texas, a difference of $1,400 annually. While not the largest cost factor, this adds up to over $14K over a decade of homeownership. Shop multiple carriers in either state — actual premiums depend on your specific property, coverage level, and claims history.
Both states offer down payment assistance for first-time buyers. Tennessee's THDA Great Choice Home Loan provides Up to $25,000 DPA, while Texas's TDHCA My First Texas Home offers Up to 5% DPA grant. 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: property taxes are the defining difference here. Texas's 1.8% rate versus Tennessee's 0.56% means Tennessee homeowners save approximately $3,676 every year on taxes alone. Over a 30-year mortgage, that difference compounds into tens of thousands of dollars — making it the most important cost factor in this comparison.