Clarksville closed 2023 with 3,091 single-family sales, down 9 % from 2022’s frenetic pace yet still 18 % above pre-pandemic levels. Inventory sits at 1.4 months—half the national average—so bidding wars persist under $300 k. New construction dominates the northeast corridor along Rossview Road, where builders like Landmark and Ole South release lots in phases priced from $315 k to $425 k.

• Median list price: $289,900 (Realtor.com, March 2024)
• Median closed price: $285,000—98 % of asking
• Average days on market: 18 (down from 24 last year)
• Projected appreciation: 5–6 % for 2024 as Fort Campbell adds 2,300 new personnel

Interest-rate volatility pushed the 30-year conventional quote to 7.1 % in October, yet VA and THDA rates through NMHL averaged 6.625 % thanks to subsidy programs. Expect multiple-offer situations for updated homes under $275 k; escalation clauses of $10 k above list with appraisal-gap coverage are now routine.

Downtown / APSU: Brick sidewalks, coffee roasters, and 1920s bungalows within walking distance to the riverfront. Median sale $298 k; expect 1,300 sq ft and a small yard. Perfect for professors or Airbnbers.

Sango: Top-rated Northeast Elementary, large lots, and a 15-minute shot to Gate 4. Values run $260 k–$350 k, and new subdivisions like Autumn Trace offer community pools. Popular with captains and majors.

St. Bethlehem: Retail hub around Governor’s Square Mall. 1970s–1990s ranch and two-story stock; median $245 k. Great starter zone for FHA buyers—NMHL recently closed a $238 k purchase with $8,300 total cash to close using THDA assistance.

Rossview: Farmland turned master-planned communities. Expect $350 k–$450 k for 2,400 sq ft and sidewalks. Rossview High’s 9/10 GreatSchools rating keeps resale demand high.

Exit 1 (Oak Grove, KY side): Technically Kentucky, but military buyers love the 8-minute gate commute and zero Tennessee income tax. Prices $225 k–$300 k; use KY’s $7,500 down-payment assistance if eligible.

First-time buyers in Clarksville can stack multiple layers of assistance to reach the closing table with as little as $500 out of pocket:

• THDA Great Choice: 30-year fixed at ½-point below market; $15 k forgivable second mortgage if you stay five years. Income limit $97,600 for a 1–2-person household in Montgomery County.
• THDA Homeownership Voucher: Converts Section 8 rent vouchers into mortgage-purchase assistance. NMHL is one of two Clarksville lenders approved to originate these loans.
• Clarksville-Montgomery County Community Development: $2 k toward closing for owner-occupants buying within the city-core revitalization zone (map updates quarterly).
• NMHL TN Heroes: $1,500 credit for appraisal, inspection, or rate buy-down for teachers, nurses, firefighters, and active-duty military.

Combine THDA’s $15 k with seller-paid closing costs and FHA’s 3.5 % down—sourced from gift or approved non-profit—and your cash requirement can drop under $1,000. Veterans financing 100 % with a VA loan routinely request 3 % in seller concessions to wipe out the remaining closing expenses.

Montgomery County’s tax rate of $2.99 per $100 assessed value equals roughly 0.75 % of market value annually—one of Tennessee’s lowest. A $285 k home assessed at 25 % of value ($71,250) incurs a tax of $2,130 before exemptions. Owner-occupants receive a 5 % reduction automatically; seniors 65+ can freeze the assessment.

Homeowner’s insurance runs $1,100–$1,400 for frame construction; masonry drops premiums 8 %. Flood zones hug the Cumberland River, so check FEMA maps before writing an offer—NMHL’s loan officers pull flood certs within two hours.

Utility costs: CDE Lightband averages 10.3 ¢/kWh (below national 13 ¢), yet summer electric bills spike past $200 for 1,800-sq-ft homes. Budget-friendly tip: ask sellers for last 12 months of bills during inspection.

Transfer tax: Tennessee levies $0.37 per $100, split equally; on $285 k that’s $1,055 total—far cheaper than Alabama’s $1.65. Recording fees run $120 for deed and mortgage.

Because 14 % of Clarksville workers hold 1099 gigs—either side businesses or full-time creators escaping Nashville’s higher rents—NMHL built a Bank-Statement Advantage program using 12- or 24-month deposit averages. Qualify up to 90 % LTV with credit scores as low as 660 and no tax returns required.

If credit dings are the hurdle, our Fresh-Start FHA accepts 500–579 scores with 10 % down sourced from gift or 401(k). We layer RapidRescore in 5 days; last month we lifted a buyer from 512 to 583 using two $97 collections paid at closing.

Veterans with prior bankruptcy or foreclosure can use VA’s 2-year seasoning waiver if the derogatory event was beyond 24 months. NMHL’s Clarksville office closed a $375 k loan for a soldier who short-sold in 2021—he moved into a brand-new build in Liberty Park with zero down and only a funding fee financed.

Self-employed borrowers with large write-offs often fear debt-to-income limits. Our Asset Depletion Conventional lets us add 70 % of liquid assets divided over the loan term to qualifying income. A consultant with $400 k in brokerage accounts gained $1,867 in monthly income, dropping DTI from 52 % to 41 % and locking a 6.875 % rate.

In a market where homes receive offers within 48 hours, a generic pre-qualification letter won’t cut it. NMHL issues fully underwritten approvals backed by our own money—listing agents recognize the difference. Upload pay stubs, bank statements, and ID through our encrypted portal; most Clarksville clients receive a same-day decision and a $1,000 earnest-money protection guarantee.

Once approved, you’ll access our daily rate alerts, neighborhood sold reports, and a dedicated processor who knows every local appraiser. Last quarter we helped 127 Clarksville families close, with an average loan amount of $276,430 and 13.6 days from contract to funding.

Ready to beat the rent spiral? Apply online or call 931-555-HOME to speak with a Clarksville loan officer. Whether you’re stationed at Fort Campbell, teaching at APSU, or finally saying goodbye to $1,500 rent, NMHL is the mortgage lender in Clarksville that gets you home—without the big-bank runaround.