Smithfield, VA vs Oakland, TN: Cost of Living

Which city costs less?

Oakland, TN has a modeled overall cost index 15.6% lower than Smithfield, VA.

Smithfield, VA · modeled 2BR rent
$1,490 / month
Oakland, TN · modeled 2BR rent
$1,510 / month

These are saved estimates, not current rental listings. Some cities use adjusted regional data. Your household budget can differ from the overall index. Sources and assumptions

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Cost of Living Comparison 2026

Compare Smithfield, VA and Oakland, TN using saved regional data and explicit budgeting assumptions. Rent estimates are not live listings. Change the salary below, then check the source notes before applying a result to your household.

Saved regional estimates · Sources and assumptions

$
Numbers update automatically as you type

Estimated savings: $983/month in Oakland, TN

$150,000 in your current city has a modeled equivalent of $138,209 in Oakland, TN

Regional cost estimates: Smithfield, VA uses Norfolk, VA. Oakland, TN uses Memphis, TN. Available city ZIP rent estimates are shown separately.
Overall Cost
↓ 15.6%
Less expensive
Monthly Impact
$983
Savings
Annual Impact
$11.8K
Per year

Assumes 60% of current gross income goes to living costs. The headline uses the category budget below; taxes, moving costs and savings goals are excluded.

Smithfield, VA

Population:9K
Cost Index:
92.9
100 = national average
Typical Home:$392K

Oakland, TN

Population:10K
Cost Index:
78.4
100 = national average
Typical Home:$352K

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Smithfield, VA

The Old Dominion State

9K
Population
State Tax
Yes

Located in Virginia, this city has a population of 9K residents.

Oakland, TN

The Volunteer State

10K
Population
State Tax
No Income Tax

Located in Tennessee, this city has a population of 10K residents.

💡 Advantage: Tennessee has no state income tax!

Cost Breakdown by Category

Estimated monthly spending: Smithfield, VA vs Oakland, TN

Assumes 60% of your current gross income is spent on these categories. The headline and totals use this same budget. Rent estimates below are separate reference data. Rounded amounts may differ by $1.

Housing
↓ 28.9%
Smithfield, VA
$2,283
Oakland, TN
$1,623
Difference
$660
less
Healthcare
↓ 17.5%
Smithfield, VA
$653
Oakland, TN
$539
Difference
$114
less
Other
↓ 3.8%
Smithfield, VA
$1,701
Oakland, TN
$1,636
Difference
$64.56
less
Transportation
↓ 5.0%
Smithfield, VA
$1,279
Oakland, TN
$1,215
Difference
$63.99
less
All Utilities
↓ 8.5%
Smithfield, VA
$593
Oakland, TN
$543
Difference
$50.33
less
Groceries
↓ 3.0%
Smithfield, VA
$991
Oakland, TN
$962
Difference
$29.78
less

🏠Rent Comparison

Studio
From$1,300
To$1,200
↓ $100
1 Bed
From$1,310
To$1,330
↑ $20.00
2 Bed
From$1,490
To$1,510
↑ $20.00
3 Bed
From$2,060
To$1,980
↓ $80.00
Smithfield, VAZIP-level data

1BR range: $1,310–$1,310/mo

Oakland, TNZIP-level data

1BR range: $1,330–$1,330/mo

💡 Note: HUD Fair Market Rents estimate 40th-percentile gross rents, including most tenant-paid utilities. City ZIP summaries are medians of those estimates, not market median rents. Actual prices vary by neighborhood, amenities, and condition. Source: HUD Small Area Fair Market Rents FY2026.

$7,500
Monthly in Smithfield, VA
$6,517
Monthly in Oakland, TN
$983
Difference

Home Values

Smithfield
Oakland
$392K
Median Value
$352K
↑ +1.7%
YoY Change
↓ -0.7%
↑ +20.6%
5-Year Change
↑ +31.9%

Homes in Oakland are 10% less expensive than Smithfield

Calculate payment - SmithfieldCalculate payment - Oakland

Source: Zillow Home Value Index (ZHVI), January 2026

Tax Comparison

Annual tax burden comparison at $150.0K salary

Tax Savings
↑ $8.4K
Per year
Monthly Difference
$697
More take-home
Effective Rate Diff
5.6%
Rate difference

Smithfield, VA

Federal Income Tax
Effective: 18.9%
$25.5K
Virginia State Tax
Effective: 5.6%
$8.4K
FICA Taxes
Social Security + Medicare
$11.5K
Total Taxes
Effective: 30.3%
$45.4K
Take-Home Pay
$8,718/month
$104.6K

Oakland, TN

Federal Income Tax
Effective: 18.9%
$25.5K
Tennessee State Tax
No state income tax
$0
FICA Taxes
Social Security + Medicare
$11.5K
Total Taxes
Effective: 24.7%
$37.0K
Take-Home Pay
$9,416/month
$113.0K

Additional Tax Information

Smithfield, VA Tax Rates

Sales Tax:5.7%
Property Tax:0.8%

Oakland, TN Tax Rates

Sales Tax:9.5%
Property Tax:0.7%

💡 Note: Tax calculations are estimates based on 2024/2025 tax brackets for single filers with standard deduction. Actual taxes may vary based on filing status, deductions, credits, and local variations.

Environment

Smithfield
Oakland
32 Good
Air Quality
55 Moderate
85.8%
Good Air Days
34.4%
81 Moderate
Climate Risk
99 High
🌅
Top Hazards
🌊🌡🫨
▲+2.6°F
2050 Outlook
▲+2.8°F
21 days
Heat Days >95°F
54 days
▲+2.6°F
2050 Outlook
▲+2.8°F
21 days
Heat Days >95°F
54 days

Before moving from Smithfield, VA to Oakland, TN

Use this comparison to shortlist a move, then check the costs that depend on your household.

  1. Compare actual homes. Get current quotes in Oakland, TN for the same bedroom count and included utilities as your home in Smithfield, VA. Add parking, deposits, insurance and any overlapping leases. The rent estimates above are a starting point, not available listings.
  2. Confirm your income. Check your expected pay with your employer, including any location adjustment. Use “Different salary at destination?” above to compare two incomes. The budget model excludes taxes and one-time moving costs; it is not a take-home-pay calculation.
  3. Price your daily routine. Check the commute from a specific address to work, school or childcare. Add household expenses missing from this model, such as childcare, debt payments and medical needs. Verify local services before signing a lease.
  4. Plan the transition. Get moving quotes and budget for travel, setup costs and time off. Open your Smithfield to Oakland moving checklist to organize the tasks and timing.

Still choosing a destination? Explore cities similar to Oakland, TN by cost, housing, population and region.

Frequently Asked Questions: Smithfield, VA vs Oakland, TN

How do the cost estimates for Smithfield, VA and Oakland, TN compare?

Oakland, TN has a modeled overall cost index 15.6% lower than Smithfield, VA. This is a broad model comparison, not a survey of today's prices or a forecast of your household spending. Some cities use adjusted regional fallback data.

What does the equivalent salary mean?

At a $150,000 salary in Smithfield, VA, the model estimates $138,209 in Oakland, TN. It allocates 60% of gross income to the origin city’s category budget and applies each destination category’s relative cost. The equivalent salary adds the total category difference to your income. The monthly difference is the same category difference divided by 12; it is not take-home pay or guaranteed savings. Household size, childcare and your actual lease are not inputs to this calculation.

What rent estimates are available for Smithfield, VA and Oakland, TN?

The modeled two-bedroom rents are $1,490/month in Smithfield, VA and $1,510/month in Oakland, TN. Where available, the source is a city median of HUD FY2026 ZIP-level estimates; otherwise a saved metro table is used. City adjustments may also apply. These are not asking rents or available listings. Compare actual properties with the same bedroom count and included utilities.

How should I use this comparison before moving?

Use it to shortlist locations, then replace modeled costs with a current housing quote, employer-confirmed income, commute costs, insurance and your household's other expenses. Add one-time moving costs separately. Source years differ and the saved datasets are not a live price feed. Read the methodology for the formulas and fallback rules.

💰 See how taxes change too — compare take-home pay between Virginia and Tennessee on TaxTakeHome.com

Where your money goes further

Cities cheaper than Smithfield, VA on a $150.0K salary

1.St. Louis, MO
Save $310/mo
2.Indianapolis, IN
Save $281/mo
3.Pittsburgh, PA
Save $107/mo
4.San Antonio, TX
Save $26.74/mo

Similar cost to Oakland, TN

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