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Tullahoma, TN
“Home of Arnold Air Force Base and Tims Ford Lake”
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Complete Guide to Tullahoma, Tennessee
Tullahoma sits in Coffee County 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. 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. Homes are generally well below Nashville-metro suburb prices, with stock ranging 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.
What's changing in Tullahoma
Updated June 2026Summerlin: the ~1,000-unit mixed-use development reshaping Tullahoma
Tullahoma'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, and a Coffee County Commission meeting in 2025 reviewed Summerlin's economic-impact study, indicating the project remained active in approvals/financing as of mid-2025. A construction start/groundbreaking date was not confirmed, 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.
WHY SUMMERLIN IS THE ANSWER: Among current projects, Summerlin is the single 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.
- Project name
- Summerlin (planned mixed-use development)
- Developer
- Chris Rudd, Beacon Acquisitions, LLC
- Size
- ~175 acres off North Jackson Street, north Tullahoma
- Units
- ~996 homes: 350 single-family, 326 townhomes, 320 multifamily, plus commercial space
- Financing
- ~$18.4M TIF; 20-year term, county retains ~40% of new tax revenue, ~60% reimburses developer
- Status
- Two BoMA readings passed Oct 2023; TIF weighed into late 2024; economic-impact study reviewed by Coffee County in 2025; groundbreaking unconfirmed
- Scale
- Called likely the largest project ever in Coffee County (city pop. ~21,000)
What's New to Eat, Drink & Shop in Tullahoma
Updated June 2026Tullahoma's food-and-drink scene has added several new spots in 2025-2026, with coffee leading the way. Here are the confirmed recent openings and announced arrivals, all verified as real and located in Tullahoma (Coffee County).
Locally owned downtown coffee shop at 127 West Lincoln Street, opened by Shelby Dowdy-Scrivnor. Named after the owners' Dalmatian, Tully, who is featured in a large mural on the shop's back wall. Open weekdays 7 a.m.-2 p.m. and Saturdays 8 a.m.-noon.
Coffee · December 2025
Drive-thru coffee shop at 301 East Carroll Street, the second location for owners who started Java Hut in Decherd. Serves espresso drinks, cold-press juices, acai bowls, pastries, and signature homemade pop tarts.
Coffee · September 2025
Longtime local Japanese food truck that expanded into a brick-and-mortar storefront at 1802 N. Jackson Street (behind Chick-fil-A, next to Results PT). Broke ground in September 2025; serves hibachi, sushi, and Vietnamese dishes including pho.
Restaurant · Early 2026
National drive-thru coffee chain building a stand at 2102 North Jackson Street on the former Advance Financial site. Known for fast service and a wide menu of coffee, energy drinks, smoothies, teas, and fizz drinks.
Coffee · 2026 (announced)
Why People Love Tullahoma
Neighborhoods & areas in Tullahoma
Tullahoma Quick Facts
Homes for Sale in Tullahoma
Browse Tullahoma ListingsFrequently Asked Questions
What is the median home price in Tullahoma?
The median home price in Tullahoma is approximately $385,000, with homes ranging from $110K – $770K.
How far is Tullahoma from Nashville?
Tullahoma is approximately 75–90 minutes (about 77 miles via I-24) from downtown Nashville. Exact commute time depends on traffic and your specific destination.
What's it like living in Tullahoma, TN?
Tullahoma is a roughly 21,000-person city in Coffee County, anchored by the Arnold Engineering Development Complex aerospace test mission and the recr... It's commonly a fit for aerospace and defense workers tied to Arnold AFB/AEDC and remote workers wanting affordability over a Nashville commute.
What are the popular neighborhoods or areas in Tullahoma?
Areas commonly searched in Tullahoma include Tara Estates, Country Club Estates, Bel-Aire, Stillwater, The Highlands, Forrest Park, Brookfield Estates, Macon Manor. Each offers a different balance of price, amenities, and lifestyle, and we can pull recent comparable sales so you decide what fits.
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