Morristown vs Knoxville: Cost of Living for Movers

Trying to decide between Morristown and Knoxville for your East Tennessee move? You want enough house and land to enjoy weekends on the water, but you also need a realistic budget and commute. You will get a clear, practical look at housing, taxes, utilities, commuting, and lifestyle tradeoffs so you can choose the right fit. Let’s dive in.

Big picture: value vs convenience

Morristown in Hamblen County often gives you more space for the price and quicker access to Cherokee Lake. Knoxville is the regional job and amenity center with a broader mix of neighborhoods, dining, and healthcare. Both offer access to the Smokies and a four-season outdoor lifestyle.

Your choice usually comes down to tradeoffs. In Morristown, you can often find larger lots and a quieter setting. In Knoxville, you reduce commute time to city job centers and gain urban conveniences. Use the comparisons below to map costs to your priorities.

Housing costs you can expect

Purchase price and space

Morristown’s bedroom-community character typically means lower prices per square foot and larger lots compared to many Knoxville neighborhoods. Knoxville’s in-demand areas near the University of Tennessee, downtown, and West Knoxville tend to command higher prices. Within both markets, prices and home styles vary block to block.

To verify current prices, check reputable trackers like city and county assessor data or regional MLS snapshots. When you compare two homes, focus on price per square foot, age and condition, lot size, and any HOA dues. If you plan to target lake access near Morristown, factor in any premium for water proximity.

Rent vs buy: a simple way to model

A clean comparison is to price a 30-year fixed mortgage on the homes you like, then layer in taxes, insurance, and HOA. Here is a quick way to estimate monthly housing cost:

Monthly principal and interest: use a mortgage calculator with your price, rate, and down payment.
Property tax: estimate using the county method below.
Homeowners insurance: request quotes for both zip codes using the same coverage.
HOA: confirm monthly dues with each listing.

Illustrative example only: If you finance $300,000 at a market rate, add your estimated monthly tax, insurance, and HOA to reach a realistic total. Repeat that math for both locations to see the dollar gap. Prices and rates change, so use live quotes before you decide.

Property taxes and insurance

How Tennessee taxes work

Tennessee uses an assessed value approach. Counties apply an assessment ratio to market value, then multiply the result by the local millage rate. The basic formula is:

Annual tax = (Assessed value × assessment ratio) × (Total mill rate / 1,000)

You can review state-level explanations through the Tennessee Comptroller of the Treasury to understand assessments and local millage structures. For a home you are serious about, confirm the current mill rate with the county and city where the property sits.

Illustrative example only: If market value is $300,000 and the residential assessment ratio is 25 percent, the assessed value is $75,000. With a hypothetical total of 60 mills, annual tax would be 75,000 × 60 ÷ 1,000 = $4,500. Actual ratios and millage vary by county and whether you are inside city limits.

Insurance and lake considerations

Premiums depend on construction type, distance to fire services, and risk factors. Lakeside and creek-adjacent properties can require extra due diligence. Before you bind coverage, check FEMA’s Flood Map Service Center to see if the address lies in a special flood hazard area and whether you might need flood insurance. If you are considering a lot with shoreline rights on Cherokee Lake, review Tennessee Valley Authority shoreline and permitting guidance to understand dock rules, vegetation buffers, and water-level impacts.

Utilities and internet

Electricity, gas, water, and sewer

Knoxville: The Knoxville Utilities Board serves much of the metro with electricity, natural gas, water, and sewer. Review residential rate schedules for current pricing and base charges.
Morristown area: Service often comes from local providers such as Morristown’s municipal utilities or regional cooperatives. Many rural homes may have well and septic instead of city water and sewer.

For a statewide baseline, the U.S. Energy Information Administration publishes average residential electricity prices and usage. Expect seasonal swings. Heat pumps in winter and summer cooling are the biggest drivers in East Tennessee.

Internet and remote work

If you work from home, verify address-level options. Use the FCC National Broadband Map to confirm availability of fiber or high-speed cable at a specific property. In-city Knoxville neighborhoods often have multiple providers. In Morristown and outer Hamblen County, speeds can vary by street, especially on ridge tops or around the lake.

Simple monthly utilities template

Use this template for both locations, then plug in local provider quotes:

Electricity: $___ per month
Natural gas or propane: $___ per month
Water and sewer: $___ per month
Trash and recycling: $___ per month
Internet: $___ per month
Total monthly utilities: $___ per month

Commuting and transportation

Drive times and routes

If you plan to commute to Knoxville, your typical route from Morristown uses I‑81 and I‑40 or US‑11W depending on your start and end points. Drive times vary with construction and peak traffic. Try a few test drives at the hours you care about to set expectations.

Within Knoxville, commute times vary by neighborhood. Living closer to downtown or major employers can cut daily travel, while West Knoxville and suburban corridors may see more congestion at rush hour.

Fuel cost: quick math you can trust

Use the same formula for both scenarios:

Roundtrip miles per day × workdays per month = monthly miles.
Monthly gallons = monthly miles ÷ vehicle mpg.
Monthly fuel cost = monthly gallons × average gas price.

For current Tennessee gas prices, check AAA’s daily averages. Add a small per-mile allowance for maintenance and tires to get a truer picture of total commute cost.

Transit and parking

Knoxville has local bus service through Knoxville Area Transit. Regional commuter options are limited, so most Morristown-to-Knoxville commuters drive. Ask your employer about parking costs or transit benefits if you plan to work downtown.

Everyday living costs and lifestyle

Groceries, dining, and sales tax

Grocery and dining costs are generally similar across both locations, with more variety in Knoxville. Tennessee has a state sales tax plus local add-ons that can vary by county and city. Review Tennessee Department of Revenue guidance to understand how local rates may affect big retail purchases.

Healthcare access

Knoxville offers a larger hospital network and specialty care options. Morristown has community healthcare and is within driving distance of major medical centers in the region. If you have specific providers or needs, map drive times from the homes you are considering.

Childcare and schools

Childcare costs vary by provider and spot availability. Use state-level estimates from Child Care Aware of America as a starting point and then request quotes from local centers. For public schools, review official district resources and report cards. School quality perceptions vary, so rely on neutral, factual information and visit campuses where possible.

Recreation: lakes and mountains

If lake days are a priority, Morristown puts you closer to Cherokee Lake’s public ramps, marinas, and shoreline communities. Be mindful of TVA shoreline rules if you plan to build a dock. Both Morristown and Knoxville provide easy access to hiking, boating, and scenic drives, plus day trips into Great Smoky Mountains National Park.

If you want lake access

Prioritize listings with deeded lake frontage or community access to Cherokee Lake.
Confirm shoreline rights and any dock permit history through TVA resources.
Check the FEMA flood map for the exact parcel.
Budget for boat storage, marina fees, or lift maintenance if applicable.

Lake homes can carry higher insurance and maintenance costs. A targeted inspection and vendor calls help you plan before you offer.

Neighborhood and location tips

Morristown: If you are balancing a Knoxville commute with lake time, focus on areas with strong highway access to I‑81 or US‑11W and easy drives to ramps and marinas. Larger lots are common outside city limits.
Knoxville: If daily commute time is your top priority, start with neighborhoods closest to your workplace and with reliable internet. Price and amenity tradeoffs vary by corridor.

Sample monthly budgets to compare

These examples are illustrative only. Replace with your quotes and home choices.

Profile 1: Knoxville commuter living in Morristown

Mortgage principal and interest: $____
Property tax: $____
Homeowners insurance: $____
HOA: $____
Utilities total: $____
Fuel and commute costs: $____
Parking: $____
Total monthly estimate: $____

Profile 2: Lake-focused household working locally

Mortgage principal and interest: $____
Property tax: $____
Homeowners insurance plus flood (if needed): $____
HOA or lake community dues: $____
Utilities total: $____
Boat storage or marina fees: $____
Recreation: $____
Total monthly estimate: $____

Profile 3: Remote worker prioritizing internet and space

Mortgage principal and interest: $____
Property tax: $____
Homeowners insurance: $____
HOA: $____
Utilities total: $____
Internet plan: $____
Co-working or occasional travel-to-office: $____
Total monthly estimate: $____

How to compare apples to apples

Pull live home data for both cities on the same day. Compare price per square foot, lot size, age, and HOA dues.
Use the county tax formula to estimate annual property tax for each address. Verify city-versus-county-only location.
Get two homeowners insurance quotes with the same coverage limits. Ask about wind, hail, and flood.
Price utilities for each address: electricity, gas or propane, water and sewer, internet. Use provider rate pages and average usage.
Calculate commute cost using your actual route. Use current gas prices and your mpg.
For lake-influenced homes, check TVA shoreline rules and FEMA flood maps before you offer.

How I can help you decide

You do not have to figure this out alone. I help out-of-state and local buyers compare Morristown and Knoxville homes with clear, address-level numbers. I offer virtual tours and FaceTime walkthroughs, connect you with local lenders, inspectors, utility contacts, and insurance pros, and keep your search focused on homes that fit your budget and lifestyle.

Ready for a side-by-side cost breakdown on homes you love? Reach out to Jo Schultheiss to start your search and get a personalized plan.

FAQs

What is the biggest cost difference between Morristown and Knoxville?

Housing is usually the largest swing. Morristown often offers more space per dollar, while Knoxville trades higher prices for shorter commutes and more amenities.

How do I estimate property taxes on a specific home in Tennessee?

Use the county’s assessment ratio and millage formula: annual tax equals assessed value times total mills divided by 1,000, then verify with the local assessor.

Will I be able to commute daily from Morristown to Knoxville?

Many people do. Test-drive your route at your work hours, then calculate monthly fuel and time costs using average gas prices from AAA and your vehicle’s mpg.

Do lakefront or near-lake homes cost more to insure?

They can. Check FEMA flood maps to see if flood insurance is required, then get quotes that reflect the home’s exact location and construction.

Who provides utilities in Knoxville and Morristown?

Knoxville is largely served by Knoxville Utilities Board. Morristown and surrounding areas use local municipal systems or cooperatives; rural homes may have well and septic.