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Guide updated October 2026
“Home of Arnold Air Force Base and Tims Ford Lake”
Tullahoma Consultation — No Obligation
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The quick answer
Tullahoma sits about 77 miles (75-90 minutes) southeast of Nashville via I-24. Most of the city is in Coffee County, but its incorporated limits cross the line into Franklin County, so confirm the county of record by address. It's anchored by Arnold Air Force Base's Engineering Development Complex, the area's largest employer, and Tims Ford Lake's recreation economy.
Tullahoma sits in southern Middle Tennessee, a city of about 21,000 built around two anchors: the Arnold Engineering Development Complex (AEDC) at Arnold Air Force Base, the area's largest employer with roughly 5,000 workers, and the recreation economy of nearby Tims Ford Lake. Tullahoma is a two-county city: most of the incorporated city is in Coffee County, but the city limits cross the line at the south end of town into Franklin County (U.S. Census Bureau place and county boundaries, checked 2026-08-23), so confirm the county of record for any specific address — it determines where the property is assessed and taxed. The character is small-city and self-contained rather than a Nashville bedroom community — it has its own downtown, hospital, and industry, with a notable concentration of aerospace and defense engineers and contractors tied to AEDC. Housing stock ranges from early-20th-century bungalows and mid-century ranches to newer subdivision construction. Schools in the city are zoned for Tullahoma City Schools, a separate district from the surrounding Coffee County Schools system. The commute reality is honest: downtown Nashville is about 77 miles via I-24, which is roughly 75 minutes off-peak but realistically 90-plus minutes in commute traffic, so Tullahoma fits buyers who work locally (especially at Arnold), work remotely, or only travel to Nashville occasionally rather than daily commuters. Lynchburg and the Jack Daniel's Distillery are a short drive south, and the Tims Ford Lake and state park area defines much of the outdoor lifestyle.
160 homes for sale in Tullahoma right now
Active listings as of 2026-10-13 · Source: Realtracs via MLS GRID
1 / 6$1,295,000
109 Chandelle Dr
Tullahoma, TN, 37388
Chandelle Airpark · Acreage · Pool
“Seller will accept back-up offer. Incredibly designed pilot's home or dream home for the…”
6 days on market
Listed by Inman Realty Group, LLC · MLS# 2921614
Active · (615) 525-6196
↓ $11 / 6$374,999
5757 Lynchburg Hwy
Tullahoma, TN, 37388
Single Family Residence · Acreage · 3-car garage
“Welcome Home!! Private and Peaceful, Mostly Renovated, New Electrical, Plumbing, Most…”
15 days on market
Listed by Century 21 Volunteer Realty · MLS# 3505828
Active · (931) 283-1776
$244,999
812 Bel Aire Dr
Tullahoma, TN, 37388
W T Oneal · Single level · Main-level primary
“Welcome to 812 Bel Aire Drive in Tullahoma—a charming brick home with excellent curb…”
15 days on market
Listed by Epique Realty · MLS# 3611098
Active · (888) 893-3537
1 / 6$185,000
710 SW Atlantic St
Tullahoma, TN, 37388
New construction · Main-level primary · New construction
“Spacious 3BR/2BA two‑story townhomes featuring an open layout with one bedroom…”
16 days on market
Listed by Freedom Realty Group · MLS# 3610546
Active · (931) 588-0508
1 / 6$185,000
710 SW Atlantic St
Tullahoma, TN, 37388
New construction · Main-level primary · New construction
“Spacious 3BR/2BA two‑story townhomes featuring an open layout with one bedroom…”
16 days on market
Listed by Freedom Realty Group · MLS# 3610544
Active · (931) 588-0508
1 / 6$185,000
710 SW Atlantic St
Tullahoma, TN, 37388
New construction · Main-level primary · New construction
“Spacious 3BR/2BA two‑story townhomes featuring an open layout with one bedroom…”
16 days on market
Listed by Freedom Realty Group · MLS# 3610540
Active · (931) 588-0508
Listings courtesy of Realtracs as distributed by MLS GRID
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Questions people ask about Tullahoma
Tullahoma is a self-contained small city of about twenty-one thousand, straddling the Coffee-Franklin county line in southern Middle Tennessee. It is built on two anchors. The first is the Arnold Engineering Development Complex at Arnold Air Force Base — the nation's largest aerospace ground-test complex and the area's largest employer. The second is Tims Ford Lake, with four marinas, a state park and the Jack Nicklaus-designed Bear Trace golf course.
It has its own downtown, its own hospital and its own industry, so it does not behave like a bedroom community. The Beechcraft Heritage Museum, the Rock Creek Greenway and Caboose Park downtown are the everyday landmarks, and the Jack Daniel's Distillery at Lynchburg is a short drive south.
Two facts do most of the work. First, Tullahoma is a two-county city: most of it is in Coffee County, but the city limits cross into Franklin County at the south end of town, and that determines where a property is assessed and taxed. Confirm the county of record for the exact address.
Second, the city is served by Tullahoma City Schools, a separate district from the surrounding Coffee County Schools system — another reason the address matters more than the town name. Housing runs from early-twentieth-century bungalows and mid-century ranches near the core to newer subdivision construction on the edges.
About 77 miles via I-24, which is roughly 75 minutes off-peak and realistically 90 minutes or more in commute traffic. That is the honest version, and it is why Tullahoma fits people who work locally, work remotely, or only travel to Nashville occasionally.
Within the region it is much better connected than that number suggests: Manchester is close, Murfreesboro is reachable, and Arnold Air Force Base is right there. Treat Nashville as a periodic trip rather than a daily drive and Tullahoma makes a great deal of sense.
We don't rate schools and we don't characterize any area as safe or otherwise — those are your calls to make, from the official record, and an agent who makes them for you is doing you a disservice. What we will do is hand you the primary sources and get out of the way.
Zoning is set by address, not by subdivision name, so the district's own school-locator tool is the only answer that holds for the specific house you're looking at. Our sources page links the Tennessee Department of Education report card, the district lookups, and the official crime-data portals, with no commentary from us on any of them.
What's changing in Tullahoma
Updated October 2026Tullahoma's marquee project is Summerlin, a planned mixed-use development on roughly 175 acres off North Jackson Street, proposed by Chris Rudd of Beacon Acquisitions, LLC. With about 996 homes plus commercial space, local officials have called it likely the largest project ever to come through Coffee County. A separate stream of federal investment at nearby Arnold AFB (AEDC hypersonic test upgrades) is significant but is military test-facility work, not a community development.
MARQUEE DEVELOPMENT — SUMMERLIN (Beacon Acquisitions): A planned mixed-use/mixed-zone community on approximately 175 acres north of Tullahoma, with access off North Jackson Street. The developer is Chris Rudd of Beacon Acquisitions, LLC. Per Beacon, Rudd previously built Thrive Residential, a Southeast home-building firm.
SIZE & UNITS: ~996 residential units total — 350 single-family lots, 326 townhomes, and 320 multifamily units — plus commercial space (reported as roughly 50,000 sq ft). Amenities described in filings include clubhouses, pools, and walking trails. Officials described it as likely the largest project to ever come through Coffee County.
FINANCING (TIF): The project's financing centerpiece is a Tax Increment Financing plan. As presented, the TIF proposal was about $18.4 million; under the plan Coffee County would retain roughly 40% of new property tax revenue generated over a 20-year period, with the remaining ~60% reimbursing the developer for upfront infrastructure costs.
TIMELINE & STATUS: The development passed two readings before the Tullahoma Board of Mayor and Aldermen in October 2023. As a condition, the developer agreed to provide (or buy) land for a new Tullahoma fire station before preliminary plats advance. The county weighed the TIF plan into late 2024. In late May 2025 the Coffee County Budget and Finance Committee voted to move the Summerlin TIF proposal forward to the full County Commission's June agenda, and a 2025 county meeting reviewed Summerlin's economic-impact study. A final full-commission TIF vote, preliminary plats, and a construction start/groundbreaking date were not confirmed in available public sources, so treat the build timeline as not-yet-verified.
CONTEXT — OTHER COFFEE COUNTY INVESTMENT (not a 'development' in the real-estate sense): Tullahoma's economy is anchored by Arnold Air Force Base / Arnold Engineering Development Complex (AEDC), the largest aerospace ground-test complex in the world. Recent federal investment includes hypersonic test-capability improvements at AEDC. Aerospace/manufacturing expansions were also announced in the area, including CG Model Tek and TE Connectivity.
Among current projects, Summerlin is the largest community-reshaping real-estate development — adding roughly 1,000 housing units to a city of ~21,000. The AEDC hypersonic work is larger in some dollar figures but is federal test-facility infrastructure on a military base, not a residential/commercial development that adds housing or retail to the community.
Tullahoma has added several new places to eat, drink and shop since late 2025, including two drive-thru coffee stands, a downtown cafe, an arcade bar and a beer garden, with a Wawa planned for North Jackson Street. Every entry below is located in Tullahoma (Coffee County) and is sourced to local reporting or the Tullahoma Area Chamber of Commerce.
Drive-thru coffee stand at 2102 North Jackson Street, built on the former Advance Financial site. Serves coffee, energy drinks, smoothies and other customizable drinks. Hours are 5:30 a.m. to 10 p.m. Sunday through Thursday and 5:30 a.m. to 11 p.m. Friday and Saturday.
Coffee · opened July 2026
Convenience store and fuel station planned for 1936 N. Jackson Street, the former Ruby Tuesday site. The Tullahoma Planning Commission unanimously approved the site plan on Sept. 21, 2026 for a 6,374-square-foot store with 16 fuel pumps. An opening date has not been announced.
New spot · announced September 2026
Arcade and bar at 320 W. Lincoln Street with arcade games, pool and a bar menu. The Tullahoma Area Chamber of Commerce held a ribbon cutting on May 1, 2026.
Bar / Brewery · opened 2026
Booth-style gift shop at 1802 N. Jackson Street, behind Chick-fil-A, carrying clothing for all ages, food items and handmade crafts. The Tullahoma Area Chamber of Commerce held a ribbon cutting for this space on April 16, 2026.
Retail · opened April 2026
Grill at 607 E. Carroll Street serving burgers, burritos and hot dogs along with sides and drinks. It added an indoor dining area, marked by a Chamber ribbon cutting on March 23, 2026.
Restaurant · dine-in area added March 2026
Downtown coffee shop at 127 W. Lincoln Street. It held a soft opening on Dec. 3, 2025 and began regular hours the following day, 7 a.m. to 2 p.m.
Coffee · opened December 2025
Refill shop at 322 S. Anderson Street selling household products by the ounce, including cleaners, laundry detergent, soap and lotion, with customers bringing their own bottles back to refill. The Tullahoma Area Chamber of Commerce held a ribbon cutting on Dec. 11, 2025.
Retail · opened December 2025
Beer garden and indoor golf venue at 107 Montclair Street pouring locally brewed beer, with golf simulators, live music and ballgames on TV. The Tullahoma Area Chamber of Commerce held a ribbon cutting for the location on Nov. 21, 2025.
Bar / Brewery · opened November 2025
Drive-thru coffee shop at 301 E. Carroll Street. Serves specialty coffee, refreshers, frappes, smoothies, cold-pressed juices and acai bowls.
Coffee · opened 2025
Tullahoma Japanese food truck that announced a brick-and-mortar storefront at 1802 N. Jackson Street, Suite 675, behind Chick-fil-A. The storefront menu is planned to carry the truck's food-truck dishes plus Vietnamese cuisine including pho. Groundbreaking was held in September 2025.
Restaurant · storefront announced; opening date not confirmed
Figures reviewed July 2026. We pull current, address-level comparables before any offer.
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We do not publish a single median for Tullahoma; ask us for live comparables. Call 615-265-1000 and we'll pull current closed comparable sales, with their source and date, for the specific neighborhood and price point you're considering.
Tullahoma is approximately 75–90 minutes (about 77 miles via I-24) from downtown Nashville, depending on traffic and your specific route.
Tullahoma is a roughly 21,000-person city straddling the Coffee–Franklin County line, anchored by the Arnold Engineering Development Complex aerospace test mission and the recreation of Tims Ford Lake. It sits about an hour and a quarter southeast of Nashville. It's commonly a fit for aerospace and defense workers tied to Arnold AFB/AEDC, remote workers who do not need a daily Nashville commute, lake and outdoor-recreation lovers, buyers wanting a small-city setting, buyers who want a self-contained small city with its own downtown.
Areas commonly searched in Tullahoma include Tara Estates, Country Club Estates, Bel-Aire, Stillwater, The Highlands, Forrest Park, Brookfield Estates, Macon Manor. We can pull recent comparable sales and tell you what's currently driving demand in each, so you can decide what fits.
The Will Johnson Team (eXp Realty) works Tullahoma regularly — a 5.0-rated team on Google and Zillow, RealTrends Verified 2026, licensed in Tennessee since 2013, and quoted as an expert source by CBS MoneyWatch and Bottom Line Personal. Call 615-265-1000 to talk through buying or selling in Tullahoma — the first conversation carries no commitment.
Tullahoma is a self-contained small city of about twenty-one thousand, straddling the Coffee-Franklin county line in southern Middle Tennessee. It is built on two anchors. The first is the Arnold Engineering Development Complex at Arnold Air Force Base — the nation's largest aerospace ground-test complex and the area's largest employer. The second is Tims Ford Lake, with four marinas, a state park and the Jack Nicklaus-designed Bear Trace golf course. It has its own downtown, its own hospital and its own industry, so it does not behave like a bedroom community. The Beechcraft Heritage Museum, the Rock Creek Greenway and Caboose Park downtown are the everyday landmarks, and the Jack Daniel's Distillery at Lynchburg is a short drive south.
Two facts do most of the work. First, Tullahoma is a two-county city: most of it is in Coffee County, but the city limits cross into Franklin County at the south end of town, and that determines where a property is assessed and taxed. Confirm the county of record for the exact address. Second, the city is served by Tullahoma City Schools, a separate district from the surrounding Coffee County Schools system — another reason the address matters more than the town name. Housing runs from early-twentieth-century bungalows and mid-century ranches near the core to newer subdivision construction on the edges.
About 77 miles via I-24, which is roughly 75 minutes off-peak and realistically 90 minutes or more in commute traffic. That is the honest version, and it is why Tullahoma fits people who work locally, work remotely, or only travel to Nashville occasionally. Within the region it is much better connected than that number suggests: Manchester is close, Murfreesboro is reachable, and Arnold Air Force Base is right there. Treat Nashville as a periodic trip rather than a daily drive and Tullahoma makes a great deal of sense.
We don't rate schools and we don't characterize any area as safe or otherwise — those are your calls to make, from the official record, and an agent who makes them for you is doing you a disservice. What we will do is hand you the primary sources and get out of the way. Zoning is set by address, not by subdivision name, so the district's own school-locator tool is the only answer that holds for the specific house you're looking at. Our sources page links the Tennessee Department of Education report card, the district lookups, and the official crime-data portals, with no commentary from us on any of them.
Sumner County
Current comps on request
Williamson County
$1,444,136–$1,600,000 median (May–June 2026, Redfin/Zillow/Orchard)
Williamson County
$925,000 median (June 2026, RealTracs)
Sumner County
Current comps on request
Pick Tullahoma and any other Middle TN area to see them side-by-side: median price, drive time, walk score, lifestyle character.
About the authors
Will Johnson leads The Will Johnson Team at eXp Realty, serving buyers and sellers across Middle Tennessee — Tullahoma, Nashville, Hendersonville, Gallatin, Sumner County, Brentwood, Franklin, Mount Juliet, Murfreesboro and the surrounding communities. A U.S. Army veteran who served 14 years and rose to the rank of Major, and a former ICU nurse and nurse anesthetist (CRNA) who graduated with a 4.0 from MTSA, he has been licensed in Tennessee since 2013 (license #330494); in the last 12 months (as of 2026) the team has closed $27.7 million in volume across 64 transactions. The team holds a 5.0 rating on Google and Zillow, is RealTrends Verified 2026, has been featured as an expert source by CBS MoneyWatch and Bottom Line Personal, and can be reached at 615-265-1000.
Equal Housing Opportunity · Licensed in Tennessee and regulated by the Tennessee Real Estate Commission (TN #330494) · The Will Johnson Team is affiliated with eXp Realty · This page is general information, not legal, tax, or financial advice.
