Both metros have major Del Webb communities. Tennessee has no income tax — but Georgia's $65K retirement exclusion produces the same zero-tax result for most buyers. Nashville 55+ communities carry significantly higher HOA fees. The 20-year math explained.
The Atlanta vs Nashville retirement decision is common for buyers relocating from the Midwest and Mid-Atlantic who want a Sun Belt retirement without committing to Florida’s heat and hurricane risk. Both metros have strong healthcare infrastructure, major airports, and established Del Webb communities. Both states are competitive on retirement taxes. The differences are in property tax structure, HOA costs, and the specific communities available.
| Income Scenario | Tennessee | Georgia |
|---|---|---|
| $80K retirement income, couple 65+ | $0 (no state income tax) | $0 (under $130K exclusion) |
| $130K retirement income, couple 65+ | $0 | $0 (at exclusion limit) |
| $180K retirement income, couple 65+ | $0 | ~$2,595 (5.19% on $50K over exclusion) |
| $300K retirement income, couple 65+ | $0 | ~$8,840 (on $170K over exclusion) |
For income under $130K combined, Georgia and Tennessee produce identical income tax results. Tennessee’s advantage only materializes above the $130K exclusion — and that advantage grows significantly at higher income levels. Very high income retirees ($300K+) have a meaningful Tennessee tax advantage. Typical Atlanta 55+ buyers at $80K–$130K combined income do not.
| Community | Metro | HOA/mo | Est. Tax ($500K) | Annual Non-Mortgage Cost (est.) |
|---|---|---|---|---|
| Cresswind Spring Haven | Atlanta (Coweta Co.) | $269 (incl. internet + lawn) | ~$3,750 | ~$10,478 |
| Cresswind Peachtree City | Atlanta (Fayette Co.) | $249 | ~$4,200 (before 65+ exemption) | ~$10,388 |
| Del Webb Lake Providence | Nashville (Wilson Co.) | ~$330–$380 | ~$3,500–$4,500 | ~$12,300–$14,000 |
| Del Webb Hermitage | Nashville (Davidson Co.) | ~$350–$400 | ~$4,500–$6,000 | ~$13,000–$15,200 |
Nashville HOA estimates from available sources — verify current fees with Del Webb before purchase. Nashville property tax rates vary significantly by county within the metro.
Choose Atlanta if: your combined retirement income is under $130K (the Georgia exclusion eliminates the income tax difference), you want lower HOA costs, or you specifically want the Cresswind or Soleil lifestyle programs not available in Nashville.
Choose Nashville if: your combined retirement income is significantly above $130K (Tennessee’s no-income-tax structure becomes meaningful), you prefer Nashville’s cultural identity and climate, or Del Webb Lake Providence specifically fits your price point and lifestyle requirements.
We can run the complete cost comparison at your specific price point and income scenario.
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