Bedford County's composite score of 74.3 exceeds the national median of 50.0 by nearly 49%, placing it well above typical American counties. This solid performance reflects genuine competitive advantages for residents seeking good livability.
2 / 5
Slightly below Tennessee's state standard
Bedford's score of 74.3 trails Tennessee's average of 76.3, ranking the county in the middle tier statewide. Despite this positioning, Bedford remains among the better-performing counties when measured nationally.
3 / 5
Exceptional tax burden and affordability
Bedford County stands out with a tax score of 88.2 and an effective tax rate of just 0.499%—among Tennessee's lowest. Combined with a cost score of 76.4 and rents averaging $917/month, the county offers strong financial advantages for budget-conscious residents.
4 / 5
Modest income levels and limited data
Bedford's income score of 24.0 reflects a median household income of $62,197, leaving room for wage growth. Critical information on safety, health, schools, and water quality remains unavailable, constraining a fuller livability picture.
5 / 5
Ideal for retirees and careful planners
Bedford County appeals to people prioritizing low taxes and minimal housing costs over high-wage employment opportunities. It's a solid choice for those building wealth through frugal living in a stable, tax-efficient Tennessee setting.
Bedford County's composite score of 74.3 exceeds the national median of 50.0 by nearly 49%, placing it well above typical American counties. This solid performance reflects genuine competitive advantages for residents seeking good livability.
Slightly below Tennessee's state standard
Bedford's score of 74.3 trails Tennessee's average of 76.3, ranking the county in the middle tier statewide. Despite this positioning, Bedford remains among the better-performing counties when measured nationally.
Exceptional tax burden and affordability
Bedford County stands out with a tax score of 88.2 and an effective tax rate of just 0.499%—among Tennessee's lowest. Combined with a cost score of 76.4 and rents averaging $917/month, the county offers strong financial advantages for budget-conscious residents.
Modest income levels and limited data
Bedford's income score of 24.0 reflects a median household income of $62,197, leaving room for wage growth. Critical information on safety, health, schools, and water quality remains unavailable, constraining a fuller livability picture.
Ideal for retirees and careful planners
Bedford County appeals to people prioritizing low taxes and minimal housing costs over high-wage employment opportunities. It's a solid choice for those building wealth through frugal living in a stable, tax-efficient Tennessee setting.
Score breakdown
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🏛88.2
Property Tax
Effective property tax rate vs national benchmarks
At 0.499% effective rate, Bedford County sits comfortably below the national average effective rate of around 0.85%, protecting residents from steep property tax bills. The median tax of $1,274 represents less than half the national median of $2,690.
Below Tennessee's average rate
Bedford County's 0.499% effective rate falls slightly below Tennessee's state average of 0.511%, ranking it among the state's more affordable counties for property taxes. Yet the median tax of $1,274 exceeds the state median of $1,016 due to higher median home values.
Competitive with regional peers
Bedford County's rate of 0.499% sits between Blount County (0.503%) and Cannon County (0.479%), making it middle-ground for its region. The higher median home value of $255,300 means larger absolute tax bills despite a below-average rate.
Median home costs $1,274 yearly
A typical Bedford County home valued at $255,300 generates an annual tax bill of approximately $1,274. The rate stays consistent whether you have a mortgage or not, ranging from $1,259 to $1,305.
Assessment appeals can reduce your bill
Many Bedford County homeowners find their assessments exceed actual property values, creating strong grounds for appeals. If recent market conditions suggest your home is worth less than the assessed value, challenging the assessment could yield tax savings.
Bedford County's rent-to-income ratio of 17.7% sits just slightly above the national median, making it one of Tennessee's more balanced housing markets. Yet with a median household income of $62,197—16% below the national $74,755—residents still stretch further to afford similar rents.
Slightly better than state average
Bedford's 17.7% rent-to-income ratio edges below Tennessee's 17.6% average, offering modest relief compared to many other counties in the state. The $917 median rent is also competitive—just 7% above the state's $860 average.
Moderate rents, premium home prices
Bedford's $917 rent is comparable to nearby Anderson County ($960) and significantly lower than Blount County ($1,042), but its median home value of $255,300 is notably higher, suggesting a stronger ownership market. This makes Bedford attractive for buyers seeking moderate rental options with appreciating property values.
Homeownership cheaper than renting here
At $917 monthly, rent consumes 17.7% of income, while mortgage costs average $1,013—counterintuitively higher than rent. This apparent gap suggests many homeowners carry larger loans relative to incomes, possibly reflecting higher home values and longer mortgage terms.
Renters find value; buyers should plan ahead
If you rent, Bedford offers reasonable affordability at $917 per month, with rent-to-income costs near the state average. Prospective homebuyers should note the premium $255,300 median home value and consider their long-term financial readiness before relocating here.
Bedford County's median household income of $62,197 falls about 17% below the national median of $74,755. The gap of $12,558 reflects economic patterns more typical of rural and small-town Tennessee than national averages.
A step above the state average
Bedford County earns 5% more than Tennessee's state median of $58,994, placing it in the upper-middle tier statewide. Per capita income of $29,468 is slightly below the state average of $31,458, suggesting more income concentration in fewer households.
Competitive with surrounding counties
Bedford's $62,197 sits between Anderson County ($63,171) and Cannon County ($58,092), making it a middle performer in the region. The county's higher median home value of $255,300 suggests pockets of affluence alongside rural areas.
Affordable housing despite higher home values
Bedford's rent-to-income ratio of 17.7% ranks among the healthiest in the state, well below the 30% affordability ceiling. Even with a median home price of $255,300, the county's income levels keep housing costs manageable for median earners.
Maximize local opportunities
Bedford households earning $62,197 should leverage the county's stable agricultural and light manufacturing sectors while building emergency savings. With favorable rent-to-income ratios, diverting even $200–300 monthly into investment accounts can grow meaningful wealth.
Bedford County's 72.8-year life expectancy edges past the U.S. average of 71.4 years, though its 22.2% poor/fair health rate exceeds the national average of 21%. This suggests residents live a bit longer than average Americans but report more daily health struggles.
Bedford ranks middle-of-pack statewide
At 72.8 years, Bedford's life expectancy ranks slightly above Tennessee's 72.4-year state average, placing it in the healthier portion of Tennessee's 95 counties. However, its 12.9% uninsured rate exceeds the state average of 11.9%, meaning more residents here lack health coverage than typical Tennesseans.
Bedford faces provider challenges
With 29 primary care providers per 100,000 residents, Bedford lags behind neighbor Anderson County (50) but outpaces Cannon County (21) in physician access. The county's 22.2% poor/fair health rate matches Cannon's exactly, suggesting both face similar underlying health challenges.
Fewer doctors, fewer insured residents
Bedford has just 29 primary care providers per 100,000 residents—well below the county's 22.2% poor/fair health rate, indicating limited preventive care availability. With 12.9% of residents uninsured, many lack even basic access to the healthcare system.
Explore coverage in Bedford County
One in every 8 Bedford County residents currently lacks health insurance, affecting their ability to see a doctor when needed. Visit TNCover.org or call 1-800-318-2596 to learn about Medicaid expansion, Marketplace plans, and local health resources.
Bedford County scores 69.24 on composite natural disaster risk, earning a Relatively Low rating that mirrors the national average. This moderate positioning suggests Bedford residents face manageable but real hazards requiring thoughtful preparation.
How Bedford Ranks Among Tennessee Counties
Bedford County's 69.24 score exceeds Tennessee's state average of 52.45, placing it in the state's upper-risk tier. The county's tornado exposure (83.14) ranks among the highest in Tennessee, a critical vulnerability for central Tennessee communities.
Comparing Risk to Neighbors
Bedford County faces substantially higher risk than low-risk neighbors Cannon County (22.90) and Benton County (39.06), but matches Blount County (74.17) and Bradley County (73.41) across its eastern boundaries. The tornado risk differentiates Bedford from its western neighbors most significantly.
Your Biggest Natural Disaster Risks
Tornadoes (83.14) pose Bedford County's most acute threat, followed closely by earthquake risk (83.02) and moderate flood exposure (70.23). Spring severe weather and seismic activity represent the year-round hazard profile residents must acknowledge.
Protect Your Home in Bedford County
Bedford County homeowners should prioritize tornado-resistant construction, safe room installation, and comprehensive earthquake insurance given dual high-hazard exposure. Flood insurance is also recommended, particularly for properties in or near known flood zones or within 100-year floodplains.