Chicago, IL vs Nashville, TN: housing market comparison
Chicago, IL is the cheaper of the two. The typical Chicago home is $95,710 less than the typical Nashville home — 22% below it — on Zillow's Home Value Index for August 2026, the series that still refreshes monthly. At today's 7.03% 30-year fixed rate with 20% down, that works out to $1,783/mo in principal and interest in Chicago against $2,294/mo in Nashville, a $511 monthly difference in Chicago's favour. On supply, Nashville is the more buyer-friendly market of the two, with 5.4 months of supply against 2.8 months.
Chicago, IL vs Nashville, TN at a glance
Chicago vs Nashville, metric by metric
Every row carries its own source and period, because the two providers behind this table are no longer on the same clock. Zillow's value and rent indices refresh monthly. Redfin's sale, pace and supply figures are final at May 2026 and will not move again — compare them to each other, not to the Zillow rows.
| Metric | Chicago, IL | Nashville, TN |
|---|---|---|
| Typical home value (ZHVI)Zillow · Aug 2026 | $334,030 | $429,741 |
| Value change, 12 monthsZillow · Aug 2026 | +5.9% | -3.8% |
| Median sale priceRedfin · May 2026 | $425,000 | $483,100 |
| Price per square footRedfin · May 2026 | $305/sq ft | $277/sq ft |
| Days on marketRedfin · May 2026 | 47 days | 59 days |
| Months of supplyRedfin · May 2026 | 2.8 months | 5.4 months |
| Active inventoryRedfin · May 2026 | 6,879 listings | 4,892 listings |
| Sale-to-list ratioRedfin · May 2026 | 101.8% | 98.1% |
| Typical asking rent (ZORI)Zillow · Aug 2026 | $2,342/mo | $1,834/mo |
| Market condition | Seller's market | Buyer's market |
What this comparison is missing
- We hold no American Community Survey income estimate for Nashville, TN, so the price-to-income read is shown only for the city we can calculate it for.
We would rather show you a one-sided row than fill a gap with a number from a different city, a different month, or a different provider.
What each metric means when you are choosing between two cities
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home is worth right now, whether or not it sold. Because it covers all homes rather than only the ones that traded, it is the fairest single number to set two cities against each other — a city where three mansions happened to close last month does not look artificially expensive.
- Median sale price
- What actually closed. Half of sales were above this, half below. Useful because it is a real transaction record, but it swings with the mix of homes that sold, which is exactly the distortion ZHVI removes. Ours is Redfin's, frozen at May 2026.
- Price per square foot
- The size-adjusted price, and the row that most often reverses the headline. A cheaper city with much smaller typical homes can cost more per square foot than the expensive one — which changes what your budget actually buys.
- Days on market
- Median time from listing to accepted offer. In a comparison it tells you how differently you have to behave in each city: a 20-day market needs financing in hand before you tour, a 70-day market gives you time to inspect, compare and negotiate.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favours sellers, over 6 favours buyers, 3 to 6 is balanced. The city with more supply is where your offer has more room in it.
- Active inventory
- The raw count of homes for sale. Read it next to population, not on its own — 2,000 listings is abundant choice in a small metro and thin in a large one.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding over asking is normal there; below 100% means the typical buyer got a discount off the list price.
- Typical asking rent (ZORI)
- Zillow's index of asking rents on new leases. Paired with the home value it produces the price-to-rent ratio below, which is the cleanest way to compare the cost of staying flexible in two different cities.
What does each city actually cost per month?
Priced off each city's typical home value at the current 7.03% 30-year fixed rate. These are principal and interest only. Property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top of every figure here, and they are the single biggest reason a cross-state comparison can invert: the same payment in two states can carry very different annual tax and insurance bills.
| Scenario | Chicago, IL | Nashville, TN |
|---|---|---|
| Price the math runs on | $334,030 | $429,741 |
| Cash at close, 20% down | $66,806 | $85,948 |
| Monthly P&I, 20% down | $1,783/mo | $2,294/mo |
| Cash at close, 5% down | $16,702 | $21,487 |
| Monthly P&I, 5% down | $2,118/mo | $2,724/mo |
| Income needed at 28% of gross | $76,424/yr | $98,323/yr |
Zillow, August 2026 and Zillow, August 2026 for the prices · Freddie Mac via FRED, September 2026 for the rate
Does the local income support the local price?
The payment only tells you half the story. The other half is whether the local economy produces the income to carry it. We do not hold an American Community Survey income estimate for both of these cities, so the price-to-income comparison is not available for this pair. The affordability calculator lets you run it against your own household income.
Run it with your own numbers: affordability calculator · mortgage calculator
Deciding between Chicago and Nashville?
Tell us which one you are leaning toward and when you want to move. We send the market brief for both: the price ranges that actually clear, how long homes sit, what the payment looks like at this week's rate, and what to fix on your credit before you apply.
Rent or buy: Chicago vs Nashville
The price-to-rent ratio divides the typical home value by a year of typical asking rent. It is the one measure that puts two cities with completely different price levels on the same scale. Chicago, IL runs 11.9x — a $334,030 home against $2,342 a month in rent — and Nashville, TN runs 19.5x on $429,741 against $1,834 a month. The lower number is the stronger case for owning, which makes Chicago the better buy-side economics of the two.
| Measure | Chicago, IL | Nashville, TN |
|---|---|---|
| Typical asking rent | $2,342/mo | $1,834/mo |
| Price-to-rent ratio | 11.9x | 19.5x |
| Rent vs 20%-down P&I | $559 less to own | $460 more to own |
Read the ratios against the standard breakpoints: below 15x, buying tends to beat renting on monthly cost over a typical hold; above 20x, renting tends to be the cheaper monthly option unless you stay long enough for appreciation to close the gap; in between, buying and renting land close enough together that the decision turns on how long you stay and your down payment.
Zillow, August 2026 for both value and rent in both cities
Add your own down payment, tax rate and time horizon in the rent vs. buy calculator.
Population and income: the context behind the prices
American Community Survey five-year estimates. These are here for one reason: a price is only meaningful next to the income that has to carry it and the size of the market it sits in. This is a description of economic data, not of the people who live in either city.
| Measure | Chicago, IL | Nashville, TN |
|---|---|---|
| Median household incomeCensus · 2023 | $75,134/yr | not published |
| PopulationCensus · 2023 | 2,707,648 | not published |
| Owner-occupied homesCensus · 2023 | 45.5% | not published |
| Home price as a multiple of incomeCensus · 2023 | 4.4x | not published |
| Public schools in our datasetNCES | 655 schools | 123 schools |
We do not hold an ACS income estimate for both cities, so the income comparison above is one-sided. The city page for each market shows the full demographic block we hold for it.
School counts are the number of public schools the National Center for Education Statistics lists inside each city, and nothing more — a coverage count, not a quality ranking, and not a proxy for anything else.
Which city wins depends on what you are buying for
There is no single answer to Chicago vs Nashville. Three different buyers read the same table three different ways, so here is each of them, reasoned from the numbers above and nothing else.
If you are buying your first home
Your binding constraint is cash at close and the payment, in that order. At 5% down the entry cheque is $16,702 in Chicago and $21,487 in Nashville, a difference of $4,786 before closing costs — and the payment that follows is $2,118 against $2,724 a month. Chicago is the lower barrier on both. On pace, Nashville is the slower market at 59 days versus 47 — more time to get an inspection, compare two options, and avoid waiving contingencies you should not waive on a first purchase.
If you are buying to rent it out
Your number is the price-to-rent ratio, and it points at Chicago: 11.9x in Chicago, IL against 19.5x in Nashville, TN. Inverted, that is a gross rent yield of 8.4% and 5.1% respectively — before taxes, insurance, vacancy, management and maintenance, all of which come out of it. On appreciation, values rose 5.9% in Chicago and fell 3.8% in Nashville over the last 12 months, so Chicago carried the stronger recent trend. Yield and appreciation usually trade against each other — the market with the better cash flow is rarely the one with the faster value growth, and which one you want depends on your hold period. Nashville carries the deeper supply at 5.4 months, which is where an acquisition price below the median is realistically negotiable.
If you are relocating from one to the other
Moving from Nashville, TN to Chicago, IL frees roughly $95,710 of purchase price at the typical-home level, or about $511 a month at the same down payment and rate. Moving the other way costs you the same amount. Because this is a cross-state move (IL to TN), the payment table above is the beginning of the comparison and not the end: property tax rates, homeowner's insurance and any state income tax differ between these two states and are not in the principal-and-interest figures we publish. Get a quote for both before you decide on the strength of the sticker price. Above 5 months of supply, homes start accumulating faster than they clear, which is where buyers gain leverage on price, repairs, and closing costs.
Chicago vs Nashville: common questions
Is Chicago or Nashville cheaper?
Chicago is cheaper. On Zillow's Home Value Index for August 2026, the typical Chicago, IL home is $95,710 less than the typical Nashville, TN home — 22% below it. That series still refreshes monthly.
What monthly payment should I expect in Chicago vs Nashville?
At the current 7.03% 30-year fixed rate with 20% down, principal and interest run about $1,783 a month on a typical Chicago, IL home and $2,294 on a typical Nashville, TN home — a difference of $511 a month, or $6,131 a year, in Chicago's favour. These are principal and interest only; property tax, insurance, HOA dues and mortgage insurance are on top and differ by state.
Which market gives a buyer more negotiating room, Chicago or Nashville?
Nashville, on the supply data. Chicago, IL carried 2.8 months of supply against Nashville, TN's 5.4 months, and homes sat a median of 47 days in Chicago versus 59 days in Nashville. More supply and longer marketing times are what actually produce price cuts, repair credits and closing-cost concessions. Both figures are Redfin's final published month, May 2026, so treat them as the last confirmed reading rather than today's condition.
Is it better to rent or buy in Chicago and Nashville?
On the price-to-rent ratio — home value divided by a year of typical asking rent — Chicago, IL sits at 11.9x and Nashville, TN at 19.5x. The lower number favours ownership, so Chicago is the one where buying makes the stronger case on monthly cost. Under 15x, buying tends to beat renting on monthly cost over a typical hold. Over 20x, renting tends to be the cheaper monthly option unless you stay long enough for appreciation to close the gap.
Which city's prices are moving faster?
Over the last 12 months the typical home value rose 5.9% in Chicago, IL and fell 3.8% in Nashville, TN (Zillow, August 2026). Chicago is the faster-moving of the two. Direction matters more than level on a multi-year hold: a cheaper city appreciating faster closes the price gap over time, and a pricier one that has stalled stops compounding against you.
Where does the data on this page come from and how current is it?
Three sources on three different clocks. Zillow's Home Value Index and Observed Rent Index still refresh every month and are current through August 2026 — that is why every headline number on this page leads with Zillow. Redfin's median sale price, price per square foot, days on market, months of supply and inventory are labelled "through May 2026" because redfin stopped publishing public market trackers in June 2026; latest available period is May 2026. Income and population are U.S. Census American Community Survey five-year estimates (2023 vintage), and the mortgage rate is Freddie Mac's weekly survey via FRED, read September 2026.
Go deeper on either market
These two markets
Related comparisons
Chicago vs Nashville is filed under affordability plays on the comparison index. A higher-cost metro next to the lower-cost market people actually move to when the first one prices them out — usually in the same region, often within commuting distance. The question these pages answer is how much cheaper, measured rather than assumed.
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