Housing Costs in Madison, TN
Housing is typically the largest expense for residents in Madison, TN. In 2025, the median rent for a 2-bedroom apartment ranges from $1,100 to $1,400 per month, depending on the neighborhood and amenities. Newer complexes with pools, fitness centers, and upgraded finishes tend to be on the higher end.
For those looking to purchase a home, the median price for a 3-bedroom single-family house in Madison is around $325,000. However, prices can vary significantly based on factors like lot size, age of the home, and proximity to desirable schools or shopping centers. Homes in the most sought-after neighborhoods, such as Neely’s Bend or Larkin Springs, often sell for $375,000 or more.
Here’s a comparison of typical housing costs across popular Madison neighborhoods:
| Neighborhood | 2-Bedroom Apartment (Monthly Rent) | 3-Bedroom House (Purchase Price) |
|---|---|---|
| Neely’s Bend | $1,300 – $1,500 | $350,000 – $425,000 |
| Larkin Springs | $1,200 – $1,400 | $325,000 – $400,000 |
| Edgewood | $1,000 – $1,200 | $275,000 – $350,000 |
It’s important to note that some neighborhoods have mandatory Homeowners Association (HOA) fees, which can add $200 to $400 per month to housing costs. Be sure to factor this in when budgeting for a home purchase in Madison.
Utilities and Energy Bills in Madison
Utility costs in Madison are relatively affordable compared to the national average. Residents can expect to pay around $120 per month for electricity, $40 for water, and $30 for trash collection. Natural gas, which is commonly used for heating and cooking, averages about $50 per month.
Keep in mind that energy bills can fluctuate seasonally. Madison experiences hot, humid summers, so cooling costs tend to spike from June through September. To get a sense of your total utility expenses, here’s a monthly estimate for a typical 2-bedroom apartment:
- Electricity: $120
- Water: $40
- Trash: $30
- Natural Gas: $50
- Total: $240 per month
Larger homes or those with less efficient appliances and HVAC systems may have higher utility bills. Additionally, internet and cable packages start around $50 per month, with premium plans costing $100 or more.
Groceries and Food Costs in Madison
Madison offers a variety of grocery stores, from major chains like Kroger and Publix to smaller local markets. On average, a single person can expect to spend around $300 per month on groceries, while a family of four typically spends closer to $900.
To give you a better idea, here’s what a typical grocery basket might cost in Madison:
- 1 gallon of milk: $3.50
- 1 dozen eggs: $2.00
- 1 lb of chicken breast: $4.00
- 1 lb of ground beef: $5.00
- 1 loaf of bread: $2.50
- 1 lb of apples: $2.00
Dining out can add significantly to your food budget. A meal at a casual restaurant in Madison typically runs about $12 to $15 per person, while a nicer dinner for two might cost $50 or more.
Taxes and Hidden Fees in Madison
Madison residents pay a sales tax of 9.25% on most purchases, which includes the 7% Tennessee state sales tax and a 2.25% local tax. This is slightly higher than the sales tax in nearby cities like Nashville (9.25%) and Franklin (9.25%).
Property taxes in Madison are assessed at a rate of $4.221 per $100 of assessed value. For a home valued at $325,000, this translates to an annual property tax bill of approximately $3,700, or $308 per month.
Here’s a side-by-side look at the key taxes and fees Madison residents need to budget for:
| Tax/Fee | Rate |
|---|---|
| Sales Tax | 9.25% |
| Property Tax | $4.221 per $100 assessed value |
| Vehicle Registration Fee | $26.50 per year |
Monthly Budget Summary for Madison
To help you plan, here’s a table summarizing the estimated monthly expenses for individuals and families living in Madison:
| Expense | Single Person | Couple | Family of 4 |
|---|---|---|---|
| Housing (rent for 2BR apartment) | $1,250 | $1,250 | $1,250 |
| Utilities | $240 | $280 | $350 |
| Groceries | $300 | $600 | $900 |
| Transportation (car payment, gas, insurance) | $500 | $800 | $1,000 |
| Healthcare | $200 | $400 | $600 |
| Entertainment/Dining Out | $200 | $300 | $400 |
| Total Monthly Expenses (pre-tax) | $2,690 | $3,630 | $4,500 |
Based on these figures, a comfortable lifestyle in Madison may require a gross monthly income (pre-tax) of around $3,200 for a single person, $4,300 for a couple, and $5,400 for a family of four. Keep in mind that these are general estimates and your actual expenses may vary based on your specific situation and lifestyle.
Lifestyle Considerations in Madison
When deciding where to live in Madison, it’s important to consider factors beyond just the cost of housing. Commute times, access to amenities, and school quality can all impact your overall quality of life.
Madison is known for its convenient location just 15-20 minutes north of downtown Nashville, making it an attractive option for those who work in the city but prefer a more suburban lifestyle. However, traffic can be heavy during peak commute times, so living closer to major highways like I-65 or Briley Parkway can make a big difference.
Families with children will also want to research the local schools. Madison is part of the Metro Nashville Public Schools district, which includes several highly-rated elementary, middle, and high schools. However, school quality can vary significantly by neighborhood, so it’s worth exploring the specific schools your children would attend before making a decision.
In terms of amenities, Madison offers a mix of older, established neighborhoods with mature trees and larger lots, as well as newer developments with modern finishes and community features like pools and playgrounds. Generally speaking, the newer the neighborhood, the higher the housing costs – but you may also get more for your money in terms of space and amenities.
Outdoor enthusiasts will appreciate Madison’s proximity to several parks and green spaces, including the 374-acre Long Hunter State Park just 20 minutes away. The city also boasts its own network of community parks, sports fields, and walking trails.
Ultimately, the right neighborhood for you will depend on your specific budget, lifestyle priorities, and daily routines. Whether you’re looking for a walkable community close to shops and restaurants, a quiet street with room for the kids to play, or a low-maintenance apartment with easy access to the highway, Madison has options to suit a variety of preferences.
Frequently Asked Questions
- Q: How much do I need to earn to live comfortably in Madison?
A: To live comfortably in Madison, a single person may need a gross monthly income (pre-tax) of around $3,200, while a couple would need about $4,300, and a family of four would need roughly $5,400. - Q: Is Madison more affordable than other Nashville suburbs?
A: Madison is generally more affordable than suburbs like Brentwood or Franklin, but pricier than areas like Antioch or Hermitage. Housing costs can vary significantly by neighborhood. - Q: Are utilities expensive in Madison?
A: Utility costs in Madison are relatively affordable compared to the national average. A typical 2-bedroom apartment will have monthly utility bills around $240, including electricity, water, trash, and natural gas. - Q: How much should I budget for groceries in Madison?
A: A single person in Madison typically spends around $300 per month on groceries, while a family of four averages closer to $900 per month. This can vary based on your specific diet and shopping habits. - Q: What is the sales tax rate in Madison?
A: The total sales tax rate in Madison is 9.25%, which includes the 7% Tennessee state sales tax and a 2.25% local tax. This applies to most purchases, with a few exceptions like groceries and prescription drugs. - Q: How much are property taxes in Madison?
A: Madison’s property tax rate is $4.221 per $100 of assessed value. For a home valued at $325,000, this equates to an annual property tax bill of about $3,700, or $308 per month. - Q: What is the average commute time from Madison to downtown Nashville?
A: Madison is about 15-20 minutes north of downtown Nashville, depending on traffic. Commute times are typically longer during peak rush hour periods in the morning and evening. - Q: Are there any hidden costs to living in Madison I should be aware of?
A: Some neighborhoods in Madison have mandatory HOA fees, which can add $200 to $400 per month to your housing costs. Additionally, Tennessee charges a vehicle registration fee of $26.50 per year, which is something to budget for if you own a car.