Growing Tennessee military community with ‘small town feel’
The establishment of Camp Campbell — now Fort Campbell — during World War II forever changed Clarksville’s course. Straddling Tennessee and Kentucky, the base is the home of storied groups like the Army’s 101st Airborne Division and also makes-up much of the city’s population. “A lot of people like to retire here, and a lot of military people retire here,” says Lola Animashun, a Realtor with LPT Realty LLC, who’s made 20 sales in Clarksville.
Since World War II, Clarksville has become an alternative for Middle Tennessee residents looking to avoid Nashville's rapidly rising cost of living. Although Clarksville’s costs have increased, the city still enjoys a median housing price that’s lower than the Nashville metro area and the rest of the country. “Half of our population includes Nashville commuters, especially out toward Sango, Exit 11, where the home prices are going to be higher,” says Amanda Nefe, a Realtor with Horizon Realty & Management LLC, who has made over two dozen sales in Clarksville.
This small city has also drawn industry. Global companies now have a presence here, like tire-maker Hankook, and electronics and appliance giant, LG. Google opened its 15th global data center off Guthrie Highway in 2019, while LG began construction in 2023 on a multi-billion dollar cathode plant projected to create hundreds of jobs. The 2020 census recorded Clarksville's population at 166,722 individuals which demonstrated a 25% increase since 2010. The latest estimates show Clarksville’s metro population at about 340,500 people, a 6% increase from 2020. “It’s a growing city that still has a small-town feel,” Animashun says. “I would peg Clarksville as more of a huge suburb. It’s like a big ole suburb.”
Google has moved into Clarksville creating many jobs at their data center.
Tip of the Spear eagle sculpture pays tribute to the Clarksville 101st Airborne Division.
Clarksville is named after General George Rogers Clark and is one of Tennessee's oldest cities.
LG has a large facility that employs hundreds of people in Clarksville.
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Neighborhoods of refurbished Craftsmen and contemporary Traditionals
Some of Clarksville’s oldest homes are located around its historic downtown area and include refurbished bungalows from the mid-20th century and blocks of contemporary Craftsmen and Traditional designs.
Outside of downtown, numerous subdivisions feature more modern homes built between the late 1990s and today. Homes are clustered in fast-growing corners of Clarksville like the Sango area; the rural farmland going toward Adams; and the communities along the Tennessee and Kentucky line. These homes stand out with their distinct vinyl and brick siding.
Regarding costs, Nefe says, “You’ll have one neighborhood where they’ll be like $250,000 and in the neighborhood next to it, they’ll be $500,000, based on size and other things like schools. We’re not a one-size-fits-all-all market.” Single-family homes primarily run between $250,000 and $500,000, and new properties that exceed 3,000 square feet can run into the $600,000s. Townhouses mainly run between $200,000 and $300,000. Clarksville’s average sale price of $333,189 is less than half of Nashville’s.
Due to some rezonings, Clarksville has also seen a boom in townhouse development. For instance, Nefe recalls townhouses being almost unheard of in Sango, but now this large community on the southern end of town has over a dozen complexes. Regarding costs, Nefe says, “You’ll have one neighborhood where they’ll be like $250,000 and in the neighborhood next to it, they’ll be $500,000, based on size and other factors like schools. We’re not a one-size-fits-all market.”
Single-family homes primarily run between $250,000 and $500,000, and new properties that exceed 3,000 square feet can cost upwards of $600,000. Townhouses mainly cost between $200,000 and $300,000. Clarksville’s average sale price of $333,189 is less than half of Nashville’s.
Clarksville's oldest homes are located in the Downtown area with renovated bungalows.
Newly built Craftsman homes are popping up all over Clarksville and in Downtown.
New townhome developments are growing by the numbers in Clarksvillle.
New contemporary farmhouses are being built on the outskirts of Clarksville in Adams.
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Downtown Clarksville’s arts and cultural hub
Downtown Clarksville is this city’s arts and cultural hub. Notable landmarks include the First Presbyterian Church and the Customs House Museum and Cultural Center both built in the late 1800s. In 2023, the downtown also welcomed the F&M Bank Arena to their community, which hosts the Austin Peay State University’s men's and women’s basketball teams, and events like rodeos and concerts. The arena is also attached to the Ford Ice Center, where visitors can take skating lessons, or cheer on the Red River Spartans, an amateur outfit in the U.S. Premier Hockey League. Identifiable by its vintage marquee, the Roxy Regional Theatre has been showcasing plays and films since 1947.
Seasonal celebrations in Clarksville include the city’s July Fourth Independence Day Celebration held in Liberty Park; the annual Montgomery County Fair held at the Clarksville Speedway & Fairgrounds; and holiday festivities like the Cumberland lights display in McGregor Park.
Clarksville's First Presbyterian Church was established in 1822.
The Customs House Museum is located in the old 1898 Customs house in Clarksville.
F&M Bank Arena hosts many different events in Downtown Clarksville.
The Roxy Regional Theatre hosts shows on the weekends in historic Downtown Clarksville.
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Coffee, cheeseburgers and brews in downtown Clarksville
Clarksville’s downtown has repurposed many of its vintage brick buildings into modern day restaurants and boutique stores. Popular restaurants include options like Sanctuary on Main for breakfasts and coffees; Johnny’s Big Burger for cheeseburgers; or The Mailroom for comfort foods and cocktails. Local watering holes include the Blackhorse Pub & Brewery and Strawberry Alley Ale Works. Vendors at the Clarksville Downtown Market sell fresh produce and handmade goods.
For more shopping options, the Governor’s Square area, which shares its name with the mall it surrounds, is anchored by Wilma Rudolph Boulevard and is home to local spots like the Old Glory Distilling Co., which hosts whiskey tasting and tours. Chains here include a Publix grocery store, and big box retailers like Walmart and Target. In the Sango area, Dock 17 serves gourmet comfort foods and has an upscale bar and stage for live music. Golly G’s Ice Cream, a small Middle Tennessee chain, has a location here and sells bagels, pastries and sodas. Since 2023, four Whataburgers have opened in Clarksville as part of this Texas institution’s recent and aggressive expansion in Tennessee.
Locals can drop into Sanctuary on Main for a unique latte in Downtown Clarksville.
Johnny's Big Burger is a local establishment serving fresh made burgers in Clarksville.
Blackhorse Pub & Brewery serves a variety of their own brews and dinner to locals in Clarksville.
Old Glory Distiller has a bar where residents can sip on their whiskey in Clarksville.
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Boating on the Cumberland and Dunbar Cave’s natural wonders
Outdoor enthusiasts here enjoy their proximity to the Cumberland River, and many green spaces ranging from the 15-acre McGregor Park which has a playground, a 280-foot boat dock and a 2-mile RiverWalk, which offers scenic river views. Liberty Park offers more boating opportunities and a 10-acre fishing pond, complete with a boardwalk. A few other major outdoor sites exist outside of downtown like Rotary Park, a vast 111-acre nature park with a bug-themed playground, and the Dunbar Cave State Park. Home to history and nature, the park’s cave features centuries-old art that Mississippian Native Americans left on the limestone walls. For indoor attractions venues like City Forum, offer bowling, arcade games, mini golf and go-karts; and Sky Zone Trampoline Park is where children and teens burn off energy.
In 1931 the opening of Dunbar Cave became a music venue due to the cool air pouring out.
Fishermen can boat and cast a reel at Liberty Park in Clarksville
Enjoy the fun of Go-Karts at City Forum near Avalon.
Families can take their kids to the fun Sky Zone Trampoline Park near Bluegrass Downs.
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Home to Austin Peay State University
With about 37,000 students and 39 campuses, the Clarksville-Montgomery County School System is among the largest districts in the state. The district earns a B-plus from Niche, and its 93% graduation rate is a couple of percentage points above the state’s. Top-rated schools in the area include Rossview Elementary, Richview Middle and Clarksville High. The district is known for its solid athletic teams — the high school volleyball squad just achieved its fourth consecutive regional title — and receives an A-minus grade from Niche for sports. Some schools within this district have also received the Tennessee Purple Star Award, an honor recognizing campuses that make exceptional efforts to serve military families. Located a few blocks from downtown, Austin Peay State University is the city’s flagship higher education institution. The city is also home to Nashville State Community College’s Clarksville campus. The two-year college has a student body of 422, nearly 20% of which consists of veterans and military members.
Nashville State Community College is upgrading their Clarksville campus.
Austin Peay State University has almost 10,000 students attending in Clarksville.
Clarksville is home to the Governors at Austin Peay University.
The Clarksville Montgomery School System is one of the largest districts in Tennessee.
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LG, Amazon presence and I-24 commute to Nashville
The largest employer in Clarksville is the Clarksville-Montgomery County School System and its over 5,000 employees. In addition, big tech companies like LG and Amazon, as well as medical care providers like Tennova Healthcare, also have a presence in Clarksville.
Interstate 24 provides a direct route to Nashville, about 47 miles south, which makes commutes to and from the city fairly easy for many residents. Clarksville is primarily a car-dependent city, but the Clarksville Transit System also offers several public bus routes along the city’s major thoroughfares. The city is also home to the Clarksville Regional Airport, but many here travel to the Nashville International Airport for out-of-state flights.
Middle Tennessee climate and other considerations
According to FBI data, Clarksville’s reported violent crime rates are often on par with statewide rates, but higher than nationwide ones. Property crime rates generally fall between state and national figures. Tennessee Bureau of Investigation reports reflect that Clarksville had a nearly 7% drop in violent crime rates from 2022 to 2023. During the same period, overall property crime rates decreased by 2%.
A part of Middle Tennessee, Clarkesville shares a climate with its regional neighbor, Nashville. Forecasters consider this part of the state to have four true seasons, although the duration of the spring and fall may vary from year to year. Spring and late fall are the periods for extreme weather events like straight-line winds and tornadoes. Seven tornadoes hit Middle Tennessee in December 2023, with the strongest one passing directly through Clarksville.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
