Clarksville, Tennessee Real Estate Market 2026: Score 22, Down From 39, Demand Score 3.7

Clarksville, Tennessee scores 22 out of 100 on the PropertyIQ index as of February 2026.

That score is down from 39 in January 2026, a seventeen-point drop in a single month. The score has oscillated between 20 and 27 for most of the past twelve months, with a brief spike to 39 in January before reverting to a deeper low.

PropertyIQ scores Clarksville a 22 out of 100 as of February 28, 2026. Scores are updated monthly using Zillow, Census, and Realtor.com data.

What a Score of 22 Means in a Nashville Adjacent Market

Clarksville sits roughly 50 miles northwest of Nashville. For the past several years, it has been marketed as a Nashville satellite market, a place where buyers priced out of the Tennessee capital could still access a growing economy and affordable entry points.

The score of 22 is a challenge to that framing. Nashville scores 26. Clarksville at 22 is not meaningfully better than the market it is supposed to provide relief from. Both markets are in the F-grade range, and both reflect the same underlying dynamic: Tennessee's pandemic-era appreciation run has pushed prices beyond what local incomes can comfortably support.

The January spike to 39 is worth noting. The score touched its highest reading in over a year before retreating sharply. Single-month score spikes of this magnitude typically reflect a temporary improvement in one or two input metrics that subsequently reverted. The February data confirmed that the January reading was not the start of a sustained recovery.

Clarksville Tennessee Housing Market: Demand Has Stalled

The demand score for Clarksville is 3.7 out of 100 as of February 2026. This is the critical number in the Clarksville dataset.

A demand score of 3.7 is not a weak market. It is a market where buyer activity has effectively stopped relative to the broader PropertyIQ universe. Fewer than 4% of markets in the PropertyIQ dataset show weaker demand than Clarksville at the current reading.

The supply score is 32.8. Supply is also constrained, but significantly less so than demand. When supply constraint is low and demand is near zero, prices can technically hold in the short term because there are not enough sellers willing to capitulate. But transaction volume collapses, and prices eventually find their level.

Days on market is 74 as of February 2026. Homes in Clarksville are sitting for 2.5 months on average.

The pending ratio is 0.41 as of February 2026. For every dollar of active inventory, 41 cents is under contract. This ratio is moderate, suggesting some buyers are still transacting, but the pace is slow relative to the supply available.

The price-cut rate is 13.89% as of February 2026. Nearly 14% of active listings have been reduced from their original ask. Sellers are adjusting, but the adjustments are not clearing inventory at a rate that would materially tighten conditions.

New listings fell 13.9% year over year to 532 units in February 2026. Sellers are pulling back from listing their homes, which is common in markets where prices have softened and sellers do not want to acknowledge current market values.

Clarksville Real Estate: The Income Gap

The Zillow home value for Clarksville is $289,340 as of January 31, 2026. The median listing price is $339,625. The calculated affordable home price based on the metro median household income of $66,210 is $249,101. The income required to purchase at the median listing price is $90,271.

The income gap is $24,061. A household in Clarksville needs to earn 36% more than the metro median to afford the median listing price without being cost-burdened.

The overvaluation reading is 24.8% as of February 2026. Clarksville home prices are 24.8% above what local income fundamentals would support. This is notably lower than the overvaluation seen in many Florida and coastal markets, but in a market with a demand score of 3.7, the overvaluation is sufficient to suppress buyer activity.

The five-year appreciation rate is 17.19% as of February 2026. Clarksville appreciated meaningfully during the pandemic period but at a slower pace than larger Tennessee metros. The challenge is that the price run happened faster than income growth, creating the affordability gap that is now suppressing demand.

The year-over-year home value change is -0.39% as of February 2026. Prices are essentially flat year over year, which means buyers who purchased at peak prices in 2022 and 2023 have seen minimal appreciation while carrying costs remain elevated.

Clarksville Tennessee: The Military Market Dynamic

Clarksville is home to Fort Campbell, one of the largest U.S. Army installations. The metro population is 328,626 as of 2023 Census data, and a significant portion of that population is active-duty military, veterans, and military family members.

The median age in Clarksville is 31.9 years as of 2023 Census data. This is among the youngest metro populations in the PropertyIQ dataset and reflects the military demographic. Young, active-duty households have strong employment (4.3% unemployment as of November 2025) but face specific constraints on home purchase: shorter expected tenure, relocation risk, and income levels that are compressed relative to comparable civilian markets.

The homeownership rate is 62.1% as of 2023. Below average for a mid-sized market, which is consistent with the high-turnover military population that tends toward rental rather than ownership during active service.

The Zillow rent index is $1,332 per month as of December 2025. At a Zillow home value of $289,340, the gross rent multiplier is approximately 18.1. That GRM is on the higher end for a lower-income market. Rents are not high enough relative to prices to make Clarksville a cash flow investment target at current valuations.

The Zillow Forecast and What It Implies

The Zillow one-year price forecast for Clarksville is 2.7% as of December 2025. That forward signal appears optimistic given the current demand score of 3.7 and 74 days on market, but it likely reflects Clarksville's employment stability (driven by Fort Campbell) and the relatively low absolute overvaluation of 24.8%.

The sale-to-list ratio is 99.73% as of November 2025. Sellers are receiving near-full asking prices on the homes that do sell, which suggests that while the market is slow, buyers who transact are not heavily discounting. The bottleneck is activity level, not the price at which motivated buyers will transact.

The five-year appreciation forecast of 2.7% implies that Clarksville will generate modest positive returns for buyers entering today, but the path will be slow given the demand conditions currently visible in the data.

How Clarksville Compares to Other Tennessee Markets

Nashville scores 26. Memphis scores 50. Knoxville scores 39. Chattanooga has no PropertyIQ score due to data coverage.

Memphis at 50 is the strongest Tennessee market in the PropertyIQ dataset on the current reading. The lower price point in Memphis relative to Clarksville, combined with stronger relative demand, reflects the cash flow dynamics that attract investors to western Tennessee versus the military-driven demand in the north-central corridor.

Clarksville at 22, below Nashville at 26, is a signal that proximity to the state's largest metro does not automatically transfer market strength. The market is operating on its own fundamentals, and those fundamentals show a demand-constrained environment where the military housing cycle and affordability gap are the dominant forces.

PropertyIQ score as of February 28, 2026. Listing and inventory data as of February 1, 2026. Zillow home value data as of January 31, 2026. Sale-to-list data as of November 30, 2025. Forecast data as of December 2025. Census data as of 2023. Economic data as of November 2025. All data for informational purposes only.