| County Fact | Detail |
|---|---|
| County Seat | Manchester, TN |
| Largest City | Tullahoma (pop. ~21,352) |
| Total County Population | ~58,000 |
| Total Area | 435 square miles |
| Adjacent Counties | Bedford, Cannon, Warren, Grundy, Franklin, Moore |
| Major Highway | Interstate 24 (through Manchester) |
| Property Tax Rate | ~$2.03 per $100 assessed value |
| Assessment Rate (Residential) | 25% of appraised value |
| School Districts | Tullahoma City Schools, Coffee County Schools |
| Hospitals | Vanderbilt University Medical Center regional services |
| Manchester Fact | Detail |
|---|---|
| Population | ~12,000 |
| Median Home Price | ~$250,000 |
| Distance to Tullahoma | 11 miles (15 min) |
| Distance to Nashville | 65 miles (~70 min via I-24) |
| Interstate Access | I-24 (direct) |
| School District | Coffee County Schools |
| Notable Attraction | Old Stone Fort State Archaeological Park |
| Notable Event | Bonnaroo Music Festival (held on Great Stage Park in Manchester) |
County County Seat Key Features Avg Home Price Franklin County Winchester Tims Ford Lake; Arnold AFB (partial); University of the South nearby ~$250,000 Moore County Lynchburg Smallest county in TN; Jack Daniel's Distillery; rural charm ~$316,000 Bedford County Shelbyville Walking Horse Capital; Normandy Lake; growing market ~$300,000 Warren County McMinnville Nursery Capital of the World; Rock Island State Park; affordable ~$260,000 Grundy County Altamont Cumberland Plateau; South Cumberland State Park; very affordable ~$180,000 Why Buy in Coffee County?
Coffee County offers a combination of benefits that is genuinely hard to find elsewhere in Tennessee:
Affordability: Home prices and land prices remain well below the Nashville metro, Chattanooga, and even many other Middle Tennessee counties, while offering comparable or superior quality of life.
No state income tax: Tennessee’s zero income tax policy, combined with Coffee County’s moderate property taxes, creates one of the lowest overall tax burdens in the Southeast.
Economic stability: AEDC, Vanderbilt Hospital, and a diversified employer base provide job security that most rural counties cannot match.
Natural beauty: Three lakes, two state parks, the Duck River, and the rolling hills of the Highland Rim create an environment that feeds the soul.
Strategic location: Between Nashville and Chattanooga, with I-24 access through Manchester, Coffee County is positioned for continued growth without losing its character.
Land availability: For buyers wanting space, acreage, and rural living, Coffee County offers options that are increasingly rare in growing Tennessee markets.
Work with Jon Smith in Coffee County
Thinking about buying in Tullahoma? Exploring Coffee County? Find homes throughout the county or get your property valued.
Whether you are searching for a home in Tullahoma, a commercial property in Manchester, a small farm in the countryside, or raw land for a custom build, I have the local knowledge and experience to guide you to the right property. Coffee County is my market, and I know it inside and out.
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View Listings on My WebsiteFrequently Asked Questions About Coffee County Real Estate
What is the property tax rate in Coffee County, TN?
Coffee County’s property tax rate is approximately $2.03 per $100 of assessed value. Tennessee assesses residential property at 25 percent of appraised value. A $300,000 home would have an assessed value of $75,000 and an annual tax bill of approximately $1,522. Agricultural land may qualify for reduced taxation through the Greenbelt program.
What is the difference between Tullahoma and Manchester?
Want to see what's available? Looking for your Coffee County home? Browse all listings — from Tullahoma to Manchester and rural areas.
Tullahoma (population ~21,352) and Manchester (population ~12,000) are the two main cities in Coffee County. Tullahoma is known for its aerospace industry (AEDC), lakes, new construction communities, and Tullahoma City Schools. Manchester is the county seat with direct I-24 access, making it popular with Nashville commuters. Manchester is served by Coffee County Schools. Manchester’s median home price (~$250,000) is generally lower than Tullahoma’s (~$300,000).
Can I buy land in Coffee County?
Yes. Coffee County has an active land market with options ranging from small residential lots ($25,000 to $100,000) to large farm and recreational tracts ($5,000 to $15,000 per acre). Important considerations include zoning, utility access, road access, septic suitability, and flood zone status. I specialize in land transactions and guide buyers through the unique due diligence required for raw land purchases.
Is Coffee County a good place to invest in real estate?
Coffee County offers attractive investment fundamentals: affordable entry points, strong rental demand from AEDC’s 3,000-person workforce, steady appreciation (1.9 percent year-over-year in Tullahoma), no state income tax, and a growing population. The county’s economic stability, anchored by aerospace and healthcare, provides a foundation that supports long-term property values.
What school district serves Coffee County?
Homes within Tullahoma city limits are served by Tullahoma City Schools. All other Coffee County homes (including Manchester) are served by Coffee County Schools. Some properties near the county’s southern border may fall within the Franklin County School District. Always verify school zoning before purchasing.