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Clarksville

Montgomery County · Covered by Trey Sugg / Realty ONE Group Music City

Clarksville, Montgomery County, Middle Tennessee

About Clarksville

Clarksville is Montgomery County’s seat — northwest of Nashville on the I-24 spine, with Wilma Rudolph Blvd as a major retail corridor, US-41A / Fort Campbell Blvd approaching the installation gates, and a downtown Franklin Street historic core beside the Cumberland. Primary city ZIPs 37040 · 37042 · 37043 (portals may bleed rural Montgomery / Fort Campbell adjacency — label carefully). When you cut through the noise, Clarksville is not a pure Davidson bedroom community: it is its own MSA hub (Clarksville, TN–KY), with local hospital, university, manufacturing, and a large military-adjacent housing rhythm.

Census place FIPS 4715160. Population estimate Jul 1, 2025: 188,829 (+13.2% vs 2020 estimates base 166,789; Census 2020 166,722; Census 2010 132,929). Land area 99.40 sq mi (2020); pop/sq mi 2020 1,677.3. https://www.census.gov/quickfacts/fact/table/clarksvillecitytennessee/PST045225 · City: https://www.clarksvilletn.gov/ · County seat / gov: 1 Millennium Plaza, Clarksville, TN 37040 · https://montgomerytn.gov/about

Research status: clarksville-city/ pack is TRULY complete (EVIDENCE-BRIEF + SCHOOLS, EMPLOYERS, RETAIL-MEDICAL, RECREATION, HISTORIC, BUILDERS_NEW_CONSTRUCTION, NOTABLE_PEOPLE, MAP_PINS + page-sections.json, 2026-09-11). SECTION_ORDER H2s render from the pack payload; this MD keeps the Montgomery-seat / Fort Campbell–adjacent / I-24 framing.

CRITICAL — Fort Campbell ≠ Clarksville city. Fort Campbell is an adjacent federal installation spanning the TN–KY line (primary mailing often KY 42223). Gates, on-post housing (Campbell Crossing), DoDEA schools, and HSO rules are not Clarksville city limits, city zoning, or CMCSS assignment. Spillover employment and off-post housing demand in the city are real — do not invent on-base inventory as city MLS stock, VA loan volume, or “% military buyers.” County context: Montgomery County area guide. Military / VA process: Military & VA guide (Clarksville / Fort Campbell) · PDF https://treysugg.com/assets/guides/trey-sugg-military-va-guide.pdf (Writing source: military-va-clarksville-fort-campbell.md).

Corridors: I-24 (primary Nashville link) · US-41A / Fort Campbell Blvd (gate corridor — city streets, not the base) · Wilma Rudolph Blvd (Target / retail spine) · Tiny Town Rd · Trenton Rd · Madison St · Rossview Rd (schools / east growth) · Cumberland River / downtown. ACS mean commute 27.0 min — a local average, not a timed downtown Nashville ETA.

Commute & daily geography

I-24 connects Clarksville toward Nashville. Gate traffic and shift patterns near Fort Campbell matter for base-connected households. Many residents work locally rather than commuting daily into Davidson.

Housing notes

Full city range: downtown and older neighborhoods, large suburban subdivisions, and rural-edge parcels. VA financing is common for eligible buyers — still pair it with a normal inspection plan. Check flood maps near the Cumberland River and Red River.

What to verify here

PCS timelines compress decisions; they do not remove flood, HOA, or inspection diligence.

Commute corridors

I-24 spine toward Nashville. US-41A / Fort Campbell Blvd (city streets toward gates). Wilma Rudolph Blvd · Tiny Town Rd · Trenton Rd · Madison St · Rossview Rd. Military OneSource: ~60 miles NW of Nashville on I-24. APSU: “45 minutes” to Nashville. County “30 minutes” marketing — CONFLICT with APSU/distance; prefer distance + traffic-dependent language. TDOT plans I-24 widen SR 48 (Exit 1) → SR 76 (Exit 11), 4→6 lanes; PE 2027; construction start FY 2034 · https://www.tn.gov/tdot/projects/region-3/interstate-24--montgomery-.html ACS mean commute 27.0 min — local workers’ average, not a downtown Nashville ETA. Time the drive at your hours before you commit — especially gate traffic and I-24 peaks.

Buy / sell — short diligence

  • City vs base: Clarksville city ≠ Fort Campbell. On-post housing / DoDEA / HSO ≠ city MLS / CMCSS. Military households: report to Fort Campbell HSO before renting, leasing, or purchasing off-post · 270-798-3808 · Bldg 2702, 2702 Michigan Ave, Fort Campbell, KY 42223 · https://home.army.mil/campbell/housing-services · On-post: Campbell Crossing LLC. See Military & VA guide.
  • School zones: Rossview 8/10 · Clarksville High 7/10 · Kirkwood 7/10 · Northeast / West Creek 5/10 · Northwest 4/10 · Kenwood 3/10 — by address, never ZIP. Montgomery Central (6/10, Cunningham) is not in-city Clarksville postal. Builder auto-suggests are not assignments.
  • Market grain: Realtor city sold $325,000 (Aug 2026) and Redfin ~$315K (Jun 2026 3-mo) are labeled SECONDARY city portals — CONFLICT, never blend. ACS owner $263,600 ≠ sale. GNAR Montgomery = GAP (outside 9-county board) — do not invent a GNAR Montgomery median. County portal sold (~$327–329K) = backdrop only — see Montgomery.
  • HOA/CC&Rs on Lisenbee / Oaks / Longview / Ross Farms and any other PUD stock; rental caps if any (PCS re-lease matters).
  • Flood / drainage notes near Cumberland / Red River / low ground — verify per address.
  • New-construction vs resale: builder incentives and lot premiums change; confirm warranty; asking “from $” ≠ sold bands.
  • City vs unincorporated Montgomery services; Montgomery Trustee tax bill; utilities.
  • Listing geography: 37040 / 37042 / 37043 dominate; rural Montgomery / Fort Campbell adjacency bleed on portals is not automatic Clarksville city stock — and never on-post inventory as city MLS.
  • Retail everyday: Target Wilma Rudolph + Walmart Madison + Sam’s LG Highway + multiple Starbucks pins; Costco not open (~2028 Freedom Farms news).
  • Hospital: Vanderbilt Clarksville is in city on Dunlop Ln.
  • Fort Campbell / DoD = adjacent employment draw — living in Clarksville does not put the base inside city limits.

Whether you’re comparing a Franklin Street bungalow to a Lennar Rossview-corridor new build, shopping Rossview vs Clarksville High vs Kirkwood pathways, or weighing an off-post purchase against a PCS calendar — let’s walk through the address-level details. I’ll keep watching these city vs county vs base numbers so you don’t mix them.

Housing / market

Clarksville, Tennessee

Clarksville is Montgomery County’s seat (ZIPs 37040 · 37042 · 37043; portals may bleed rural Montgomery / Fort Campbell adjacency — label carefully). Fort Campbell ≠ Clarksville city — adjacent federal installation (TN–KY); on-post housing / DoDEA / HSO ≠ city MLS or CMCSS. County context: Montgomery. Military / VA: Military & VA guide.

Owner-occupied rate 55.6%; ACS median owner-occupied value $263,600 (ACS 2020–2024) — stock value, not a current MLS or portal sale median. Median gross rent $1,307; median selected monthly owner costs with mortgage $1,541 (without $480); households 67,832; persons/HH 2.54; median HH income $69,303; mean commute 27.0 min; bachelor’s+ 29.9%; poverty 12.3%; veterans (city) 22,758 (same ACS / QuickFacts vintage). Land area 99.40 sq mi (2020). https://www.census.gov/quickfacts/fact/table/clarksvillecitytennessee/PST045225

Stock mix (qualitative): downtown / APSU historic + mid-century neighborhoods + high-production new SFH/TH (Lennar corridors) + military PCS rental demand near Fort Campbell gate corridors (city streets). ACS structure-type mix and Jul 2025 city housing-units / permits: GAP (QuickFacts X on city permits). County permits backdrop (Montgomery) 2,723 (2025) — not city permits.

Portal sale / listing stats — clarksville-city pack (2026-09-11). Aggregators = SECONDARY to Realtracs / typed MLS. Both Realtor.com (Aug 2026) and Redfin (Jun 2026 3-mo) are labeled SECONDARY city portals — cite source + as-of; do not blend. Live Realtracs / typed city SFH/condo/land/new-vs-resale: GAP. GNAR Montgomery = GAP (outside 9-county Greater Nashville board). Never publish Montgomery County medians as Clarksville city without a county label. Never invent on-post housing as city MLS.

CONFLICT (do not blend): Realtor Aug sold $325,000 / DOM list 59 vs Redfin Jun 3-mo ~$314,829 / DOM sale 74. ACS owner $263,600 sits below both portal solds — different construct; do not equate.

County backdrop only (never as Clarksville city): GNAR / Realtracs public quarterly — no Montgomery Res/Condo row (GAP, outside board). County portal SECONDARY: Realtor Montgomery County sold $329,000 (Aug 2026) · Redfin blog Montgomery $327,539 (+1.4% YoY, Jul 2026). County ~$327–329K sits near city ~$315–325K — still do not swap labels. See Montgomery.

What homes cost: portal solds above only (Realtor $325K + Redfin ~$315K, CONFLICT-labeled). Typed SFH/condo-TH/land/new-vs-resale: GAP. Builder from-$ (Lisenbee multi $259,990 / SFH $329,990; Ross Farms $324,990; Oaks $414,990; Longview Classic $419,990 / Symphony $542,990) = asking starts, not sold bands. On-post / Campbell Crossing = installation housing — not city MLS.

Who’s moving in

City (Census QuickFacts / PEP V2025, as-of 2026-09-11): Population estimate Jul 1, 2025 188,829 — +13.2% vs 2020 estimates base 166,789 (Census 2020 166,722; Census 2010 132,929). Under 5 8.1%; under 18 26.6%; 65+ 9.6%; same house 1 year ago 78.7% (highest mobility / lowest same-house among Mid-TN city packs this Research pass); foreign-born 7.3%; language other than English (5+) 11.4%; mean commute 27.0 min; bachelor’s+ 29.9%; median household income $69,303; poverty 12.3%; veterans (city) 22,758 (ACS 2020–2024 / QuickFacts). https://www.census.gov/quickfacts/fact/table/clarksvillecitytennessee/PST045225

No invented “young families” / PCS fluff — use under-18 26.6% and veterans 22,758 only. Do not invent VA loan share, on-post headcount, or “military % of buyers.” ACS city-only migration origin flows: GAP.

County / base (labeled — not Clarksville city substitutes):

  • Montgomery County pop Jul 1, 2025 249,935 (+13.6%); veterans 30,166 — Montgomery backdrop.
  • Fort Campbell = adjacent installation (TN–KY) — spillover employment/housing OK; not city limits. See Military & VA.
  • Distance marketing CONFLICT: Military OneSource ~60 mi NW of Nashville; APSU “45 minutes”; county “30 minutes” — prefer distance + traffic-dependent; ACS 27.0 min ≠ timed downtown Nashville ETA.
  • Timed I-24 peak table to Nashville: GAP.

Schools

Clarksville-Montgomery County School System (CMCSS) — countywide; Clarksville is the seat / primary campus city. Central office 621 Gracey Ave · (931) 648-5600 · >35,500 students framing. https://www.cmcss.net/welcome/ · zones https://www.cmcss.net/zoning/ · bus maps https://www.cmcss.net/bus-zoning/ (2026–2027 PDFs). Never assign by ZIP alone (37040 / 37042 / 37043 span multiple HS). DoDEA / Fort Campbell on-post schools ≠ CMCSS (GAP full DoDEA roster). Fort Campbell Blvd = city streets unless on-post. Do not publish Montgomery County GS averages as Clarksville-city school quality.

GreatSchools HS live 2026-09-11:

Not city postal: Montgomery Central High — 3955 Hwy 48, Cunningham, TN 37052 — CMCSS — 6/10 — county rural pathway — do not present as in-city Clarksville HS — https://www.greatschools.org/tennessee/cunningham/1002-Montgomery-Central-High-School/

ES/MS full live GS table: GAP. Private (no tuition invented): Clarksville Academy — 710 N Second St · https://clarksvilleacademy.com/

Industries / employers

County-seat employment / retail / hospital hub. Military adjacency + APSU shape labor demand — do not invent on-post civilian FTE or VA transaction shares. County “Largest Employers” (montgomerytn.gov/about) — no headcounts on page; list order ≠ verified FTE rank.

GAP: ranked FTE chamber PDF; Hankook / Trane / Bridgestone exact plant streets; on-post civilian/contractor headcounts.

Retail & everyday

Wilma Rudolph Blvd + Madison St + LG Highway everyday spine; downtown Franklin Street historic restaurant/pub district. Costco in-city: not open (Freedom Farms ~spring 2028 news — do not publish as open). Starbucks: prefer named addresses (secondary count CONFLICT 6 vs 8 — re-check starbucks.com).

Hospitals & medical

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

Vanderbilt Emergency Sango (freestanding ER): Sango area — GAP exact street this pass. Named urgent-care chain list: GAP.

Parks & trails

Named parks (map-ready). Commercial gym brand + street pins: GAP — gyms section omitted (no invented locator lists). Fort Campbell outdoor/recreation = on-post access rules — not a city park.

Historic & famous places

Downtown Franklin Street + Customs House + Fort Defiance Civil War park — Fort Campbell is an installation landmark (gates — not free tourist access; not city limits). Full NRHP inventory: GAP.

Builders & new construction

Named selling communities only (Lennar builder primary pages, as-of 2026-09-11). Marketing floors ≠ MLS sold bands. Do not invent subdivisions. Fort Campbell on-post housing ≠ civilian builder communities. D.R. Horton / Pulte / Ryan / locals — GAP without live community header + sales street.

GAP: Horton/Pulte/Ryan selling streets; lot counts / HOA / incentives; new vs resale sold split. Costco Freedom Farms ~2028 = retail, not a residential community pin.

Notable people

Corroborated Clarksville / strong city ties only (Research NOTABLE_PEOPLE.md, 2026-09-11):

  • Wilma Rudolph — Born June 23, 1940, Clarksville / Saint Bethlehem (now in city); raised there. Olympic track champion (three golds, Rome 1960); Tigerbelles; namesake boulevard / event center. TN Encyclopedia.
  • John Montgomery — Co-founded Clarksville (1784 survey with Martin Armstrong); county named for him (1796). TN Encyclopedia · local commemorations.
  • Austin Peay — Lived/practiced law in Clarksville; APSU namesake; TN governor 1923–1927. TN Encyclopedia · APSU.
  • Horace H. Lurton — Family to Clarksville 1850s; law practice; buried Greenwood; U.S. Supreme Court Justice. TN Encyclopedia.
  • Cave Johnson — Clarksville prosecuting attorney from 1817; Postmaster General under Polk. Visit Clarksville · TN Encyclopedia.
  • Frank Sutton — Born Oct 23, 1923, S. Second Street; actor (Sgt. Vince Carter, *Gomer Pyle*). Visit Clarksville · TN Encyclopedia.
  • Willie Blount — TN governor 1809–1815; Montgomery / Clarksville association (TN Encyclopedia).

Not elevated: Saunders / Hayes / Gordon / Tate / Warren / Runyon (ties not fully pinned this pass). Pat Summitt = Cheatham / Henrietta — not Clarksville.

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

Map

Clarksville on the map

Interactive OpenStreetMap. Amenity pins appear when Research files MAP_PINS. Verify schools and flood zones per address.

Map data © OpenStreetMap contributors

Places on this map

From Research MAP_PINS. Links open Google Maps.

Talk through Clarksville

Call or text 615-943-1644, use the tools, or contact me.

Call 615-943-1644 Contact Tools Montgomery County guide

General informational purposes only — not an appraisal, and not legal, tax, insurance, or lending advice. Flood zones, HOA rules, school assignments, and property conditions must be verified per address. Detailed amenity/market sections appear only when a rich Research area pack is complete. City boundaries follow Tennessee’s official city list.

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