In court-decided eviction outcomes for Decatur, TN, tenants prevail in roughly 18.7% 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
37d
filing → judgment
From the moment an unlawful-detainer notice is filed in Decatur, TN until a money judgment is entered, a contested eviction takes about 37 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$1.2–3.1k
legal + lost rent
A typical eviction in Decatur, TN costs landlords $1,214 to $3,135 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$847
25% stretched on rent
Average gross rent in Decatur, TN is $847 per month per the U.S. Census American Community Survey (5-year 2023). 25% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
42.3%
of households
42.3% of occupied housing units in Decatur, 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
30.4%
21.0% unemp.
30.4% of Decatur, TN residents live below the federal poverty line, and unemployment runs at 21.0%. 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
GOP margin +67.5% (2024)
2.7
Regional political climate
County-weighted neighbor mix
2.7
State political climate
Tennessee legislature & governorship
1.9
Economic stress
30.4% poverty · 21.0% unemp.
9.4
Supply constraint
$847 average · 42.3% renters
6.3
Rent Control risk
24.5% of income on rent
3.6
Eviction process difficulty
37 days filing → judgment
1.7
Tenant organizing strength
42.3% renters
8.6
Housing court bias
County bench composition
6.4
Geographic context
Risk heat across Decatur and the region
Click any city to see its score
How Decatur compares
Risk score vs. peers, county, state, and the U.S.
Rank in Meigs County
Moderate
#1of 1 cities
#1 of 1 cities in Meigs County for landlord eviction risk.
Rank in Tennessee
Very High
#27of 501 cities
#27 of 501 cities in Tennessee for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
2.7
/ 10 · LOW
The verdict
A Low-tier market.
Composite 2.7/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a slow, steady climb.
50-yr trend-0.6 over 50 yr
197620012026
Steady ratchet · no large swings
37d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $847/mo. A contested eviction takes 37 days and costs $1,214–$3,135 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
42.3%
Renters
The renters
Who you'll be renting to.
Out of 1,898 residents, 42.3% rent. 25% are spending 30%+ income on rent, 30.4% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
2.7
Local + regional
The politics
Light-statute interior market.
Local & regional political climate score 2.7 and 2.7 (GOP margin +67.5% (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 1.7, housing court bias 6.4, rent-control risk 3.6. Standard process speed for the state.
50-yr trendProcess difficulty +-3.3 since '00
197620012026
Court-clerk data lands in the next release.
9.4
Economic stress
The stress
Economic pressure is the real risk.
Economic stress: 9.4. Supply constraint: 6.3. The numbers behind those: 30.4% poverty, 21.0% unemployment, 25% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Decatur sits in the quick & cheap quadrant
Bubble size = population · color = risk score
Decatur · 37d · ~$2.2k all-in ($59/day) · score 2.7National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in Decatur, Tennessee, presents a manageable operating environment for documented landlords. The Eviction Risk Score is 2.7/10 (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.
Decatur is a city of 1,898 residents where 42.3% of occupied units are renter-occupied, and the typical renter spends 24.5% of income on rent. At an average rent of $847/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 Decatur eviction process actually works
Eviction process difficulty here reads 1.7/10, 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 Decatur closes 37 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 Decatur's timeline is usually the calendar, not the motion practice. Housing court bias scores 6.4/10 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 Decatur runs $1,214 to $3,135 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 37 days of typical timeline and $847/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 8.6/10 in Decatur, and the city has limited rent control exposure (3.6/10). 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 Decatur: 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 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 $3,135 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Decatur
Trap · PRACTICAL TRAP
Compare Decatur to neighboring cities in Meigs County via the grid below. The 4.4/10 score is computed from nine sub-factors plus a state-law multiplier under T.C.A. 66-28 URLTA. Meigs County 2020 presidential margin: R+62.5. Cross-reference the state overview link in the guides section for Tennessee statutory detail.
05FAQ
Frequently asked questions
Q1
How long does an eviction usually take in Decatur, TN?
From the initial 14-day notice to a sheriff lockout, a typical eviction in Decatur, TN, takes about 37 days. This can vary based on court schedules and whether the tenant contests the eviction.
Q2
What's the first step if a tenant stops paying rent?
The very first step is to serve a 14-day pay-or-quit notice. This gives the tenant two weeks to either pay all outstanding rent or move out. Ensure proper delivery and documentation of this notice.
Q3
Do I need a lawyer to evict a tenant in Tennessee?
While you can represent yourself in General Sessions Court, it's highly recommended to consult with or hire an attorney, especially if you're unfamiliar with the process or if the tenant contests the eviction. An attorney can prevent costly procedural errors and expedite the process.
Q4
Can I keep the security deposit for unpaid rent?
Yes, under Tennessee law (T.C.A. § 66-28), you can deduct unpaid rent, as well as damages beyond normal wear and tear, from the security deposit. You must provide an itemized list of deductions to the tenant within 30 days of them vacating.
Q5
Is there rent control in Decatur or Tennessee?
No, there are no statewide rent control laws in Tennessee, and Decatur does not have any local ordinances for rent control. Landlords are generally free to set market rates for their properties. For more information, see our Tennessee rent control rules page.
Q6
What if a tenant damages the property during an eviction?
Document all damages with photos and videos. You can deduct the cost of repairs from the security deposit. If damages exceed the deposit, you may pursue legal action to recover additional costs. Your lease should clearly outline tenant responsibilities for property condition.
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Decatur, TN Eviction Risk Score: 4.4/10, Low Cost, Clear Path
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Decatur, TN has a 4.4/10 eviction risk. Expect a 14-day notice, 37-day average timeline, and $1,214-$3,135 cost. Get your landlord playbook.
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Landlords in Decatur, Tennessee, often find themselves in a unique position. This small Meigs County town, with a population just under 1,900, offers a different rhythm compared to larger metropolitan areas. Here, the eviction risk score sits at a moderate 4.4/10. This isn't a "free pass" but it does suggest a less complex or tenant-favored environment than you'd find in, say, Nashville or Memphis. The key is understanding the local specifics, not just the statewide rules.
The average rent here is $847/month, and with 42.3% of units being renter-occupied, there's a steady demand. Rent-to-income ratio is 24.5%, which means tenants generally aren't stretched to their absolute limit by housing costs, a factor that can reduce late payments. However, sub-scores like economic stress (9.4) and tenant organizing strength (8.6) indicate potential future challenges despite the current moderate overall risk. For landlords with 1-20 units, focusing on solid leases and clear communication is always your best defense.
A 2.7/10 places Decatur in the 96th 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 Decatur (2.7/10)
Same risk band nationally · click any city for its full breakdown.
