Investment Property Loans in Clarksville, TN

Montgomery County's assessor lists 2026 property tax rates of $1.01 per $100 of assessed value for the City of Clarksville and $2.10 for the county, a combined $3.11 inside city limits.

For investors: Parcels outside the city line pay only the $2.10 county rate, so compare Clarksville addresses against county ones nearby. The County Commission and City Council set rates each July, so an offer written in spring should estimate with the prior year's figures.

Source: Montgomery County (TN) Assessor of Property, Property Tax and Proration Calculators, Oct 2026

The state Comptroller's 2025 rate table lists Clarksville's city rate at $0.92 and Montgomery County's at $2.10 per $100 of assessed value, so the city's levy rose for 2026 while the county's held.

For investors: A seller's 2025 bill understates what a Clarksville rental will cost to hold in 2026, even with no change in appraisal. Rebuild the escrow estimate with the $1.01 city rate instead of copying last year's payment.

Source: Tennessee Comptroller of the Treasury, Division of Property Assessments, 2025 Property Tax Rates (Montgomery County jurisdictions), Oct 2026

Montgomery County is on a five-year reappraisal plan: staff inspect about 25% of parcels in each of the first four years, then revalue all property in the fifth year.

For investors: Clarksville values reset county-wide only in the revaluation year, while the yearly field reviews in between pick up changes to land or buildings. Ask the assessor's office where the county sits in its cycle before projecting a rental's taxes past year one.

Source: Montgomery County (TN) Assessor of Property, Periodic County-Wide Reappraisal, Oct 2026

Clarksville bills its own city property tax, due October 1, with the same delinquency date as Montgomery County's taxes; late city tax adds a 0.5% penalty and 1% interest each month.

For investors: Every Clarksville rental gets a city bill from the Finance and Revenue Department and a county bill from the Trustee. The city's penalty and interest start on the county delinquency date and stack monthly, so pay both before that date.

Source: Clarksville City Code Title 6, Ch. 2, Sec. 6-201, Due date and delinquent date for real and personal property taxes (Municode), Oct 2026

Since September 3, 2020, Clarksville has required an owner-held permit to operate or advertise a short-term rental in any residential or nonresidential district; earlier rentals stay exempt until sold or transferred, among other triggers.

For investors: Clarksville does not confine investor-owned nightly rentals to particular zones, which widens the choice of houses. Buying a grandfathered rental ends its exemption, though, so the new owner must apply, pass inspections and get a number before taking bookings.

Source: Clarksville City Code Title 5, Ch. 3, Short-Term Rentals (Ord. No. 1-2020-21, 9-3-20), Municode Supplement 110 Update 2, Secs. 5-303 and 5-304(b), Oct 2026

Clarksville charges a $150 application fee, sends fire and building inspectors within 15 days of a complete application, and renews permits yearly for $120 if filed at least 30 days before expiration.

For investors: Each inspection allows one re-inspection within 10 days of a failure, so install smoke alarms, carbon monoxide detectors and a fire extinguisher before applying. A sale ends the permit immediately, so plan a gap between closing and the first guest.

Source: Clarksville City Code Title 5, Ch. 3, Short-Term Rentals (Ord. No. 1-2020-21, 9-3-20), Municode Supplement 110 Update 2, Secs. 5-304(d), 5-305 and 5-306, Oct 2026

Clarksville short-term rentals need one parking space per bedroom offered, may not be rented to separate parties at the same time, and must show the permit number in every listing.

For investors: Renting rooms in one unit to different groups at once is off the table, so a by-the-room model will not work under a Clarksville permit. Count the parking a property really offers before advertising every bedroom, since the fire department also sets the maximum guest count.

Source: Clarksville City Code Title 5, Ch. 3, Short-Term Rentals (Ord. No. 1-2020-21, 9-3-20), Municode Supplement 110 Update 2, Sec. 5-311, Oct 2026

Since January 1, 2025, Clarksville has levied a 2.75% city hotel and occupancy tax that expressly covers short-term rental units, payable to the city by the 20th of each following month.

For investors: This city tax is separate from the county occupancy tax that the state collects from booking platforms for the Montgomery County Trustee. Confirm which of the two a platform remits before filing, and set aside the city share monthly.

Source: Clarksville City Code Title 6, Ch. 3, Secs. 6-307 to 6-309 (Ord. No. 73-2023-2024, 5-2-24), Municode, Oct 2026

Clarksville Gas and Water charges $100 per service to activate in business hours, $200 after hours, plus residential deposits of $200 for gas and $150 for water and sewer on 5/8 or 3/4 inch meters.

For investors: Activation charges apply to each service separately, so turning on gas plus water and sewer at a vacant Clarksville rental costs more than one fee. Owners who hold utilities between leases should budget these deposits and the 10% late payment penalty.

Source: City of Clarksville, Clarksville Gas and Water, Fees, Penalties and Deposits, Oct 2026

Clarksville's flood mitigation page cites flood events in May 2024, February 2025 and April 2025, and the city uses the state's hazard mitigation property acquisition program to buy out eligible damaged homes.

For investors: Ask sellers in writing whether water entered the home in any of those three events, and pull the FEMA map before making an offer. Owners of flood-damaged homes can ask the Montgomery County Assessor about a reappraisal that may lower the bill.

Source: City of Clarksville, Flood Mitigation Information, Oct 2026

Fort Campbell, home of the 101st Airborne Division, advises every service member to visit its Housing Services Office before renting or buying off post; single soldiers E1 to E5 without dependents must live in barracks.

For investors: Off-post demand in Clarksville leans toward married soldiers and higher ranks paid a housing allowance. Because soldiers are told to check with the Housing Services Office before signing, a well-kept rental with a lease that allows for new orders fits that pipeline.

Source: U.S. Army Garrison Fort Campbell, Housing Services Office, Oct 2026

Austin Peay State University set a fall 2026 enrollment record of 11,338 students, and military-affiliated students make up 35% of its student body, anchored by its Fort Campbell campus.

For investors: Students at the main campus near downtown Clarksville and service members taking classes add a second renter pool. Campus-area leases can follow the academic calendar, while military students may need flexible move dates when orders change.

Source: Austin Peay State University News, Austin Peay sets enrollment record for second straight year (September 9, 2026), Sep 2026