CLARKSVILLE, Tenn. (WZTV) — Once known for its small-town charm, Clarksville is now one of the fastest-growing cities in Tennessee. With more than 186,000 residents as of 2024, an increase of nearly 20,000 people in just four years, the city is expanding rapidly. But a new report warns that the city’s housing market isn’t keeping pace with the population surge.
A Housing Needs Assessment conducted by Bowen National Research sheds light on Clarksville’s growing pains, pointing to a severe shortage of housing, a lack of diversity in housing types, and skyrocketing prices.
“Whether it’s rental or for-sale housing, there’s not much available,” said Patrick Bowen, president of the research group. “And what you do have is really not affordable for many low- to moderate-income households.”
Bowen says these housing issues are deeply intertwined with Clarksville’s long-term economic health.
“When you’ve got people spending exorbitant amounts on housing, that’s less money going back into the local economy,” he said. “It has an impact on employers, too; the workforce can’t afford to stay in the market, or afford the rent they’re paying.”
While the findings didn’t come as a surprise to city leaders, they do provide hard data to support growing concerns.
“The cost of living is going up while incomes are not,” said Councilmember Deanna McLaughlin. “All of us want our kids to finish college or start a career and stay local, but when you’re just entering the workforce, it’s tough to afford living here.”
The median home price in Clarksville has jumped by more than $92,000 since 2018. According to Bowen, the data can serve as a roadmap to help city officials and developers plan smarter — and more intentionally.
“Now you have data to look to, so when you’re setting priorities and goals, you have something that gives you structure, to say, we need to focus on this type of housing or this population,” Bowen said.
How the Data Was Collected
The report didn’t just rely on broad federal data. Bowen’s team pulled from a wide range of sources, including the U.S. Census, Bureau of Labor Statistics, property managers, real estate agents, the local housing authority, and city planners.
“We collected a lot of local information to really paint a picture of Clarksville today,” Bowen explained.
“Not just who lives here and what the job and housing market look like, but how the community is expected to change over time.”
That information, he says, is crucial for making well-informed decisions about development, especially in a fast-growing city like Clarksville, where residents have raised concerns about environmental issues like flooding and traffic impacts tied to rezoning.
“Yes, housing is needed quickly, but that doesn’t mean it should be rushed,” he said. “You want to make sure you’re building the right kind of housing, in the right places, with the right infrastructure in place.”
A Call for Collaboration
The solution, Bowen says, isn’t just about more housing; it’s about better conversations.
“If anybody expects just local government to fix this, you’ve underestimated how big and complex the problem is,” he said.
“There needs to be a community-wide conversation involving nonprofits, employers, housing advocates, and residents.”
Too often, employers are left out of the conversation, Bowen added, despite being directly affected.
“We’ve surveyed thousands of employers across the country,” he said.
“They’re telling us housing is a major barrier, not just to attracting workers, but to keeping them. Clarksville is no different.”
City leaders are now being encouraged to use the data as a planning tool not only to address today’s problems, but to prepare for future population growth.
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