In court-decided eviction outcomes for Forest Hills, TN, tenants prevail in roughly 13.7% of contested cases. A higher number means landlords face stronger tenant defenses, longer calendars, and more required documentation, and landlord-friendliness drops as this rises.
Timeline
32d
filing → judgment
From the moment an unlawful-detainer notice is filed in Forest Hills, TN until a money judgment is entered, a contested eviction takes about 32 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$1.2–2.9k
legal + lost rent
A typical eviction in Forest Hills, TN costs landlords $1,216 to $2,916 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$3,501
17% stretched on rent
Average gross rent in Forest Hills, TN is $3,501 per month per the U.S. Census American Community Survey (5-year 2023). 17% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
3.1%
of households
3.1% of occupied housing units in Forest Hills, TN are renter-occupied (vs owner-occupied). A higher renter share usually correlates with more eviction filings, more turnover, and a more active rental market.
Poverty
6.0%
1.0% unemp.
6.0% of Forest Hills, TN residents live below the federal poverty line, and unemployment runs at 1.0%. Both feed into the economic-stress sub-score in our Eviction Risk Score model because rent payment problems track poverty + joblessness more reliably than any other single signal.
Time machine
Scrub 50 years
197619861996200620162026
2026
● LIVE · today◀ REPLAY · historical
Nine-axis profile
9-axis profile · today
Shape of the risk surface
1 landlord · 10 tenant
Sub-scores · with sparkline
Where the score comes from
1 → 10 scale
Local political climate
Dem margin +27.5% (2024)
6.9
Regional political climate
County-weighted neighbor mix
6.9
State political climate
Tennessee legislature & governorship
1.9
Economic stress
6.0% poverty · 1.0% unemp.
3.4
Supply constraint
$3,501 average · 3.1% renters
1.8
Rent Control risk
17.1% of income on rent
1.1
Eviction process difficulty
32 days filing → judgment
1.9
Tenant organizing strength
3.1% renters
1.8
Housing court bias
County bench composition
2.3
Geographic context
Risk heat across Forest Hills and the region
Click any city to see its score
How Forest Hills compares
Risk score vs. peers, county, state, and the U.S.
Rank in Davidson County
Low
#5of 6 cities
#5 of 6 cities in Davidson County for landlord eviction risk.
Rank in Tennessee
Low
#366of 501 cities
#366 of 501 cities in Tennessee for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
2
/ 10 · VERY LOW
The verdict
A Very low-tier market.
Composite 2/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a slow, steady climb.
50-yr trend-1.2 over 50 yr
197620012026
Steady ratchet · no large swings
32d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $3,501/mo. A contested eviction takes 32 days and costs $1,216–$2,916 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
3.1%
Renters
The renters
Who you'll be renting to.
Out of 4,683 residents, 3.1% rent. 17% are spending 30%+ income on rent, 6.0% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
6.9
Local + regional
The politics
Mid-range climate. Not a coastal market.
Local & regional political climate score 6.9 and 6.9 (Dem margin +27.5% (2024)). State climate at 1.9, a mid-range statehouse.
50-yr trendTracks county vote margin
197620012026
Built on 50-yr presidential margins back to 1976.
1.9
State politics
The process
Moderate calendar, moderate friction.
State political climate 1.9/10 sets the legislative ceiling for landlord remedies, and it shows up in the process. Eviction process difficulty reads 1.9, housing court bias 2.3, rent-control risk 1.1. Standard process speed for the state.
50-yr trendProcess difficulty +-3.1 since '00
197620012026
Court-clerk data lands in the next release.
3.4
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 3.4. Supply constraint: 1.8. The numbers behind those: 6.0% poverty, 1.0% unemployment, 17% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Forest Hills sits in the quick & cheap quadrant
Bubble size = population · color = risk score
Forest Hills · 32d · ~$2.1k all-in ($65/day) · score 2National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in Forest Hills, Tennessee, presents a manageable operating environment for documented landlords. The Eviction Risk Score is 2/10 (VERY LOW tier), drawn from the nine sub-axes shown above, covering rent-control exposure, eviction-process difficulty, housing-court bias, tenant-organizing strength, supply constraint, economic stress, and local, regional, and state political climate. This is not a quick-fix market: it's a Mid-tier market where lease drafting, screening discipline, and well-documented notices materially change outcomes.
Forest Hills is a city of 4,683 residents where 3.1% of occupied units are renter-occupied, and the typical renter spends 17.1% of income on rent. At an average rent of $3,501/month, the typical renter household here spends more than the federal 30% threshold on housing, a leading indicator of payment volatility and a precondition for the kinds of tenant defenses that show up most often in housing court.
01Process
How Forest Hills eviction process actually works
Eviction process difficulty here reads 1.9/10, a number that combines statutory complexity (notice categories, just-cause rules, mandatory pre-filing disclosures) with operational realities (court calendar length and clerk responsiveness). The typical contested filing in Forest Hills closes 32 days after the initial notice. For non-payment of rent the first step is a properly-formatted, properly-served pay-or-quit notice; for material lease breaches it's a cure-or-quit; for tenancies under just-cause protection an at-fault grounds notice (or a no-fault notice with statutory relocation assistance) is required.
The slow part of Forest Hills's timeline is usually the calendar, not the motion practice. Housing court bias scores 2.3/10 here, meaning judges read borderline procedural defects in the tenant's favor more often than the national norm. The practical implication: every notice and every proof of service needs to be airtight before it gets filed.
02Cost
What it costs (and how long it takes)
An all-in eviction in Forest Hills runs $1,216 to $2,916 per case once you account for filing fees, attorney time, lost rent during pendency, sheriff lockout, and unit turnover. That range is wide because the upper bound assumes a tenant answer plus motion practice, common when housing court bias is high. The lower bound assumes a default judgment after proper service.
For landlords running the numbers on holding costs vs. cash-for-keys: if your projected timeline times your monthly rent already exceeds the high-end cost number, cash-for-keys at 1–2 months' rent is typically the economically rational choice. With 32 days of typical timeline and $3,501/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 1.8/10 in Forest Hills, and the city has limited rent control exposure (1.1/10). Operations practice that survives audit in this environment looks like:
Screening discipline. Document income (verified at 2.5 to 3x rent), credit (with a clear minimum), and prior-tenancy reference checks, but do not screen on protected categories or source-of-income where banned. Keep a written, consistent screening criteria document for every applicant.
Lease specificity. Use a state-specific lease that names every term clearly: rent due date, late fees within statutory caps, deposit handling, smoke and CO disclosure, lead paint disclosure (pre-1978 stock), and a clean attorney's-fees clause.
Security deposit handling. Itemize deductions within the statutory window. Photograph move-in/move-out condition. In Tennessee, deposit cap and refund window are statute, so exceed them at your own risk.
Mid-tenancy documentation. Keep date-stamped records of every rent receipt, every habitability request, every notice served. The day you need them in court is too late to start.
04Strategy
What an everyday landlord should actually do here
If you own one to four units in Forest Hills: hire a property manager who knows the local court. The pricing differential between self-managing and hiring out is small relative to the cost of one botched eviction in a VERY LOW tier market. If you own five or more: build relationships with a local landlord-side attorney before you need one, since retainer fees are negligible compared to emergency-rate billing when an eviction is already moving.
The avoidable mistakes here are all upstream of the filing: weak screening, an informal lease, sloppy rent receipts, and notice templates pulled off the internet that don't match Tennessee's statutory language. Fix those four, and most cases settle or default. Skip them, and a $2,916 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Forest Hills
Trap · 2.3/10
For landlords, the 3/10 score is most actionable when combined with Davidson County's specific court behavior. Housing-court bias sub-score: 2.3/10. Standard documentation and prompt action typically resolve cases quickly.
04Eviction filings
Live filings tracking · Eviction Lab
Princeton Eviction Lab Tracking System, county-level. Last update 2026-05-01.
In the most recent month, 1,115 eviction cases were filed across the tracker's coverage area, 1.09× the historical baseline (near baseline). Past 12 months: 14,448 filings. Pandemic-era cumulative: 70,201.
1,115Past month
14,448Past 12 months
1.09×vs baseline (past mo)
15.2%Repeat-tenant filings
Notice requirement: 14 days notice (for nonpayment of rent cases, though in many cases less). Filing fee: $137.75 filing fee.
Last 36 months of filings2023-05-01 – 2026-04-01
Filings dropped 8% over the past 12 months.
Source: Eviction Lab Tracking System, Princeton University. Open Data Commons Attribution license.
05FAQ
Frequently asked questions
Q1
Can I evict a tenant in Forest Hills for being a nuisance?
Yes, if the tenant's actions violate a specific clause in your lease agreement (e.g., disturbing other tenants, property damage), you can issue a notice to cure or quit, or in some cases, a direct notice to quit, depending on the severity and frequency of the violation. Always refer to your lease and consult an attorney.
Q2
What if my tenant claims they lost their job and can't pay rent?
While unfortunate, a tenant's financial hardship does not negate their obligation to pay rent. You must still follow the eviction process, starting with the 14-day pay-or-quit notice. You can choose to offer a payment plan or "cash for keys," but you are not legally obligated to do so. Document any agreements in writing.
Q3
Is there rent control in Forest Hills, TN?
No, there is no rent control in Forest Hills or anywhere in Tennessee. State law generally preempts local governments from implementing rent control. This contributes to the low rent control risk score of 1.1. You have the flexibility to adjust rents to market rates, following proper notice periods as outlined in your lease.
Q4
Do I need a lawyer for an eviction in Forest Hills?
While you can represent yourself in General Sessions Court, it's highly recommended to use an attorney, especially for your first eviction or if the tenant contests the action. A lawyer ensures all paperwork is correct, procedures are followed, and can navigate any legal arguments the tenant might raise. This minimizes delays and costly mistakes. See our Tennessee eviction risk overview for more on state specifics.
Q5
How long does it take to get a tenant out after a court order?
After a court issues an order of possession (typically at the hearing), if the tenant still doesn't vacate, you'll need to obtain a writ of possession. This writ authorizes the sheriff to physically remove the tenant. The sheriff will then schedule a lockout, which usually happens within a few days to a week after the writ is issued. The total average timeline from initial notice to lockout is 32 days.
A 2/10 places Forest Hills in the 31st percentile of Tennessee cities on the Eviction Risk Score index. The score is the average of the nine sub-axes, all calibrated on a national 1 to 10 scale where 1 is most landlord-friendly and 10 is most tenant-protective. The 50-year reconstruction shows this score has climbed steadily since 1976, a structural drift driven by court-calendar growth, rent-control adoption, and the rise of tenant-side legal aid. The trajectory matters more than the snapshot: the score is the climate, not the weather.
Cities with similar eviction risk to Forest Hills (2/10)
Same risk band nationally · click any city for its full breakdown.
