There’s a lot to be said about Knoxville’s growth. As I wrote in a column for the Knoxville News Sentinel last month, the Scruffy City is, by most conventional measures, thriving. Unemployment is low. Poverty is down. Homeownership is up. Crime is modest and falling. These are the metrics by which cities typically measure success. And by those standards, Knoxville has much to celebrate.
But high-level metrics can explain only so much and, at worst, can mask the structural weaknesses. That is where Knoxville finds itself. For all of its recent success, Knoxville’s demographic foundation—what determines whether a city’s growth is temporary or durable—is more fragile than it may seem.
Rising cost-of-living and housing prices dominate local headlines, and with good reason. Knoxville home prices grew faster than any other city in America, 86%, from 2020 to early 2026—and today, the typical household can comfortably afford just 13% of homes listed for sale. That is neither a sustainable nor desirable path for a mid-sized city aspiring to punch above its weight.
To some extent, deteriorating affordability is a byproduct of broader economic success—even if longtime residents do not view it as such. People do not move to places that are economically stagnant. They move to places that are dynamic, where job opportunities are rich and quality of life is high. That fact does not, however, make rising costs any less painful for those already here. Yet affordability, while the most pressing and visible challenge, is ultimately a solvable problem. Housing shortages and rising costs can be mitigated through deliberate policy, more housing, and a willingness to adapt to growth rather than resist it.
The more difficult challenges are easier to miss. They are structural and have no easy-to-implement solutions. They are the cracks in Knoxville’s demographic foundation—cracks that raise real questions about the durability of the city’s recent success.
Knoxville Isn’t Growing Its Own
Natural population growth is a critical indicator of demographic health. By excluding migration and looking only at the difference between births and deaths, it shows whether an area is reproducing from within (“growing its own”) or becoming increasingly reliant on newcomers to sustain itself.
The numbers for Knoxville are, well, not good. Among the other counties that anchor Tennessee’s largest cities, Knox County stands alone as the only one that experienced natural population loss from 2020 to 2025.
At the metro level—which includes surrounding counties—the numbers are just as bad. The Knoxville metro lost 11,934 residents to natural population decline, while Chattanooga lost 2,732. Meanwhile, Memphis added 10,183 residents through natural growth, and Nashville added 36,185.
Nationally, Knoxville’s internal growth is among the weakest in the country. Of 387 U.S. metro areas, Knoxville ranked 379th in natural population growth from 2020 to 2025—placing it in the 2nd percentile nationally. In other words, 98 percent of U.S. metros performed better, and only eight experienced larger natural population losses.
Most of the recent natural population loss is attributable to excess deaths during the COVID-19 pandemic, and growth rates have begun to recover since 2023. Like many cities across the country, natural population growth is amid a multi-decade decline as fertility rates have fallen across the globe. Knoxville, however, has experienced an even steeper decline.
Since 2011, Knox County’s natural growth rate fell by 88%—a larger decline than Davidson (-19%), Hamilton (-52%), and Shelby (-55%). The county’s post-pandemic recovery has also been the most limited, and it is the only major county whose annual natural growth rate remains below 1%, at 0.3% in 2025.
What makes Knoxville’s natural growth trajectory so concerning is that it stems not from a singular issue but a convergence of four separate demographic headwinds: an older population, a higher age-adjusted death rate, a smaller share of young adults, and a lower fertility rate.
The problem isn’t just that Knox County has an older population and therefore naturally experiences more deaths. The county also has a comparatively high death rate even after controlling for age, meaning mortality is elevated for reasons beyond demographics alone. At the same time, Knoxville has a smaller share of residents in their prime family-forming years, and those who are of childbearing age are having fewer children. These dynamics are what distinguish Knoxville from the other major counties in Tennessee and many of its peers in the Southeast.
Across five key measures generally predictive of natural population growth, Knox County ranks in the bottom half among seven peer counties in four of the five categories. The county’s lone favorable metric is its comparatively high share of residents ages 15–44, the traditional demographic range used by major health organizations to define women of reproductive age. But even this apparent strength is somewhat illusory. Unlike its peer counties, Knoxville is home to a large land-grant university and has an unusually large concentration of college-aged residents, which inflates this metric and makes the county appear more demographically advantaged than it likely is.
Because simple rankings can obscure both the relative importance of each metric and the magnitude of differences between counties, I created a composite score that combines all five indicators into a single weighted score. Fertility and mortality are weighted more heavily because they directly determine natural population growth, while age-based measures receive less weight as more indirect proxies. On that measure, Knox County ranks last among its peer group and scores well below the median.
Together, these metrics reinforce the fragility of Knoxville’s demographic foundation and the extent to which it has become exclusively reliant on migration to sustain its population. That matters because migration is inherently more volatile, shaped by external forces like housing costs, remote work trends, and broader economic cycles. Births, by contrast, are future workers, taxpayers, and consumers.
Such heavy reliance on migration raises a question about the durability of Knoxville’s growth—and what happens if the inflow of newcomers slows or disappears altogether.
Migration Is Already Below Pre-Pandemic Levels
Knox County led the state in net domestic migration from 2020 to 2025, adding 25,309 new residents. Its economy, galvanized by the influx of newcomers, grew at more than twice the nationwide average during the same period. But the latest data show migration is already slowing.
Migration to Knox County peaked in 2022, with a gain of 8,875 new residents, and has declined each year since. In 2025, net migration fell to 2,376—well below the 3,000 annual average from 2015 to 2019.1 The slowing of migration flows since 2022 has been consistent across Tennessee’s largest counties, with the exception of Shelby, which has experienced a net outflow of residents since at least 2010.
Fortunately, there are no signs that migration to Knox County will veer into negative territory soon; after all, the county has posted net migration gains every year since 2010. But even a modest slowdown could carry outsized consequences for a county with weak natural population growth.
Migration to Knox County is now below pre-pandemic levels.
One bright spot is international migration. From 2010 to 2019, Knox County added an average of 580 residents per year through international migration. Since the pandemic, that figure climbed to roughly 1,500 annually—due in no small part to institutions like the University of Tennessee and Oak Ridge National Laboratory.
Where Are All the Young Professionals?
For all of its recent economic momentum, Knoxville has too few young professionals and still struggles to attract and retain residents in the age cohorts most associated with labor force growth, household formation, and childbearing.
Among Tennessee’s major metros, Knoxville has the smallest share of residents between ages 25 and 44—the prime working and family-forming years. Roughly 26.8% of Knoxville’s population falls within that age range, compared with 27.3% in Chattanooga, 27.6% in Memphis, and 34.8% in Nashville. The gap looks small on paper. In practice, it can mean thousands fewer residents in the life stage most likely to buy homes, start businesses, and raise children.
Knoxville simply has too few young professionals.
There are also mixed signals as to whether the problem is getting better or worse. Census data indicate Knoxville has seen relatively strong growth among the age 25-34 demographic in recent years, but much of that growth has yet to translate into significant wage gains or a meaningful expansion of high-wage employment opportunities.
The more important question is whether that recent growth can be sustained. Young professionals are among the most mobile and housing-sensitive segments of the workforce. Over the past several years, local home prices have grown more than 3.5 times faster than earnings. Absorbing those costs is naturally more challenging for young professionals, most of whom have not yet reached their peak earning years and already face myriad relocation pressures.
Rental affordability compounds the problem. Census data indicate roughly half of young professionals are renters, and among recent arrivals, only about one in three own their homes. Lower homeownership among younger residents is expected—without generational wealth, saving for a down payment takes years.
The prevalence of renting, especially among newcomers, makes the health of the rental market central to whether young adults can build a future in Knoxville. Apartments and single-family rentals are a critical stepping stone for young professionals who cannot yet afford a home. For many young workers—from teachers and nurses to engineers and first responders—rental housing is the bridge between moving here and eventually putting down roots.
And that bridge is narrowing: Knoxville ranks among the 15 U.S. cities with the steepest decline in rental units priced below $999 per month. Such units accounted for 80% of the rental stock in 2014 but just 45% in 2024—a loss of more than 32,000 units at that price point over the decade.
Affordability is also reshaping where young professionals live even within Knox County. While younger, college-educated adults have traditionally gravitated toward urban areas, Knoxville is moving in the opposite direction.2 Young professionals are increasingly moving away from the urban core and into more suburban areas of the county. From 2023 to 2024 alone, the urban core’s college-educated population aged 25-34 fell by more than 20%.3 The exodus was even starker among those earning $75,000 or more, falling 27.3% over the same period.
A plausible explanation is price and availability: suburban areas offer larger homes, more space, and better access to ownership opportunities—though without the benefits and convenience of urban living. Importantly, the trend holds true across both housing tenure (renters vs. homeowners) and household size, although the reshuffling is more pronounced among families who own their homes. Income is the strongest predictor of all. As income rises—whether measured at the individual or household level—so too does the likelihood a young professional lives in the suburbs.
Urban areas in Knoxville are experiencing an outflow of college-educated young professionals, especially among those with a household income of $75,000 or higher.
The result is a clear geographic sorting of young talent. Census data from 2024 indicate that nearly 75% of college-educated young professionals in Knox County live in suburban areas. The epicenter—both in total population and share of residents—is northwest Knox County (north of I-40 and west of I-640), where young professionals make up 8.8% of the population.
But while economic data may highlight many of the challenges facing young professionals—helping to identify potential policy levers—they miss the qualitative factors that equally shape where young adults choose to build their lives: dating and social opportunities, nightlife, outdoor recreation, cultural amenities, career networks, etc. These things cannot be easily quantified, yet they matter enormously.
The Problem Is Clear. The Solution, Less So.
Knoxville is facing real demographic headwinds—but that doesn’t mean the Scruffy City is destined to stagnate or decline. By most measures, Knoxville remains one of the Southeast’s latest economic success stories: it’s growing, investment and business formation are strong, and people continue to move here from across the country.
But the rise and fall of American cities offers a useful warning. Cities rarely decline all at once. The challenges industrial cities in the Midwest faced did not emerge overnight. In many cases, their erosion began years before economic decline became fully visible.
Knoxville isn’t Detroit. The point, though, is that what distinguishes resilient cities from the rest is not whether and by how much they grow at any given moment; it is whether they can continuously replenish the workers, families, and institutions needed to sustain growth across generations.
Growth driven by migration alone isn’t a durable long-term strategy.
Growth driven by migration alone isn’t a durable strategy. Economic dynamism is almost always built on top of a strong demographic foundation, and Knoxville’s recent success has masked a less rosy reality: the region is no longer reliably growing its own population, and continued migration is far from a given.
These challenges do not have easy solutions, nor can they be solved through a single policy or intervention. They are structural problems that span both quantifiable issues—such as housing, affordability, and workforce development—and less tangible, though equally important, factors like quality of life and whether young adults can realistically envision building a family and career here.
Knoxville's growth over the past five years has been carried almost entirely by people moving in—not by babies being born, careers being launched, or families deciding to stay. That leaves little margin for error. If migration ever softens for reasons outside Knoxville's control, the demographic cushion that would normally absorb the shock simply isn't there.
That should worry anyone who cares about Knoxville and its future.
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Some studies cited in local news outlets, such as a 2026 migration demand report by moveBuddha, a Georgia-based moving and storage company, suggest migration to Knoxville is accelerating rather than slowing. Such reports should be viewed with a healthy degree of skepticism, especially when their conclusions conflict with official migration estimates from sources such as the United States Census Bureau, Internal Revenue Service, and United States Postal Service. The moveBuddha report, for example, relies entirely on search activity from the company’s online moving cost calculator—not observed moves or address changes. Because the platform is not widely used and its user base is inherently self-selecting, its results are unlikely to be representative of broader migration patterns and are better understood as anecdotal or directional rather than definitive. While such data may capture emerging interest before it appears in official statistics, they should not be treated as a substitute for observed migration flows.
Throughout this section, I intentionally use imprecise terms such as “city center” and refer more broadly to urban and suburban areas. This is because the analysis relies on Census microdata, which is available only at the PUMA (Public Use Microdata Area) level. PUMAs are statistical geographic units, composed of whole census tracts, that divide each state into areas containing at least 100,000 residents. Although Knox County’s PUMAs are entirely confined within the county, their boundaries do not perfectly align with Knoxville city limits, meaning some county-oriented PUMAs include portions of the city. You can view the precise PUMA boundaries here.
The shift away from the city center aligns with early evidence suggesting that the next generation of homebuyers, Gen Z, prefers suburban living. A recent survey by Zonda found that more than half of Gen Z respondents identified the suburbs as their ideal location, highlighting the continued appeal of space, affordability, and a different pace of life.
Excellent overview of a very real problem. Thank you!