So, you’re contemplating a move from the sunny West Coast to the heart of Tennessee? As someone who made the leap from Phoenix to Clarksville in 2024, let me offer a candid perspective. Tennessee is indeed charming, but it’s not all sweet tea and country tunes. Here’s what I wish I’d known before packing up.
1. Weather: Not Just a Southern Breeze
In Arizona, I was accustomed to dry heat and clear skies. Tennessee, however, introduced me to a different kind of weather drama. Clarksville has experienced significant rainfall recently, with reports indicating 150 to 200 percent of normal rainfall over consecutive months . This excessive moisture has led to increased flooding risks, with about 16% of buildings in Clarksville at high risk .
And then there are the tornadoes. An EF-3 tornado struck Montgomery County, impacting nearly 1,000 homes . If you’re moving here, a basement might seem like a safe bet—but that brings its own challenges.
2. Basements: A Double-Edged Sword
Basements are rare on the West Coast, but in Tennessee, they’re common. My wife insisted on a house with a finished basement for tornado safety. However, during heavy rains in February 2025, we discovered the downside: flooding due to hydrostatic pressure. This pressure occurs when water-saturated soil exerts force on basement walls, pushing water through cracks . Older homes, especially those built before the 1980s, often lack proper waterproofing, making them susceptible to such issues. In our case, we had no idea until water started coming up through the foundation. Our beautifully finished basement had to be stripped down to the blocks, waterproofed and refinished to the tune of about $20k.
3. Humidity: The Unseen Invader
Tennessee’s humidity is no joke. Unlike the dry air of the Southwest, the moisture here creates a breeding ground for mold and mildew. Basements can became a hotspot for mold growth, especially after the flooding, roof leaks or even heavy rains. Mold thrives in warm, humid conditions, and controlling indoor humidity is crucial to prevent its spread. Outdoors it’s a little more difficult, moss and mold grows on everything and mushrooms of all varieties, including the poisonous ones grow everywhere. This can create a hazardous situation for children and pets.
4. Bugs: The Uninvited Guests
If you thought scorpions were bad, wait until you meet Tennessee’s insect population. Never mind the snakes, armadillos, opossums and gophers. It’s the bug that will get you. Red paper wasps are particularly aggressive and often build nests around homes. Then there are the brown recluse spiders—venomous and elusive, they’re found throughout Tennessee. Our bug guy basically told us that their regular bug service guarantees against everything except brown recluse spiders, and that they are so hard to treat because they live in your walls and come out at night. Despite regular pest control, I still find unwelcome critters in my basement. Almost forgot to mention the carpenter bees that borrow and destroy anything made of wood, not sure which is worse the bees or the termites. We have had to treat for both in the last year.
5. Earthquakes: The Unseen Threat Beneath Tennessee’s Surface
When we got to Clarksville, earthquakes were the last thing on my mind. After all, Tennessee isn’t exactly known for seismic activity, right? Wrong. Just recently, on May 10, 2025, a 4.1 magnitude earthquake struck near Greenback, Tennessee, shaking homes as far away as Atlanta and Charlotte. This event occurred within the East Tennessee Seismic Zone (ETSZ), one of the most active earthquake zones in the eastern United States.
But that’s not all. Tennessee also sits atop the New Madrid Seismic Zone (NMSZ), a fault line responsible for some of the most powerful earthquakes in U.S. history, including a series of quakes in 1811–1812 that were so intense they reportedly caused the Mississippi River to flow backward. Experts warn that the NMSZ still poses a significant risk today, with the potential for future earthquakes that could have devastating effects on the region.
So, if you’re considering a move to Tennessee, it’s essential to factor in the state’s seismic activity. Ensure your prospective home is built to withstand earthquakes, and familiarize yourself with safety protocols. Because in Tennessee, the ground beneath your feet might not be as stable as you think.
Final Thoughts
Tennessee offers a rich culture and beautiful landscapes, but it’s essential to be prepared for its unique challenges. Before making the move:
- Inspect Homes Thoroughly: Ensure basements are waterproofed and roofs are in good condition. Get a home inspection, mold inspection, termite inspection, roof inspection, HVAC inspection. Our home inspector missed some pretty big issues with the roof that a roofer pointed out after we had a leak shortly after moving in. We also learned the disclosure document in TN only one page so there are very few things a seller has to disclose compared to other states. Also, if the seller hasn’t lived in the home, which is common with investor/flippers out here, they can just say I don’t know to everything and the law is on their side should you find issues.
- Prepare for Humidity: It’s hot and humid and very easy to become dehydrated. Invest in dehumidifiers and monitor indoor moisture levels.
- Pest Control: Regular treatments are a must to keep bugs at bay. Don’t leave clothes on the floor and make sure to take preventative measures in the yard to keep you pets and home bug free.
- Insurance: You need it all out here. Car insurance (I should have wrote a paragraph on the horrible drivers, home insurance, flood insurance, earthquake insurance, and top it all off with some life insurance incase any of the above get you. Pro Tip: Everyone in Clarksville is eligible for federal flood insurance, this is not the same in many places, there is a reason why.
Moving across the country is expensive, exhausting and isn’t a decision to take lightly. Tennessee is an amzing place to live, but it is not for everyone. Do your research, prepare adequately, and you’ll be better equipped to handle the surprises Tennessee has in store.
Stay safe and informed,
KP Edwards
