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Montgomery County

Covered by Trey Sugg / Realty ONE Group Music City. Middle Tennessee residential real estate.

Cities & towns: Clarksville

Montgomery County, Middle Tennessee
Montgomery County lifestyle

Highlights

Montgomery ≈ Clarksville (the sole CTAS incorporated city in this coverage set). Northwest of Nashville on I-24, its own MSA hub, not a Nashville suburb pin. Fort Campbell and the Housing Services Office (HSO) sit at the center of many relocating military searches.

Market figures: county spine from Mid-TN market-stats §3 (Realtor Aug 2026) plus Clarksville city rows from §1. Cite one sold source at a time; do not blend Redfin and Realtor. Montgomery is Clarksville MSA, not Nashville MSA.

Cities & towns

  • Clarksville

Source: CTAS / COUNTIES.md. Unincorporated and neighborhood names are not extra municipalities.

Maps: 1 Millennium Plaza (county) · Downtown Clarksville

Fort Campbell / HSO (military buyers & sellers)

Army Housing Services Office: service members are advised to report to HSO before renting, leasing, or purchasing off-post.

Installation spans Montgomery & Stewart (TN) and Christian & Trigg (KY). Military OneSource: Clarksville area ~60 miles NW of Nashville on I-24.

Commute corridors

  • I-24 northwest of Nashville; Military OneSource distance framing ~60 miles.
  • TDOT plans I-24 widen Montgomery SR 48 (Exit 1) to SR 76 (Exit 11): 4→6 lanes, 11.63-mile footprint; PE begins 2027; construction scheduled FY 2034: https://www.tn.gov/tdot/projects/region-3/interstate-24--montgomery-.html
  • ACS mean travel time ~27–28 min (all workers) - local average, not a Nashville CBD ETA.
  • County “30 minutes to Nashville” vs APSU “45 minutes” is a marketing CONFLICT. Prefer distance + traffic-dependent language. No single invented minute.

Housing diligence (process)

HOA and rental caps matter if a future PCS lease is possible. Read docs before offer. Flood diligence near Cumberland / low ground (parcel FEMA; countywide flood-share GAP). VA financing when applicable; still inspect. Title-company closing culture; written agency; disclosure ≠ inspection.

Buyers

Clarify military vs civilian timeline day one. HSO before off-post purchase if you are a service member. Match CMCSS zone to the address. Use Clarksville portal medians only as labeled context (Redfin or Realtor, not blended).

Sellers

Diverse buyer pool (military, local employers, first-time, APSU-adjacent). Condition and pricing discipline. PCS seasons can shape showing patterns. That is a process note, not fear copy.

Relocators

Clarksville is its own MSA hub. Put hard dates (PCS, report date, class start) on the table before touring. APSU at 601 College St. Gate traffic and shift patterns can change neighborhood drive times; time the route for your week.

City guides

Open a city page for a local map and quick intro:

Housing / market

County seat / principal city: Clarksville. QuickFacts ACS owner value $280,200 (ACS 2020–2024) ≠ sale median. https://www.census.gov/quickfacts/fact/table/montgomerycountytennessee/PST045225

Outside GNAR 9-county board — typed SFH / condo-TH / land / new-vs-resale bands are GAP on Greater Nashville REALTORS® public quarterly (`mid-tn-market-stats/EVIDENCE-BRIEF.md`). Do not invent Realtracs/GNAR typed medians for Montgomery.

Portal spine — Realtor.com county Aug 2026 (SECONDARY aggregator ≠ MLS):

MetricValueAs-ofSource
Median sold$329,000 (+2.81% YoY)Aug 2026https://www.realtor.com/local/market/tennessee/montgomery-county
Median listing$354,500Aug 2026same
Active listings2,604Aug 2026same
Median DOM (list)59Aug 2026same

Redfin Jul 2026 blog: sold $327,539 (+1.4% YoY), active 2,470, DOM 73 — https://www.redfin.com/blog/montgomery-county-tn-housing-market-july-2026/ — sold close; CONFLICT DOM (59 vs 73) — do not blend.

Clarksville city portals (dual sources labeled, not blended): Redfin SEC 3-mo Jun sold $314,829 vs Realtor Aug sold $325,000 — https://www.redfin.com/city/3918/TN/Clarksville/housing-market · https://www.realtor.com/local/market/tennessee/montgomery-county/clarksville

What homes cost (typed bands): SFH / condo-TH / land — GAP until Realtracs PRIMARY (honest).

Who’s moving in

Census PEP V2025 (y/e Jul 1, 2025) from MIGRATION-TRENDS.md / TNSDC:

  • Population 249,935; numeric change +3,654; net domestic +1,114; net international +473; net migration +1,587
  • Natural increase +2,047 — TNSDC: Montgomery was the only TN county where natural increase was the prevailing source of change in 2025
  • Montgomery is Clarksville MSA, not Nashville MSA — do not paste Nashville U-Haul metro No. 6 as a Montgomery figure
  • Clarksville appears among top within-TN U-Haul origins to Nashville (midyear 2025) — directional

Fort Campbell / military PCS shapes demand (qualitative) — GAP rather than invent PCS volume.

Schools

Clarksville-Montgomery County School System (CMCSS) — 621 Gracey Ave, Clarksville, TN 37040 · (931) 648-5600 — https://www.cmcss.net/

Public high schools (GreatSchools as displayed 2026-09-11):

Private: Clarksville Academy — 710 N Second St — no invented tuition.

Zoning: https://www.cmcss.net/zoning/ — verify by address.

Industries / employers

County About “Largest Employers” (names; no headcounts on page): CMCSS; Hankook Tire; City of Clarksville; Montgomery County Government; Tennova (now Vanderbilt Clarksville Hospital lineage); Trane; Bridgestone; Walmart — https://montgomerytn.gov/about

Fort Campbell / DoD — home of the 101st Airborne Division (Air Assault); no invented headcounts. APSU — 601 College St — Maps.

Source: pack EMPLOYERS.md · as-of 2026-09-11.

Retail & everyday

  • Target — 2823 Wilma Rudolph Blvd — Maps
  • Walmart Supercenter — 2315 Madison St — Maps
  • Sam’s Club #6512 — 3315 LG Highway — Maps
  • Starbucks — prefer named addresses over count (CONFLICT DoorDash 6 vs CREHQ 8): 2141 Wilma Rudolph Blvd · 1674 Fort Campbell Blvd · 2235 Madison St · 100 S Hampton Pl · 1462 Tiny Town Rd · 3906 Trenton Rd
  • Blackhorse Pub & Brewery — 132 Franklin St — Maps
  • Beachaven Vineyards & Winery — 1100 Dunlop Ln · downtown 101 Franklin St — Maps

Costco: GAP not open (planned Freedom Farms ~spring 2028 per news — not a current pin).

Hospitals & medical

Vanderbilt Clarksville Hospital (fka Tennova Clarksville) — 651 Dunlop Ln, Clarksville, TN 37040 — https://www.vanderbilthealth.com/hospital/vanderbilt-clarksville-hospital — Maps

Vanderbilt Emergency Sango (freestanding ER): confirm street before pin. Named urgent-care chain list: GAP.

Gyms & recreation

Named parks / green space below. APSU campus green space — 601 College St. Commercial gyms: locator-confirm before expanding pins (GAP full street list this pass).

Parks & trails

MATERIAL pins (was GAP):

  • Liberty Park / Clarksville Marina — 1188 Cumberland Dr, Clarksville, TN 37040 — Maps
  • Dunbar Cave State Park — 401 Old Dunbar Cave Rd, Clarksville, TN 37043 · (931) 648-5526 — Maps · https://tnstateparks.com/parks/dunbar-cave (~140 acres; guided cave tours)
  • Heritage Park Sports Complex — 1241 Peachers Mill Rd, Clarksville, TN 37042 — Maps

Source: pack RECREATION.md · as-of 2026-09-11.

Historic & famous places

Source: pack HISTORIC-FAMOUS.md · as-of 2026-09-11.

Builders & new construction

Verified selling communities on Lennar builder pages (fetched 2026-09-11) — never invent subdivisions:

CommunityBuilderStatusPrice framingAddress
Lisenbee FieldsLennarActively sellingMid $300ks / multi mid $200ks1131 Lisenbee Way — Maps
The OaksLennarActively sellingMid $400ks1321 English Oak Dr — Maps
Longview RidgeLennarActively sellingMid $500ks / Classic high $400ks2004 Daniel Johnson Way — Maps

Census building permits 2,723 (2025) ≠ full roster. Other nationals (Horton / Ryan / Pulte) — GAP this pass. Re-open Lennar URLs before quoting prices. Source: BUILDERS_NEW_CONSTRUCTION.md · lennar.com.

Notable people

Pack NOTABLE_PEOPLE.md — sourced ties only: John Montgomery; Wilma Rudolph (born Clarksville / Saint Bethlehem 1940); Austin Peay; Horace H. Lurton; Cave Johnson; Frank Sutton; Willie Blount. Omit if GAP; never stretch thin ties.

Map of local places

Places from Research MAP_PINS (FACT). Verify hours and visitation rules. Pins also appear on the map when coordinates are filed.

Next steps

Browse listings, run the payment or closing-cost tools, then call to tour with your commute and timeline in mind.

Map

Montgomery County map

County boundary highlighted on OpenStreetMap. Amenity pins appear when Research files MAP_PINS.

Map data © OpenStreetMap contributors

Places on this map

From Research MAP_PINS. Links open Google Maps.

Talk through Montgomery County

Call or text 615-943-1644, try the tools, or send a note via contact and I’ll follow up.

Call 615-943-1644 Contact Tools PDF area guide

This page is for general informational purposes about Middle Tennessee residential real estate. It is not an appraisal, and it is not legal, tax, insurance, or lending advice. Flood zones, HOA rules, school assignments, and property conditions must be verified for each address. Market conditions change; no outcome is guaranteed.

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