Stephens City, VA vs Pegram, TN: Cost of Living

Which city costs less?

Pegram, TN has a modeled overall cost index 20.5% lower than Stephens City, VA.

Stephens City, VA · modeled 2BR rent: $1,760 / month
Pegram, TN · modeled 2BR rent: $1,490 / 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 Stephens City, VA and Pegram, 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

Current salary in Stephens City, VA

Numbers update automatically as you type

Estimated savings: $1,697/month in Pegram, TN

$150,000 in your current city has a modeled equivalent of $129,635 in Pegram, TN

Regional cost estimates: Stephens City, VA uses Washington, DC. Pegram, TN uses Nashville, TN. Available city ZIP rent estimates are shown separately.

Overall Cost

↓ 20.5%

Less expensive

Monthly Impact

$1,697

Savings

Annual Impact

$20.4K

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.

Stephens City, VA

Population:2K

Cost Index:

113.2

100 = national average

Typical Home:$396K

Pegram, TN

Population:2K

Cost Index:

90.0

100 = national average

Typical Home:$439K

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Stephens City, VA

The Old Dominion State

Population

State Tax

Yes

Located in Virginia, this city has a population of 2K residents.

Pegram, TN

The Volunteer State

Population

State Tax

No Income Tax

Located in Tennessee, this city has a population of 2K residents.

💡 Advantage: Tennessee has no state income tax!

Cost Breakdown by Category

Estimated monthly spending: Stephens City, VA vs Pegram, 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.

Category	Stephens City, VA	Pegram, TN	Difference	Change
Housing	$3,532/mo	$1,768/mo	↓ $1,764less	50.0%
Other	$1,153/mo	$1,439/mo	↑ $286more	24.8%
Transportation	$1,191/mo	$951/mo	↓ $240less	20.1%
All Utilities	$372/mo	$412/mo	↑ $39.51more	10.6%
Groceries	$790/mo	$753/mo	↓ $37.48less	4.7%
Healthcare	$463/mo	$481/mo	↑ $18.71more	4.0%

Housing

↓ 50.0%

Stephens City, VA

$3,532

Pegram, TN

$1,768

Difference

$1,764

less

Other

↑ 24.8%

Stephens City, VA

$1,153

Pegram, TN

$1,439

Difference

$286

Transportation

↓ 20.1%

Stephens City, VA

$1,191

Pegram, TN

$951

Difference

$240

less

All Utilities

↑ 10.6%

Stephens City, VA

$372

Pegram, TN

$412

Difference

$39.51

Groceries

↓ 4.7%

Stephens City, VA

$790

Pegram, TN

$753

Difference

$37.48

less

Healthcare

↑ 4.0%

Stephens City, VA

$463

Pegram, TN

$481

Difference

$18.71

🏠Rent Comparison

Studio

From$1,270

To$1,300

↑ $30.00

1 Bed

From$1,400

To$1,360

↓ $40.00

2 Bed

From$1,760

To$1,490

↓ $270

3 Bed

From$2,200

To$1,900

↓ $300

Stephens City, VAZIP-level data

1BR range: $1,400–$1,400/mo

Pegram, TNZIP-level data

1BR range: $1,360–$1,360/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 Stephens City, VA

$5,803

Monthly in Pegram, TN

$1,697

Difference

Home Values

Stephens City

Pegram

$396K

Median Value

$439K

↑ +0.4%

YoY Change

↓ -0.4%

↑ +31.1%

5-Year Change

↑ +35.2%

Homes in Pegram are 11% more expensive than Stephens City

Calculate payment - Stephens City Calculate payment - Pegram

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

Stephens City, 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

Pegram, TN

Federal Income Tax

Effective: 18.9%

$25.5K

Tennessee State Tax

No state income tax

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

Stephens City, VA Tax Rates

Sales Tax:5.7%

Property Tax:0.8%

Pegram, 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

Stephens City

Pegram

45 Good

Air Quality

50 Good

63.7%

Good Air Days

51.6%

98 High

Climate Risk

97 High

🌊🌀🌡

Top Hazards

🌊🫨🌪

▲+2.9°F

2050 Outlook

▲+2.8°F

27 days

Heat Days >95°F

42 days

▲+2.9°F

2050 Outlook

▲+2.8°F

27 days

Heat Days >95°F

42 days

Before moving from Stephens City, VA to Pegram, TN

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

Compare actual homes. Get current quotes in Pegram, TN for the same bedroom count and included utilities as your home in Stephens City, VA. Add parking, deposits, insurance and any overlapping leases. The rent estimates above are a starting point, not available listings.
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.
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.
Plan the transition. Get moving quotes and budget for travel, setup costs and time off. Open your Stephens City to Pegram moving checklist to organize the tasks and timing.

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

Frequently Asked Questions: Stephens City, VA vs Pegram, TN

How do the cost estimates for Stephens City, VA and Pegram, TN compare?

Pegram, TN has a modeled overall cost index 20.5% lower than Stephens City, 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 Stephens City, VA, the model estimates $129,635 in Pegram, 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 Stephens City, VA and Pegram, TN?

The modeled two-bedroom rents are $1,760/month in Stephens City, VA and $1,490/month in Pegram, 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