Overall, Nashville, TN is 76.8% cheaper than San Francisco, CA

Your Money Goes Farther in Nashville

Nashville, TN
San Francisco, CA

$341,700 Nashville, TN

76.8% less

Median Home Cost

$1,471,200 San Francisco, CA

$2,801Nashville, TN

70% less

Property Taxes

(annual based on avg price home)

$9,415 San Francisco, CA

Nashville, TN Webinar

Everything you need to know about Nashville, TN real estate


All right, hey, welcome everybody. My name's Scott Fuller, founder of leavingthebayarea.com. Appreciate you joining us today, and we are continuing with our Market Insider series, where every week we go to a different location and learn a lot more about what's going on in some of the more popular areas that people are moving to. Today is no exception. Today we're going to Music City, USA with Allyson Woosley from Parks Real Estate. How are you today, Allyson?

- I'm doing well, thank you very much.

- Excellent, okay. Allyson, before I have you do your introduction, I just wanna remind everybody we'd love to keep this interactive. We've got a couple features on here. We've got a Q&A, if you have any questions, feel free to press the button to raise your hand. Ask us a question as we're going through some of the content here and there's also a chat feature. So love to keep in interactive and answer any questions as we're going through here. But we've got some awesome information today. We're gonna be talking about cost of living, housing, a lot of cool different things like that. So Allyson again, thanks for joining me today.

- Yes, happy to be here.

- And tell me, give me kind of a little bit of a background on your background in Nashville, and kinda what you do out there.

- Yeah, I've been in real estate, I'm going into my 15th year of real estate. Since I've been in real estate, I have seen the market just change tremendously. I've been in a down market in Nashville, just like you know back in 2008

- Sure.

- through 2011, '12, and then when Nashville came back in '12 and '13, oh my gosh, it has continued to boom, and we have not really seen a slow down at this point.

- Yeah, and we're seeing a lot on this end. So we work a lot with people obviously who are moving out of the Bay Area, relocating to a lot of different areas, and Nashville has, I've seen it on the radar more recently than I have historically. Are you seeing a lot more people come into the Nashville area, let's say, just from out of state?

- Absolutely, we're seeing people from all over the country, from all over the world, actually. I think it's probably about a hundred people a day that are moving to Nashville. And that number, give or take a few, but the growth just continues here.

- Is that a 100 people you're seeing personally, or just kind of what you're hearing from the general statistics?

- Well, just general statistics, but, living here in Nashville, I've been here for 32 years, and to see Nashville when I first moved here, it was a city, of course, but to me, I came from Atlanta, Georgia, so it was more like a a big town to me, a friendly you just felt like you were in a smaller... The feel was very different. And so I've seen it go from that to just... Now it feels like a big city. We have traffic, everything is just like the feel of a big city, the growth here.

- It's all growns up now, right?

- Right, yes.

- Let's talk about, so a lot of people are very interested to learn about how much does it cost to live in Nashville? Where do you buy, in a certain area, and what are you getting for that price? I think you've got some information, and I think as we talk about what might be helpful 'cause if I share my screen here, pull up a map, and then maybe we can kind of look at the map and you can talk about a few of these areas that you've outlined. Does that sound good?

- Absolutely.

- Okay. Okay, so this should look familiar to you. Are you able to see my screen here, Allyson?

- Yes.

- Okay, excellent. So kind of tell us a little bit about some of the areas that you're seeing more people go to, some of the growing communities, some of the growing suburbs. I can try to just kind of point it out with my mouse here, and then you can give us some more detail about what you can get for how much money, the price points, things like that.

- Perfect.

- Okay, tell me where you wanna start.

- Okay, let's start with 12 South.

- Okay. And 12 South, we're assuming is going to be South, so we're right down here, so if you follow my mouse clicker here, I'm assuming the downtown area, and as we go down south here, we've got this area 12 South.

- Right. So 12 South, probably 10, 12 years ago was absolutely not the hot spot. 12 South is now the hot spot. People love, we have a lot of tourism there. Just the average price of a home there, with about 2,300 square feet is gonna be sowewhere... You probably can't get a house less than about 700,000 there. And that's gonna be like a three to four bedroom, two and half bath, you're gonna be very close to... In 12 South, you've got all kinds of restaurants, parks, a lot of walkability there, coffee shops. People love this little area. It's just a very quaint little area that people love to go to.

- So would it be safe to say that that's maybe one of the higher end suburbs that's a little bit more desirable?

- Absolutely, it is. If you're there all through the week, when you drive through 12 South, it's got like a little strip of shops. In fact, Reese Witherspoon has a store there, a little boutique there. And there's a lot going on there. And if you were to drive through there during the day, there's always tourists walking through, 'cause people love 12 South.

- Yeah, and I would imagine just for the entertainment that you guys have in Nashville, there's a lot of stars and entertainers, and that's probably a big part of the culture there.

- Absolutely. People in Nashville don't react probably like you may think in other parts of the country. Because we're in the country music capital, you see a lot of country music artists, and not just country artists, you see a lot of other celebrities as well. But they just kind of, just, walk along and go along. There's no paparazzi here in Nashville.

- So you're not star struck 'cause you're kind of used to seeing it. And I've heard that there's a lot of even people from Hollywood or sports, like you said, people, sports professionals have moved to Nashville.

- They have. We have a lot of sports professionals here who've moved in.

- Excellent. So we talked about that 12 South; you mentioned that's kind of maybe a little bit more of a higher end market. Give us, give us another... Tell me where to go here on the map, and tell us a little bit more about something else.

- Let's go to Sylvan Park.

- Okay, and is that going to be north of Nashville?

- Yes, let's see, let me find 12 South. Let's see...

- Or maybe where would be nearer?

- Let's go over, from your end, let's go over towards, let's see, Sylvan Park should be over in here.

- Maybe East?

- Right here. Can you see my mouse? You can't. Can you see me?

- I can't see yours, but tell me, give me kind of a guide on the cities that we're seeing here.

- Let's see, okay, you see 12 Sou-, let's see. Go back to 12 South. I can't see the map as well anymore.

- Sure, right here.

- Okay, go back to 12 South.

- Okay, so bring your, go over to the left. So it'd be your right. Or your right. Go over to the right, and then keep going to the right. Continue over, you see West End Park? Just continue over, Wedgewood-Houston, let's go to Wedgewood-Houston. You see Wedgewood-Houston?

- Wedgewood-Houston, right here, okay? So we're just now south of Nashville.

- Okay, so you see Wedgewood-Houston. Wedgewood-Houston is a place that is just, it's an up and coming, well it's already coming. But it has grown, it's in a huge transition, but the prices are starting to go up; there's a lot of growth there. Here again, this is another area that you did not see these types homes, and now you're seeing places, average home would be about five to 585 in Wedgewood-Houston. That's a two to three . And it is in high growth, very high growth. There's a lot growth still yet there to happen, and that's looking at about a 2,000 square foot home in the Wedgewood-Houston area. A lot of little restaurants and little things popping up all over the place, but again there's still a lot of opportunity for growth. I think probably, of course, I don't know. I can't predict anything, but the trends, I think you're gonna still continue to see prices go up and a lot more growth in Wedgewood-Houston.

- And are you saying, when you say growth, are you seeing a lot of new construction, like a lot of the new home communities?

- Yes a lot of--

- And then obviously retail?

- Because of the growth in Nashville, they've had to come on out further. So Wedgewood-Houston is just kind of a whole new little area that developed in the past few years. It's just really coming up strong.

- Okay, excellent. And I think we also talked about Germantown, which is, is that, that's North? Right up here? So now we're kind of north of Nashville.

- So Germantown is just, it has become a pricey area to live in. Germantown, you're seeing prices 545 and above for an average, and that may just be a, sometimes that's not even a single family home. You see a lot of cottages, townhomes there, and that's like a two to three bedroom, and the average prices of about 545, and that's like a 2,000 square foot property. But very, lot of cool little restaurants there. We have the new... Well in 2015, we have a minor league baseball team here, the Nashville Sounds, so Germantown is just right above, just right over by the stadium for the base-

- Got it.

- And a lot of cool little restaurants, coffee shops, just a lot of neat little boutiques. But again, it is soaring up in price as well.

- So, and obviously price is relative, right? 'Cause we think about price here in the Bay Area, and kind of the houses that you're describing may be three or four bedroom, 2,000 square feet is gonna be a million up. So we talked about maybe a few options from 500,000 up to over 700,000. tell us about what's going on in downtown Nashville, that's more of the urban area, 'cause I would imagine that they've got maybe some high rise condos, some of that work model there. What would you find and what would those price points look like for downtown Nashville?

- So the area you you see Nashville there, okay. Come down, you see The Gulch area just down below there. So The Gulch, that's an area where there's a lot of high rise condos and that runs just off of Broadway. Broadway goes from downtown Nashville all the way on the other, midtown and in on further. So with The Gulch, you've got a lot of condo living, there's a, let's just say one bedroom, in this little community called The Gulch. You're looking at a one bedroom, this about six to 700 square feet, you're probably going to pay, probably under 300. Well, no, I'm sorry, under 400,000, you might possibly get there, a one bedroom, six to 700 square feet.

- Which still seems, that's a smaller unit. and obviously for a lot of people who don't want to have a lot of maintenance, that could be a good option, but it still seems pretty reasonably priced I would think.

- Yeah, it is, compared to your part of the country, absolutely. But we've seen these prices just go up. And then you've got some other, you'll have condos in some of these buildings that will go up to a million dollars. That may be for 1800 2000 square feet. There's not a lot of million dollar condos in The Gulch but there's still some there upwards of seven or 800,000 for two bedroom.

- Are you seeing people, the locals there, are they kind of in sticker shock, because of the prices having gone up over a period of 10, 15 years?

- Yes, they're sticker shock, but they're loving it because of course, obviously their pride, their homes have appreciated so much in the last, since 2013. That being said, they have stored up in certain communities have gone up, like will go up more than than others but we're also seeing that some of the sellers, even though it's still a seller's market, some of the sellers are still thinking that they can price their homes up here where they're having to level out a little bit in certain areas where they've just gone skyrocketed.

- 'Cause you still have to be reasonable, right? You have to be reasonable based off of your competition and what's likely to yield from a buyer.

- Because you're seeing some price cuts. It'll be obvious if you're looking on Zillow or something, you'll see some price cuts. I have a property that I just did a price cut on yesterday, but it's an older home, it's in a really cool area but we're still having to, we've got some competition, with the newer and the older builds.

- Sure, and I'd imagine you're also in some areas, you're competing still with the builders, right? If you're a seller, you're yeah, and builders tend to, have a little bit more leverage to be able to slash their prices and compete when they need to, so it's good to have that healthy checks and balances.

- Yes.

- Tell us what's the average days on market right now?

- The average days on market are about 32 days. And again, that depends upon the area, some things are faster than others. Now, I'll tell you, if you're looking at a home that is priced under 400,000, and it's a great home, it's not gonna last, so it will probably stay on the market. But again, you may have some homes like that, if they're not mint condition, they may last longer.

- It's gonna be maybe in the higher price points, obviously, that might sit a little bit longer. So you have maybe a little bit more flexibility and leverage on that.

- It all has to do with prices.

- Yeah, it really does. Okay, and so let's say if I'm gonna sell a property here in the Bay Area, and I need to make a purchase, let's say 500 $600,000 price range is what I'm looking forward to buy in Nashville, but I have to write a contingent on my home selling here and granted, homes sell pretty quickly here, reasonably. Will I have an opportunity to be able to write a contingent offer and get that accepted by a seller there?

- It's possible, it really just depends on how long the property's been on the market. If the property's get 30 days, that's all about what the seller would agree to do. I have a client right now, just as an example, there's a property that they love. It's been on the market 30 days, and it's priced at the top, and they want to sell, so now because that property is now under 30 days, I think there's probably a possibility because I have spoken with the agent and she said they would maybe consider a contingency. So it just depends on how long the property's been on the market.

- Yeah, you're right and everything's kind of situational, right? So it depends on a lot of different factors but it sounds like there is an opportunity. And it sounds like for a lot of people who are looking to potentially move out of California and go to your obviously, I know you're very well experienced with that, working with people and putting together deals that can create a great outcome. I've got a question here from Margarita. She asked, "What are areas near 12 South "that have highest potential for price growth "and do you get a better deal by buying a home "that needs cosmetic changes, "like needing a kitchen, baths and paint?"

- I don't think you would get a better deal by purchasing a home that needs some work in it, some renovation, absolutely you would. But even that being said, a lot of times if they're in those hot spots, those sellers are still, they're still not as much room to move on those, negotiate. But I do think that you've got more in advantage if the property doesn't need some work, I do.

- Excellent, okay and then as far as and again, we don't like to put out the crystal ball because who knows what's going to happen in the overall economy and the real estate market? But are there any areas that you see more potential than others for price growth?

- I think the Wedgewood-Houston area has that. I believe there's some other areas that are north of Nashville, Monta Vista, those areas are lower in price point, and they're making a huge transition. But you're gonna be out a little bit further and it's just a little bit different, it is a different field. East Nashville is another area that has just been booming but you can be in that Bay Area, and probably get more if you will bang for your buck. And I think there's still a lot of potential in East Nashville. I think, even still 12 South, Germantown, I think there's a lot of little pocket areas, there's still a lot of potential growth there. It really just depends.

- Yeah, and obviously, kind of as you get a little bit farther out from the epicenter is where you're gonna see more of the growth and more of the potential future opportunities and we see that here. It's kind of driving East till you qualify, or drive East until you can, get something that's gonna work within budget. Dean asked a great question which leads us into our next segment, which is, some of the retirement communities. A lot of the people that are leaving the Bay Area have built up some equity in their home, they've built up a and they're saying, we wanna just go somewhere where it's not as crowded, maybe retire, maybe they have family there, friends there in the area, can you talk to us about maybe a couple of different active adult slash retirement communities that are popular there and also maybe what those price ranges look like?

- Sure, there is an area, it's not in Nashville, it's in the next county over and that would be Mount Juliet, and that would be Wilson county. And that was very close to some of the lakes and if you love the lakes, it's closer there. And it's about from downtown Nashville, Mount Juliet, this particular community, this was called Lake Providence. It's probably just with normal traffic, probably about 30 minutes from downtown Nashville and you're gonna have workout facilities, walking trails, a lot of shop and very near, very easy access to Nashville. And some of those price points, you're looking probably 275, upwards of 500,000. Again, just depending upon your square footage, and how large of a home you're looking for. And that one, they have an indoor spa, that particular property, and again, that is gonna be east of Nashville, not Juliet area.

- Okay, so looking at my map right here, so we're coming over, we're going east from Nashville, is this gonna be out kind of in this area here or is that kind of further out than what you're talking about?

- It's gonna be a little further out.

- Okay.

- So you see you just kind of past Nashville shores lakeside resort, you just kind of here with, that's going towards like your Mount Juliet area.

- Okay.

- Hermitage, all up in there, you get out just a little bit further.

- And about how long does that take then for some of these areas that you're talking about to get to and again, I might have to drill down in and I don't wanna spend too much time on finding the exact location. But how far is that from a community standpoint to get to, let's say downtown?

- It's really mileage wise, you're probably looking at 20 to 25 miles and maybe not, in Mount Juliet is a pretty big area.

- Can we go right here on the map?

- There. So now traffic wise, you're gonna look at 30 45 minutes, but if you're just, everything's running smooth, you can be downtown fairly quickly, 20 minutes.

- And it sounds like a lot of those retirement communities, they're great, because you have all of these amenities, but you also have kind of a mix and match of real estate. So you're gonna have condos, like you said, that might be down to 200 250. To single families that could be a $500,000 or more but there's a good mix of that out there, is that right?

- Yes and Mount Juliet, the area where this particular property that I'm telling about, it's been a very, that area has grown unbelievably. The prices have soared up in that area, single family homes, condos, whatever you will. And so that is a highly sought after area. I have a client coming in town, actually tomorrow, and he's interested in Mount Juliet. It's still affordable because it's out a little bit, but it is a highly sought after area.

- Okay, perfect. Okay, so let's jump in. We talked a little bit about the real estate side of it. Let's jump into and Dean has a question about state income taxes, which Dean we will talk about that shortly, but I wanna talk a little bit about, keeping the same topic as the retirement. A lot of people are, if we're 55 plus, or maybe older, we're thinking of the future, health care certainly as a big, topic of discussion. So tell us a little bit more about some of the major healthcare providers there, service providers, proximity, to make people feel good about if you're going out there, you're gonna have some great health care services.

- Okay, so Nashville, we're known for our healthcare here in Nashville. So we have a lot of major hospitals. Hospital Corporation of America is in Nashville. There are I don't even know how many thousand employees work for Hospital Corporation of America. They're all over. And so we have Centennial Hospital which that's a Hospital Corporations of America, we have that it's kind midtown is where that hospital's located from downtown Nashville. And then Vanderbilt University, which is obviously a very well known children's hospital, just all across the board. And then we have midtown St. Thomas hospital. All these hospitals that I just named are within about a mile radius of one another, or two mile radius of one another. So those are all in the midtown area. Now, if you wanna get out in the suburbs, or if you're just live in within Davidson county, all these hospitals are gonna be very accessible, but then you can get out a little bit further and you'll be lucky if you're in Williamson county, which is gonna be about 20 miles out, they've got Williamson Medical Center. Sumner county is another one that's about 30 minutes out. They've got hospitals in Sumner county. You're really gonna have access to hospitals, unbelievably, in Nashville or any outskirts part of Nashville.

- Got it.

- We are known for our healthcare here.

- And here's one thing that I read just this morning, this might be breaking news, so to speak, Quantum Health, which is out of Columbus, Ohio, is looking to relocate their corporate headquarters and Nashville is one of three cities they're considering going to, which could bring in about 1150 jobs. So that talks about again, the presence that you have with the healthcare industry, but also the expansion of the job market and the growth that's happening in that sector, right?

- Right. I don't know the specifics on that but that doesn't surprise me, because of the healthcare industry here.

- I think this was actually, this just came out in the Nashville business journal about three hours ago so it's, I think it's very new but again, they may not be talking about it a lot just yet, because it's a possibility, Nashville is one of the cities that they are considering.

- If it's on the news and see, I'm sure I'll see it on the local news.

- You probably will. So real quick, let's move into kind of what's going on with the industries there. Obviously, there's a very diverse industry base, a lot of companies, there's very, very high job growth, one of the highest growth areas in the country right now. Tell us a little bit about what you're seeing who some of those major employers are, and some of the industry diversification.

- Well, again I mentioned Hospital Corporations of America. That's a huge industry here. Not just the hospitals, but all the corporate people. Because we have a corporate headquarters of Hospital Corporations of America in Nashville. So to put the hospital's aside, all the other people that are employed by hospitals for corporations. Vanderbilt University that you have many, many, I don't know how many are employed there, but that's a huge, huge market of jobs for Vanderbilt University. And then Amazon is going to be bringing, they're gonna be coming here over the next seven years. It is my understanding they're gonna bring, oh, goodness, that I think the average job is gonna be about $150,000 for their salary, a $150,000 a year.

- And that was something like because that might account for maybe some of that New York fallout, but that was like, possibly 50,000 jobs significant.

- I think here it's gonna be, yeah, I think it is 50,000. I'm sorry, for some reason, I think it's less than that. I don't think it's 50, maybe 5000.

- Maybe 5000, okay.

- 5000 yeah.

- Got it but those are obviously very high paying jobs and when you get a lot of those high paying jobs in it supports the growth for the service level jobs, that support those, right? So, it's great.

- And I think that's gonna happen over the next seven years is my understanding. And then we've got other companies here as well that are are looking to move here. It's just Nissan is here. So that there's a lot of Nissan employees here. That brings a lot of jobs. We have the music industry, healthcare, so jobs are very diversified, but very abundant here. We have a very low unemployment here.

- And certainly having the label Music City, USA, the music industry isn't going anywhere, right? And it's gonna continue to... And especially I think a lot of, you have the old school country music, but then you have more of the newer version of country music, which is more mainstream in a lot of senses. And so you probably have more artists that it's becoming more well known for not just the what you consider the classic country, right, it's more mainstream music as well is coming into Nashville.

- It is. We've got, there are so many... Yeah, there's so many country music artist that live here. I could name from top of my head.

- Yeah, so let's talk about going back to Dean's question. Let's talk about taxes. That's the thing that everybody well, when you live in California, you don't like to talk about it that much but we're gonna talk about it because you might have a little bit better benefit than we do. So tell us a little bit about that, you got there's no state income tax?

- There is no state income tax here in Tennessee. So that's a wonderful benefit. And our property taxes, they're gonna be different obviously. In urban areas versus, maybe a more expensive area, they're gonna vary somewhat, but still, what I hear that are coming to Nashville. Oh, my goodness, wait, this is wonderful man. Your property taxes are so much less than ours. It drops people here because of that, because of no income tax. I have a just very ironic, I have a family that lives in LA, and they are looking to relocate. They're coming in in the next couple of weeks. They've already made one visit here and . His business is here because his taxes, no income tax. So it's gonna make a big difference and to his property taxes. I think he said he paid upwards of 30,000 or 25 to 30,000, probably lives in about it a $2 million home and here, I'm just giving random be of course, obviously, if you have a $2 million home here, it's--

- They're gonna pay higher taxes.

- But I know people that live in those type homes, and they're paying probably around 18 - $20,000 in property taxes, where you guys will are just probably paying 10 or $12,000 more a year in property taxes.

- Do you know what, I know that it kind of varies per county and per area but do you know what a base percentage would be of assessed value or purchase value?

- I do. So if you, like a metro Nashville urban would be 3.155 per hundred dollars. I'm sorry, that's metro Nashville an urban would be like 2.755, just for general district. So again, let's just say in the, I'll call it the Beverly Hills of Nashville, what we would call it would be like Belle Meade, the property values are so much more expensive there. They're always gonna be higher in that area. That's just one example, yeah.

- Got it, okay. So we've talked, you mentioned, no state income tax, ours, by the way, but people probably don't need a reminder but just for comparison purposes, base is about seven and a quarter percent goes up to about 12.3%. and granted, we are in California, the highest in the nation in state income tax. Our property taxes are going to run one and a quarter percent and higher, just that there are special assessments, things what we call like Mello-Roos, and different assessments like that so it's about one and a quarter percent. We might be a little bit longer on that than you guys, but again, everything's going to kind of offset in the end, when you're looking at your financial picture, if you're taking a lot of these different elements into place. What's your state sales tax? Nine and a quarter, okay. So we're just under that, it's always, obviously every county is gonna be a little different, but maybe a little bit less than that here. And what are you paying for a gallon of gas, say premium premium gas?

- Again, that'll vary what part of Nashville you're in. I will say, I just got some gas earlier today and I think it was like, three, where I was, it was a little bit more expensive, 'cause you can find it less than this, I think it was three and a quarter for 89 octane.

- Okay.

- Yeah.

- Got it. Okay.

- But you will find in various places, it's certainly under $3 a gallon.

- Yeah I think that what we're seeing right now, and again, this is the time of recording this. we're anywhere between $4.29 and maybe $4.50 a gallon. So there's a significant difference, especially if you're commuting. There's a question from Ann and I wanna preface this by saying you and I, Allyson are not tax professionals I always suggest that people talk to their financial planner, tax preparer, wealth managers, CPA, before they make any final decisions on what that's going to look like. But her question is, is our tax on investment income? I don't know if that answer off hand or not?

- I wanna say, probably, but again I'm not CPA. So I don't know.

- Ann I think we're gonna say we probably should just plead the fifth and not try to give you an incorrect answer 'cause I don't want you to, to take that as a final word on it. So let's, kind of get into it. We've talked a lot about Allyson, about the growth that's happening in the Nashville area, and obviously, you're going to have a certain element of sprawl when you start to increase growth and things like that, what is the city and the county doing to help with the fundamentals of transportation, as far as mass transit, increasing maybe the roads adding on things like that, what's taking place to help with that?

- Well, just like any other city, we are constantly know, our interstates, there's constantly widening the roads or doing something. Right now one of our major, it's called 440 and it goes all the way around Nashville. So right now, that being said, that you asked that they're widening that right now. So there's always construction going on with that. We do have a transit system, metro transit system, metro transit authorities, and that runs all over metro Nashville. It is the best system. We do not have a subway or anything like that. There's been a lot of things in the works, but we just had something voted down just recently and I think the reason that it probably was is because I think they felt I think people felt like that it was really we need it more on the outskirts of town, because the people on inside Nashville do not need it as much as because they've got the bus system. So I think that was needed more for that and they were talking about an underground, and that would take, 10 years to do. So right now., I think we need to work on that but I don't think we really have a great plan in place right now for that.

- I think that there's always the growing pains, right? You have to think long term and it has to be, a sustained project but, certainly, in the day and age of Uber and Lyft I guess that makes it a lot more convenient for people. But like you said, when you're coming from the outskirts into town, they really have to start addressing that for not just Nashville, but a lot of cities who don't have that infrastructure set up yet.

- Yeah, Nashville grew faster than I think they realized they were gonna grow.

- That's right. So let's talk about kind of the weather 'cause in the climate there, I think everybody assumes that all nationals in the south, it's hot, it's humid. Is it? Tell us more about that.

- I'm gonna tell you, we've had a really odd week. I guess we've got a little front coming through. I'm trying to look on my phone right now. I would say right now, the temperature here in Nashville is 75 degrees. This is not typical for June, but it's 75 degrees today. Actually, I don't like it this cold 'cause I love warm weather. Because I know if this is not typical. So your average temperature here in the summertime, you're gonna be 85 to 89 degrees, and it is humid during the summer. But you can have days just like today, it's just really it's just very, very nice. I'm trying to say like for springtime, I will tell you that you're looking 69 to 70 degrees, for springtime, being March to probably May, or March to probably end of April, I should say. You're gonna be looking at those two. You'll have some rainy actually, we've had some a lot of rain. If anybody has been watching the national forecast at the national weather, which many people do Nashville had a lot of rain in this past winter. We had an unusually wet season and that's not typical. So it's been kind of an odd year but overall, we have all the seasons, spring, summer, winter and fall. In the fall, we have the beautiful leaf changes all of that, but you're looking at from summertime to probably October, you're still gonna have really nice warm weather. November you can even have nice weather here.

- So it's coming from a guy who hasn't spent a lot of time in the South, but you kind of hear about it, is the humidity comparable to Georgia and Florida or maybe not quite that?

- Not quite as much as Florida, but it's still very humid here.

- Yeah, okay so you're gonna feel it a little bit.

- But July, August, yes and even into September. September, it will begin to cool about the third week, typically, but it just seems like I don't think across the country. I think everybody's weather has been a little bit different but typically, about the third week of September, you'll see a change here.

- Dina had a question, tornadoes. You guys have tornadoes there?

- We have tornadoes. I've lived here 32 years and I will tell you, I have seen a couple of tornadoes. We had a tornado here. It was I think was 2006, we had a tornado here and there was some damage. But it's not like--

- Not common?

- No.

- You wouldn't expect it?

- Yeah, I don't. I live in a home that has a basement and I don't run to my basement very often on.

- The sirens aren't going off and you kind of have this expectation of the fear of when's it going to happen this year or it's not . Is there snow there?

- There is snow, but, more ice, I should say. So in the winter time, you get very, very little snow of course, every winter is gonna vary. We may had maybe one or two days where the children did not go to school and that was more because of ice. I have seen it through the years where you might get it, three or four inches of snow, and everything closes down because we do have ice and can't afford to drive here because we have snow trucks. but we don't have the means like other parts of the country who get a lot of snow. So no, snow is not gonna put you out here by any means.

- So the kids are kind of bummed because they're not getting their snow days off of school. But if you wanted to, if you're a skier or snowboarder, if you wanted to get some snow, how far away would that be in the wintertime?

- You would have to go about three or four hours. Of course, you could probably go a little bit less than that and get some some flakes, maybe if you needed to, but three or four hours you could probably get snow.

- You can put in a weekend trip, if that's what you're looking for, and that's okay. And for most parts of the Bay Area, when you factor in traffic, well you're three or four hours from Lake , so it's really about the same. We're used to factoring in traffic into about everything else. I've got a question Ann asks, can you speak a little bit about the Franklin/Thompson station area?

- Yes, Franklin/Thompson station. Oh, wow those areas are booming. Even in the the market, the down market and that's Williamson county. Williamson county was ranked the highest public schools in the state and even in a down market back when we were in our down market, Williamson county was still booming. Now the Thompson station area that is a community that has just grown like crazy, because it's still Williamson county, but it's a little less expensive than the Franklin. It's not as expensive as the Franklin area. I don't have my numbers in front of me, but people that wanna be Williamson county, if they don't want to spend as much they can be in Thompson station, Nolensville is also part of Williamson county. So you can be in those areas and still get those wonderful schools, public schools, but you're not paying as much as if you're in Franklin, because Franklin prices are definitely gonna be more expensive. The Franklin/Thompson station, Spring Hill is on out a little bit further and I think it'll divide up in two different counties. So it'll be a little bit different but part of its Williamson county, I'm almost positive in Spring Hill, so it's more affordable. But Thompson station, College Grove, all those areas, Franklin highly sought after, but Nolensville is booming. It is booming. It growing like I've never seen before.

- Well, and it's really that's what's important having somebody like you in your team to be able to decipher, it's so dynamic right and fluid that you want to what's going on, this quarter of the year, it maybe a little bit different than three months ago. Okay, so we've got a few minutes or just a couple minutes left here. Let's get into some fun stuff, recreation and attractions. What are people doing for fun? And give us an idea of what's exciting out there.

- In Nashville you have so many things to do. We have lakes nearby, so many parks, I mean hiking, we have Cheekwood, that's a botanical garden, we have all the Broadway, all the country music, Honkytonks, bars, all the music. If you love to be in crowds, you need to go there but if you don't you want to stay away from there. Here we have the, this is not of course on a daily basis, we have the country music marathon here so lot of lot of running. Great places to run and hike. Percy Warner Park is a park for a lot of hiking goes on. We have steeplechase here, that's in May. It's kind of a smaller version of the country of the Kentucky derby. Let's see, what are some of the other things? We have course Opryland. Opryland has a massive beautiful hotel with a waterpark. We used to have an amusement park there but they no longer have that but they have a huge shopping there called Opryland mall. and then we have let's see, what are some other things we have? The Belmead Mansion. that's another place of big attraction. Radnor Lake, you can hike there. Lakes. There is Old Hickory Lake here, lot of boating, lot of skiing. so that's a huge, huge attraction international, beyond the outskirts of Nashville and be it like, if you like, if you like that.

- Sounds like a lot of outdoors activities and maybe within an hour or so or a couple hours, you can find plenty of stuff to keep you busy, any season, right, any season of the year. Excellent, okay, so I think we're running right around 12:45 right now, which is the time that we said we would wrap up. So Allyson, you mentioned that you've got some people that are coming in from California who you've spent a little bit of time with, I think this is a great introduction for people who are either watching this live right now or going to be seeing the recorded version, which we'll have on the website in a few days. But this is kind of the primer for Nashville, but if somebody wanted to, contact you and maybe go out and spend an afternoon or a day with you and your team is that something that you guys are open to to kind of really get that hands on, first hand experience?

- Yes. People in our team, we can always, we've got people coming in all weekend, this weekend to see. Yeah from New Jersey.

- You guys are busy, gonna keep you busy. They'll keep you working. Okay, all right, fantastic. Want to thank everybody again for taking the time with us today. Allyson, this has been fantastic information. Thanks so much. I appreciate you joining me today.

- Thank you.

- And if anybody needs any information, we can be reached at info@leavingthebayarea.com and Allyson we'll be in touch and thank you everyone. Have a wonderful day.

Cost of Living Comparisons

Nashville, TN VS San Francisco, CA
Cost to Rent

63.3% less

Cost to Rent

Cost to Rent

1.8% more


Cost to Rent

12.5% less

Food & Groceries

Cost to Rent

3.6% less

Health Costs

Cost to Rent

36.3% less


Cost to Rent

29.3% less

Auto Insurance (Annually)

Cost to Rent

6.7% less

Auto Sale Tax

Cost to Rent

65.7% less

Auto Registration (Annually)

Cost to Rent

8.8% more

Sales Tax

Cost to Rent

100% less

State Income Tax

Cost to Rent

43% less

Child Care

Commute Comparison

Nashville, TN San Francisco, CA

Average Commute Time

24 mins 45 mins

Comparison of gas prices

$2.48 $4.49

Live Traffic Comparison

Nashville, TN

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San Francisco

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