Florida and North Carolina draw the largest shares of NoVA retiree relocations, but a meaningful and growing share of NoVA retirees choose other destinations: South Carolina for the lifestyle-and-climate combination of Lowcountry living, Tennessee for no-state-income-tax living plus a lower cost of living, and Arizona for the dry-climate change and golf-and-active-adult-community ecosystem. Each state offers a meaningfully different retirement experience and a distinct tax picture.

This guide covers the most common SC, TN, and AZ destinations for NoVA retirees, the state-by-state tax snapshot, and the coordination logistics specific to longer-distance moves.

South Carolina for NoVA retirees

South Carolina has gained meaningful share of NoVA retiree volume over the past decade, driven by Charleston’s cultural appeal, Hilton Head’s mature retirement infrastructure, and Bluffton’s emergence as a lower-cost alternative to Hilton Head with similar lifestyle.

Charleston / Mt. Pleasant / Daniel Island / Kiawah

The most common SC destination for higher-income NoVA retirees. Charleston proper for historic-character urban living. Mt. Pleasant for established suburban communities. Daniel Island for newer planned-community living with golf. Kiawah Island for upscale beach-and-golf living. Charleston has solid healthcare (MUSC) and a small but functional regional airport (CHS). Median single-family pricing in Mt. Pleasant runs roughly $700K, $1.0M in 2026; Charleston peninsula runs significantly higher; Daniel Island in the same upper range.

Hilton Head / Bluffton / Sun City Hilton Head

Hilton Head Island for upscale resort-community retirement living. Bluffton for similar lifestyle at lower cost. Sun City Hilton Head as a 55+ active-adult community with substantial NoVA retiree share. Median single-family pricing on Hilton Head Island runs roughly $750K, $1.4M; Bluffton substantially lower at $475K, $700K.

Myrtle Beach / North Myrtle Beach / Conway

Lower-cost SC coastal destination. Strong active-adult and 55+ community inventory. Healthcare via Tidelands Health and Conway Medical Center. Median single-family pricing in Myrtle Beach runs roughly $400K, $575K.

Greenville / Spartanburg (upstate SC)

Increasingly popular alternative for NoVA retirees who want SC living without coastal hurricane exposure. Greenville’s downtown revitalization, Travelers Rest’s small-town charm. Lower cost than Charleston or Hilton Head. Bon Secours / Prisma Health for healthcare. Median single-family pricing in Greenville runs roughly $400K, $600K.

Tennessee for NoVA retirees

Tennessee’s no-state-income-tax status (since 2021) plus generally lower cost of living has made TN one of the fastest-growing retirement-destination states for NoVA retirees in 2024 to 2026.

Knoxville / Farragut / Maryville

The largest NoVA retiree-share TN destination. East Tennessee mountain proximity (Smokies, Cherokee National Forest, lakes). Strong UT-Knoxville-affiliated cultural scene. Healthcare via UT Medical Center. Knoxville airport (TYS). Median single-family pricing in Knoxville runs roughly $375K, $525K; Farragut and West Knox suburbs run higher; Maryville similar.

Nashville / Franklin / Brentwood

The high-end TN destination. Nashville proper for music-and-cultural retirees. Franklin and Brentwood for upscale suburban living. Healthcare via Vanderbilt and HCA. Nashville International (BNA). Median single-family pricing in Franklin and Brentwood runs roughly $750K, $1.2M; Nashville urban core varies widely.

Chattanooga / Lookout Mountain / Signal Mountain

The smaller, more outdoor-focused TN destination. Tennessee River, mountain access, low-cost living. Healthcare via Erlanger and CHI Memorial. Chattanooga airport (CHA). Median single-family pricing in Chattanooga runs roughly $350K, $500K; Lookout Mountain and Signal Mountain run higher.

Sevier County (Pigeon Forge / Gatlinburg / Sevierville)

Smoky Mountains gateway. More common as a second-home or retirement-with-rental-income strategy. Many NoVA retirees keep a Knoxville-area primary residence and a Sevier County mountain cabin for personal use plus short-term rental income.

Arizona for NoVA retirees

Arizona’s dry climate, mature 55+ community ecosystem, and lower cost of living continue to draw NoVA retirees seeking a meaningful climate change. AZ has a flat 2.5% state income tax. Property taxes vary by county but are generally moderate.

Scottsdale / Phoenix / Paradise Valley

The high-end AZ destination. Scottsdale for upscale resort-style retirement living. Paradise Valley for the highest-end. Strong healthcare (Mayo Clinic Phoenix, HonorHealth, Banner). Phoenix Sky Harbor (PHX) for direct flights. Median single-family pricing in Scottsdale runs roughly $700K, $1.4M; Paradise Valley substantially higher.

Sun City / Sun City West / Sun City Grand

The original active-adult-community concept. Northwest Phoenix metro. Substantial NoVA-retiree share. Lower cost of living than Scottsdale. Median single-family pricing in Sun City runs roughly $375K, $525K.

Tucson / Oro Valley / Green Valley

The lower-cost AZ destination. Tucson proper for desert-and-mountain living plus University of Arizona cultural access. Oro Valley for upscale planned-community living. Green Valley for 55+ active-adult focus. Healthcare via Banner Health and Tucson Medical Center. Tucson airport (TUS). Median single-family pricing in Tucson runs roughly $375K, $500K.

Mesa / Gilbert / Chandler (East Valley)

Phoenix metro East Valley for retirees who want metro access without Scottsdale pricing. Strong healthcare ecosystem. Mature 55+ community inventory. Median single-family pricing in Mesa runs roughly $450K, $575K.

State-by-state tax snapshot

South Carolina tax

• State income tax: graduated up to 6.4% in 2026 (recently reduced from 7%).
• Retirement income deduction: SC residents over 65 receive up to a $15,000 deduction on retirement income (per spouse).
• Property tax: typically 0.5%, 0.7% of fair market value, with primary-residence assessment ratio of 4%.
• No estate tax. No inheritance tax.

Tennessee tax

• State income tax: none (Hall Tax fully phased out in 2021).
• Sales tax: among the highest in the country (9 to 10% combined state and local in most metros).
• Property tax: typically 0.6%, 0.9% of assessed value.
• No estate tax. No inheritance tax.

Arizona tax

• State income tax: flat 2.5% as of 2023.
• Social Security: not taxed.
• Property tax: typically 0.5%, 0.75% of assessed value.
• No estate tax. No inheritance tax.

Coordinating sale + multi-day move logistics

Cross-country moves (especially to Arizona) require more logistical planning than the East-coast destinations. Long-distance movers must be booked further in advance. Driving a vehicle vs. shipping it. Auto-shipping costs to AZ. Climate-controlled storage if needed for the in-between days.

For full coordination playbook applicable to any destination state, see How to Coordinate Selling Your Northern Virginia Home and Buying in Another State.

Capital-gains and tax-residency considerations

The Section 121 federal exclusion ($250K single / $500K married) applies regardless of state residency at sale. Virginia state tax (5.75%) applies to gain above the federal exclusion if you’re a Virginia resident at sale.

If you’re moving to TN (no income tax) or AZ (2.5% flat), establishing residency before the NoVA sale can save state tax on gain above the federal exclusion. SC’s 6.4% top rate is higher than VA’s 5.75%, so SC residency-shift before sale may not be advantageous on the gain itself. Always work with a CPA on residency-shift timing.

About David Mount

David Mount is a REALTOR® with The Redux Group of eXp Realty. With 12+ years and 200+ Northern Virginia transactions, David’s practice is set up for the remote document signing, multi-state coordination, and decades-of-belongings logistics that retirement relocation requires. NVAR Top Producers Club Platinum Member (2024 and 2025) with 90+ five-star reviews. David maintains a strong network of trusted REALTOR® connections across SC, TN, and AZ retirement destinations.

Considering a NoVA-to-SC, TN, or AZ retiree relocation? Call David at (571) 946-8418 or email david.mount@thereduxgroup.com.

Frequently asked questions

Why are NoVA retirees increasingly moving to Tennessee?

The combination of no state income tax, lower cost of living than NoVA, proximity to family in DC (8 to 10 hour drive), and the lifestyle range from urban Nashville to mountain Knoxville to riverside Chattanooga has made TN one of the fastest-growing retirement destinations for NoVA retirees in 2024 to 2026.

Does South Carolina or Tennessee have better retirement-tax treatment?

For most retirees, Tennessee, because TN has no state income tax at all. SC has a 6.4% top rate offset by a generous retirement-income deduction, but TN’s zero is generally simpler and more favorable for higher-income retirees.

What does a Scottsdale lifestyle cost compared to Fairfax County?

Roughly comparable to Fairfax County on a housing basis ($800K Scottsdale equivalent to $1.2M Fairfax County in cost terms after adjusting for size and amenities). Lower property taxes and substantially lower state income tax (2.5% vs. 5.75%) push the overall annual cost of living below Fairfax County by 10 to 20% for most retirees.

Is Hilton Head’s hurricane risk worth the lifestyle?

Hilton Head’s hurricane exposure is real but materially lower than peninsular Florida. The island has hardened building standards. For NoVA retirees prioritizing coastal living plus mature retirement infrastructure, Hilton Head and Bluffton are strong choices despite the hurricane factor.

How do I coordinate a NoVA sale with a Knoxville purchase?

Knoxville’s slower-DOM market (typically 30 to 60 days) gives more coordination time than Asheville. A common pattern: Knoxville house identified in March, NoVA listing live in April, NoVA closes in May, Knoxville closes 2 to 4 weeks later.

Should I rent in Charleston before buying?

For most NoVA-to-Charleston retirees, yes. Charleston’s microclimates and submarket pricing diverge meaningfully. A 6-month rental gives you summer-season trial plus neighborhood-level local knowledge before committing.

Do you have REALTOR® partners in SC, TN, and AZ?

David maintains a strong network of trusted REALTOR® connections across SC (Charleston, Hilton Head, Bluffton, Myrtle Beach, Greenville), TN (Knoxville, Nashville, Franklin, Chattanooga), and AZ (Scottsdale, Phoenix metro, Tucson, Sun City).

Is there a tax advantage to closing on my NoVA sale before establishing residency in my new state?

Generally not, the Section 121 federal exclusion shields the first $250K (single) / $500K (married) of gain regardless of state. For gain above the exclusion, the answer depends on the destination state. Always work with a CPA.

Can I sell my NoVA home after I’ve moved cross-country?

Yes. The Section 121 capital-gains exclusion has a 3-year clock from when you stop using the NoVA home as your primary residence.

Related articles

• Selling Your Northern Virginia Home to Retire: 2026 Cornerstone Guide
• Capital Gains Tax When Selling a Long-Held Northern Virginia Home: Section 121 Explained
• How to Coordinate Selling Your Northern Virginia Home and Buying in Another State
• Moving from Northern Virginia to Florida in Retirement
• Moving from Northern Virginia to North Carolina in Retirement