HIGHLIGHTS
- Southeast value with real 55+ options: Savannah/Pooler, GA; Athens, GA; and Greensboro, NC
- Appalachian and Cumberland Plateau Tennessee: Maryville and Crossville
- Big-city amenities on a budget: Pittsburgh, PA
- Sun Belt active adult hub: Green Valley, AZ
- What ties them together: Below-average home prices, access to health care, and a 55+ community listed on 55places.
Popular retirement hotspots such as Scottsdale, Naples, and Sarasota often come with more crowds and higher home prices. Many adults 55 and older prefer a quieter place that still offers access to health care, things to do, and a community to call home. Seven underrated retirement destinations stand out: Green Valley, Arizona; Savannah, Georgia; Pittsburgh, Pennsylvania; Maryville, Tennessee; Crossville, Tennessee; Athens, Georgia; and Greensboro, North Carolina.
The timing reflects a broader shift. More than 338,000 Americans moved for retirement in 2023, a 44% increase over 2022 and the highest total in three years, according to HireAHelper’s analysis of U.S. Census Bureau data. Retirement moves slowed to less than 260,000 in 2024 as home prices and mortgage rates climbed.
For this list, “underrated” has a specific meaning: below-average home prices, access to health care, and at least one established 55+ community with homes available for purchase.
| Destination | Median Home Sale Price | Cost of Living vs. U.S. Avg | Featured 55places Community |
|---|---|---|---|
| Green Valley, AZ | ~$261,000 | ~3% below | Quail Creek |
| Savannah, GA | ~$335,000 | ~9% below | The Fairways at Savannah Quarters |
| Pittsburgh, PA | ~$265,000 | ~12% below | Blueberry Hill |
| Maryville, TN | ~$400,000 | ~4% below | Tellico Village |
| Crossville, TN | ~$315,000 | ~15% below | Fairfield Glade |
| Athens, GA | ~$350,000 | ~12% below | Ryland Park |
| Greensboro, NC | ~$285,000 | ~15% below | Guilford Crossing |
1. Green Valley, Arizona
Picture a Tuesday morning that starts with pickleball at 8 a.m., a hike in the Santa Rita foothills before the heat builds, and lunch with neighbors who retired the same year you did. That is the everyday rhythm in Green Valley, a planned active adult destination south of Tucson with home prices below those in Scottsdale.
The median sale price sat around $261,000, and the overall cost of living runs about 3% below the national average, according to BestPlaces. The community’s median age is about 74, according to 2024 U.S. Census Bureau data. Health care is available nearby at Northwest Medical Center Sahuarita, about 7 miles away, with larger hospitals in Tucson roughly 23 miles north. At about 2,500 feet in elevation, Green Valley sits higher than many desert communities, although summer temperatures remain hot. Arizona also exempts Social Security retirement benefits from state income tax.
Quail Creek, a Robson Communities development, anchors the area with roughly 4,000 single-family and attached homes priced from the mid $300ks to the mid $600ks, with homeowners association (HOA) dues of $23 to $61 a month. The 27 holes of golf and 16 pickleball courts get most of the attention, but the Anza Athletic Club is where most residents spend their free time.
Well-Suited For: Retirees who want an established, amenity-rich 55+ community in a sunny, tax-friendly setting.
2. Savannah (Pooler), Georgia
Few places make a daily walk feel like a museum tour. In Savannah, live oaks and Spanish moss shade cobblestone squares, Forsyth Park sits minutes from downtown, and the Tybee Island beach is about 18 miles away when you want sand instead of sidewalks.
The median sale price was $335,000, and the cost of living runs roughly 9% below the national average, according to BestPlaces. The city also offers extensive health care services. Memorial Health University Medical Center is a Level I trauma center with pediatric services, while St. Joseph’s/Candler offers cancer care and women’s health services. Georgia exempts Social Security benefits from state income tax and allows eligible residents 65 and older to exclude up to $65,000 in retirement income per person for tax year 2026. Georgia’s flat individual income tax rate is 4.99% for 2026. Coastal living also brings hurricane-season risks, so residents need to plan for severe weather. In return, they get mild winters and access to the water.
Just west in Pooler, The Fairways at Savannah Quarters offers about 80 homes along a Greg Norman golf course, priced from the mid $400ks to the mid $600ks. Residents have access to a clubhouse, outdoor pool, tennis courts, and the Savannah Quarters Country Club. The community is active adult rather than strictly age-restricted, which suits buyers who want a lively mix of neighbors.
Well-Suited For: Retirees who want walkable history and coastal access with Georgia’s retirement-tax perks.
3. Pittsburgh, Pennsylvania
Pittsburgh delivers something rare: a full-size city with major museums, three rivers, and walkable neighborhoods, all at a price that leaves room in the budget for the life you moved there to enjoy.
The median sale price was about $265,000, and the cost of living is 12% below the U.S. average. That kind of value in a metro area this size is a major draw. Health care is another strength: UPMC, a Pittsburgh-based health care provider, operates more than 40 hospitals and 800 outpatient sites. Cultural attractions include the Carnegie Museum of Natural History, the Carnegie Museum of Art, and the Cultural District downtown. Pennsylvania’s 3.07% flat personal income tax does not apply to Social Security benefits or qualifying retirement income. Winters are cold, but the city’s walkable neighborhoods make it easier to enjoy local shops, restaurants, and cultural attractions on foot year-round.
Blueberry Hill, in Wexford, north of Pittsburgh, is a 137-condominium community with homes priced from the mid $100ks to the mid $200ks and HOA fees ranging from $180 to $300 per month. The clubhouse, library, billiards room, and bocce courts provide gathering spaces, while a full-time activities director helps coordinate social events and activities, so residents don’t have to organize every outing themselves.
Well-Suited For: Culture and health care seekers who want a major metro without the price tag.
4. Maryville, Tennessee
Maryville is where the Great Smoky Mountains become part of your weekly routine rather than a once-a-year vacation. The Townsend entrance to Great Smoky Mountains National Park is about 30 minutes away, and local greenways and trails make it easy to get outside close to home.
The median sale price in Maryville was about $400,000, and the cost of living is about 4% below the national average per C2ER data. Blount Memorial Hospital, a 304-bed facility, provides local care, including cancer, cardiac, and surgical services. Tennessee has no state income tax on wages or most retirement income, which can help retirees make their budgets stretch further.
Nearby in Loudon, in the Knoxville-Maryville area, Tellico Village spreads roughly 3,375 homes across a lakeside setting, priced from the low $400ks into the high $2 millions, with HOA dues of $106 to $217 a month. The range is wide, so buyers can find a modest single-family home or a waterfront showpiece under the same amenity umbrella. Three golf courses, a lakeside yacht and country club, and a 27,000-square-foot wellness center give residents plenty to do without leaving the community.
Well-Suited For: Nature lovers seeking a lake-and-mountain lifestyle near a national park, with no state income tax.
5. Crossville, Tennessee
Crossville sits on the Cumberland Plateau, and locals call it the Golf Capital of Tennessee for good reason. Nine championship courses are located in the area, and the historic Palace Theatre, which opened in 1938, and the Cumberland County Playhouse offer concerts, performances, and other entertainment.
The median sale price was about $315,000, while BestPlaces estimates that Crossville’s cost of living is 15.1% below the national average. That combination makes Crossville an affordable option for retirees, although housing costs vary by neighborhood and property type. Cumberland Medical Center, part of Covenant Health, earned its seventh consecutive “A” patient-safety grade from The Leapfrog Group in 2026. Tennessee has no state individual income tax, but its sales tax adds to the cost of many everyday purchases.
Fairfield Glade is a standout community, with roughly 5,000 homes priced from below $100k into the high $900ks and HOA dues ranging from $52 to $162 a month. Five golf courses, 11 fishing lakes, two marinas, and an extensive amenity center offer plenty of recreation across a wide range of home prices.
Well-Suited For: Retirees who want golf and lake access, plus a full slate of amenities on a budget.
6. Athens, Georgia
Athens has the energy of a celebrated college town without the price tag that often comes with one. A morning at the free, 323-acre State Botanical Garden of Georgia can lead into an afternoon at the Georgia Museum of Art, which also offers free admission, and an evening exploring the live-music scene that helped make Athens famous.
The median sale price in Athens was around $350,000. BestPlaces estimates that the cost of living in Athens-Clarke County is 12.4% below the national average. Piedmont Athens Regional is a 427-bed hospital with a Level II trauma center and a Level III neonatal intensive care unit (NICU). Summers are hot and humid, with average July highs near 92 degrees Fahrenheit, making the botanical garden and shaded trails appealing places to explore. Georgia exempts Social Security benefits from state income tax and allows residents 65 and older to exclude up to $65,000 in retirement income for tax year 2026. The state income tax rate is 4.99% in 2026.
Ryland Park, built by Heritage Homes, has 182 new single-family homes priced from the mid $300ks to the mid $500ks, just outside UGA’s home city. A clubhouse, outdoor pool, pickleball courts, and walking and biking trails give residents a new-construction base with room to be as social or as low-key as they want.
Well-Suited For: Retirees who want a lively, walkable college town with new construction homes in a 55+ community.
7. Greensboro, North Carolina
Greensboro pairs Piedmont affordability with extensive health care options and about 216 sunny days a year. A weekend might include exploring the aquarium, museum, and zoo at the Greensboro Science Center, walking the trails at Guilford Courthouse National Military Park, and catching a show at the Tanger Center downtown.
The median home sale price in Greensboro was around $285,000, and the cost of living is 15.8% below the national average, according to BestPlaces. Moses H. Cone Memorial Hospital, part of Cone Health, is a 628-bed teaching hospital with a Level II trauma center and a range of specialized services, including stroke care. Greensboro experiences four distinct seasons, keeping outdoor activities accessible throughout much of the year. North Carolina exempts Social Security benefits from state income tax but generally taxes pension, 401(k), and traditional IRA distributions at a flat rate of 3.99% in 2026, so retirement income beyond Social Security may still be subject to state income tax.
Guilford Crossing is one of Greensboro’s more affordable active-adult options, with 48 age-restricted condos priced from the mid $100ks to the high $100ks. Buyers seeking different home styles can explore nearby communities such as The Point at Lake Jeanette and Villas at Sedgefield, which offer attached and single-family-style homes but have no age restrictions.
Well-Suited For: Budget-minded retirees who want four mild seasons, sunshine, and a major medical center nearby.
What Makes a Retirement Destination “Underrated” (Not Just Cheap)
A low price alone is not a reason to move. An underrated destination clears a fuller bar, and these are the questions worth asking about any town on your shortlist:
- Are current home prices and the overall cost of living both below average, not just one?
- Is there a named hospital or trauma center within a reasonable drive?
- Does the climate and seasonality match how you actually want to live?
- Are there enough things to do and ways to meet people to build a social life?
- How does the state treat retirement income, from Social Security to pensions?
- Is there a 55+ community there you could move into?
That framework is not new. The Milken Institute’s Best Cities for Successful Aging report, published in 2014, assessed factors affecting older adults’ quality of life, including health care, economic conditions, housing, transportation, education, and social engagement. Although it is not a current ranking, its emphasis on community resources remains relevant. More recent data reflect the practical importance of these factors: Health and family were leading reasons for retirees to relocate in 2024, while housing affordability also influenced moving decisions. According to HireAHelper, 13% of retirees who moved that year cited health as their primary reason, a figure reported by AARP.
How Taxes Shape Where You Retire
State tax treatment can quietly reshape a retirement budget, so it belongs on the shortlist alongside home prices. Here is how the states on this list handle retirement income, per Kiplinger:
- Tennessee: No state income tax, so Social Security, pensions, and retirement-account withdrawals are not subject to state income tax. However, the state’s combined state and local sales tax rate averages about 9.6%, though the rate varies by location.
- Georgia: Exempts Social Security benefits from state income tax. Residents 65 and older can generally exclude up to $65,000 per person in qualifying retirement income, with taxable income above the exclusion subject to the state income tax rate.
- Pennsylvania: Exempts Social Security benefits and qualifying retirement income, including eligible pension payments and retirement-account distributions, from its 3.07% flat personal income tax. Early withdrawals may be treated differently.
- North Carolina: Exempts Social Security benefits but generally taxes pension, 401(k), and traditional IRA distributions at a flat rate of 3.99% in 2026.
- Arizona: Has a flat 2.5% income tax rate and exempts Social Security benefits from state income tax.
This is general information rather than tax advice, and a tax professional can model your specific situation before you commit to a move.
Why the 55+ Community Angle Matters in an Underrated Town
Moving to a quieter, more affordable town can help solve the price problem, but it does not automatically provide opportunities for connection. That is one reason a 55+ community may appeal to retirees. The potential market is substantial: More than 30% of the U.S. population is older than 55, according to the National Association of Home Builders. The Population Reference Bureau projects that the number of Americans ages 65 and older will grow from 58 million in 2022 to 82 million by 2050.
In an underrated town, an active adult community bundles the hardest parts to assemble on your own: low-maintenance homes, amenities within walking distance, and a built-in social circle from day one. That combination matters most when you are new to an area and do not know anyone.
Renting first is a flexible way to test a town before buying, and it is becoming more common among older adults. The National Association of Home Builders identified adults ages 65 to 74 as the fastest-growing renter cohort in the United States. If you want a knowledgeable local read, 55places real estate experts specialize in these markets and know individual communities well.
Frequently Asked Questions
What is one of the most overlooked retirement destinations?
Crossville, Tennessee, is a strong candidate. The town offers affordable home prices and a cost of living 15.1% below the national average. Fairfield Glade is an option for retirees looking for extensive golf and lake amenities, plus access to quality health care. Another benefit for retirees is that there is no state income tax.
What are some underrated places to retire in the U.S.?
Seven stand out on this list: Green Valley, AZ; Savannah, GA; Pittsburgh, PA; Maryville, TN; Crossville, TN; Athens, GA; and Greensboro, NC. Each pairs below-average home prices with access to health care and a 55+ community.
Where is the least expensive place to retire in the U.S.?
On this list, Pittsburgh, PA, and Green Valley, AZ, carry the lowest home prices. Pennsylvania exempts Social Security and qualified retirement income, and North Carolina exempts Social Security, which stretches those budgets further.
Where do the happiest retirees live in the U.S.?
Happiness in retirement tends to track with affordability, health care access, and social connection rather than any single ZIP code. The best fit is personal, and a nearby 55+ community makes that connection much easier.
Are there 55+ communities in these underrated towns?
Yes. Every destination on this list has one, from Quail Creek in Green Valley to Fairfield Glade in Crossville, so you can pair an affordable town with a community built for this stage of life.
Find Your Underrated Retirement Destination
Want help narrowing it down? Connect with a real estate expert at 55places.com to explore 55+ communities in these areas and find the fit for your next chapter. Contact 55places.com today!
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