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Coffee County, TN Real Estate Guide

Coffee County sits in southern Middle Tennessee along Interstate 24, between Nashville and Chattanooga. When people search for homes here, they are usually choosing between two cities and a handful of rural communities. This guide lays out how the county is put together so your home search starts in the right place.

How the county was formed

The Coffee County Historical Society records that the county was formed on January 8, 1836, from parts of Franklin, Bedford and Warren counties, and named for General John Coffee. A village called Mitchellsville was renamed Manchester and became the county seat. Hillsboro, then called Pond Spring, was actually a bit larger than Manchester at the time and gave it a close race for county seat.

At the 2020 Census the county had 57,889 residents. Manchester had 12,212 and Tullahoma had 20,339. Tullahoma also reaches into Franklin County.

The two cities

Manchester is the county seat, home to the Coffee County Courthouse on the public square, which is listed on the National Register of Historic Places. The Duck River and Little Duck River run through town, and Old Stone Fort State Archaeological Park sits just west of downtown. Read my Living in Manchester guide.

Tullahoma grew up around the railroad from Nashville to Chattanooga and was chartered in 1852. Today it is known for aviation and aerospace work tied to Arnold Air Force Base. See my Tullahoma guide and my Manchester vs Tullahoma comparison.

The rural communities

The Coffee County Industrial Board lists Arnold AFB, Beechgrove, Hillsboro and Summitville as unincorporated communities. The Historical Society lists dozens of smaller crossroads names as well, from Noah and Fredonia to Ninth Model and Sixteenth Model. Two older communities, Fourth Model and Goulds, are now under the waters of Normandy Lake.

• Hillsboro sits on US 41 toward Monteagle with the Cumberland Plateau rising to the east.
• Beechgrove sits in the northwest corner at Interstate 24 and US 41, closest to Murfreesboro.
• Normandy Lake is a TVA reservoir with most of its shoreline in Coffee County.

Utilities depend on where you buy

According to the Coffee County Industrial Board, Duck River Electric Membership Corporation provides electricity to Manchester and much of the county, with the exception of the city of Tullahoma, which is served by Tullahoma Utilities Authority. The City of Manchester Water and Sewer Department serves the city and parts of the county. Many rural tracts use a private septic system instead of sewer. My utilities guide explains what to check.

Schools

Three public districts serve the county: Coffee County Schools, Manchester City Schools and Tullahoma City Schools. Which one serves a home depends on the exact address, so confirm with the district before you write an offer. See my schools guide.

Zoning and permits outside the cities

The Coffee County Codes Compliance office at 1329 McArthur Street in Manchester handles zoning, building permits and inspections for unincorporated parts of the county. If you plan to build, add a shop or split land, that office is the place to start. My land buying guide has a full checklist.

Taxes

Tennessee does not tax wages, according to the Tennessee Department of Revenue. Property taxes are based on a county assessment, and a home inside Manchester or Tullahoma city limits also pays a city tax. See my property tax guide.

Where to start

Tell me how you spend your week and what kind of property you want, and I will help you narrow the county down to the right few areas. Grab the buyer guide to get started.

Common questions

Matt Sargent is a Tennessee licensed affiliate broker with Keller Williams who helps buyers and sellers in Manchester and Coffee County. Call (615) 497 1658 or send a message.

Related guides

• Living in Tullahoma, TN
• Hillsboro, TN: Homes and Community Guide
• Beechgrove, TN: Homes and Community Guide
• Normandy Lake Homes: A Buyer Guide
• All Manchester guides