If you own a rental in Clarksville, there's a good chance your next tenant wears a uniform. Fort Campbell sits just up the road, and thousands of soldiers and their families look for off-post housing in Montgomery County every year. For many local owners, military families make up a big part of their tenant base.
Renting to service members offers real advantages, like steady housing allowances and tenants used to following rules. It also comes with a few things civilian leases don't usually deal with, such as sudden orders, deployments, and federal laws that let a tenant end a lease early. Owners who understand these details tend to have smoother tenancies and fewer surprises.
In this guide, we'll cover what makes the Fort Campbell rental market unique, the benefits and challenges of renting to military families, what the Servicemembers Civil Relief Act (SCRA) means for your lease, and practical tips to help you attract and keep great military tenants.
Key Takeaways
- Fort Campbell supports a large military community, creating steady rental demand in Clarksville and nearby towns.
- Military tenants receive a Basic Allowance for Housing (BAH), which gives them a reliable source of rent money.
- The SCRA lets service members end a lease early for PCS orders or deployments of more than 90 days, and landlords can't charge an early termination fee.
- A clear military clause, flexible lease terms, and a move-in-ready home help you attract and keep military tenants.
- Turnover is higher with military tenants, so planning ahead for vacancies is important.
Why Fort Campbell Drives the Clarksville Rental Market
Fort Campbell is home to the 101st Airborne Division (Air Assault) and several other units. According to the Kentucky Commission on Military Affairs, the installation has about 26,000 active-duty personnel and roughly 49,000 active-duty family members. It supports nearly 235,000 people in total, including retirees and civilian workers, and has an estimated $10.1 billion annual economic impact on Tennessee.
On-post housing can't hold everyone, so many families rent in communities like Clarksville, Sango, Woodlawn, Cunningham, and across the state line. That creates steady demand for well-kept single-family homes, townhomes, and duplexes with an easy commute to the post.
The Benefits of Renting to Military Families
Reliable Housing Allowance
Most service members living off post receive BAH, a monthly allowance based on their pay grade, location, and whether they have dependents. For 2026, an E-5 with dependents at Fort Campbell receives about $1,815 per month, according to VetCalc's BAH data. Because this money is meant for housing, it gives military tenants a dependable way to cover rent.
Built-In Accountability
Service members answer to a chain of command, and serious problems like unpaid debts or property damage can affect their careers. That doesn't mean every military tenant is perfect, but many take their responsibilities seriously.
Steady Demand
With new soldiers arriving all year, you're rarely short of applicants for a good home at a fair price. That's especially true during the busy summer moving season.
The Challenges to Plan For
Renting to military families also has a few downsides worth knowing up front:
- Higher turnover. Many service members move every two to three years, so long tenancies are less common.
- Early lease endings. Orders can come with little warning, and federal law protects a tenant's right to leave.
- Long-distance communication. During a deployment, you may be dealing with a spouse or someone holding a power of attorney.
- Seasonal timing. Moves tend to cluster in summer, which can leave homes vacant in slower months if lease dates aren't planned well.
None of these are deal-breakers. They just need to be built into how you price, write leases, and plan for vacancies.
What the SCRA Means for Your Lease
The Servicemembers Civil Relief Act is a federal law that protects active-duty service members in many areas, including housing. As a Clarksville landlord, here's what you need to know about residential leases, based on guidance from the U.S. Department of Justice and the UNC School of Government's SCRA guide for property managers:
When a Military Tenant Can End a Lease Early
- They signed the lease as a civilian and later entered active duty.
- They signed the lease while on active duty and later received permanent change of station (PCS) orders.
- They signed the lease while on active duty and later received orders to deploy for more than 90 days.
How the Termination Works
The tenant must give you written notice along with a copy of their orders or a letter from their commanding officer. For monthly rent, the lease ends 30 days after the next rent due date following the notice. For example, if a tenant gives notice on June 10 and rent is due July 1, the lease ends July 31. The tenant owes rent through that date, along with any unpaid charges or damages beyond normal wear.
You can't charge an early termination fee or keep a deposit just because the tenant used their SCRA rights. If the lease is a joint lease with a spouse or dependents, their obligations end too.
Eviction Protections
The SCRA also protects active-duty tenants and their families from eviction without a court order. If a service member can't appear in court because of their duties, the court can delay the case for at least 90 days. Before asking for a default judgment, landlords must file an affidavit stating whether the tenant is in the military. You can check active-duty status through the Defense Department's SCRA website.
Tips for Attracting and Keeping Military Tenants
- Add a clear military clause. Spell out how SCRA termination works in your lease so there's no confusion later. It shows military applicants you understand their needs.
- Time leases around PCS season. When possible, set lease end dates in late spring or summer, when demand is highest.
- Verify income the right way. Ask for a recent Leave and Earnings Statement (LES), which shows base pay and BAH.
- Screen every applicant the same way. Use the same written criteria for all applicants to stay consistent and fair.
- Make the home move-in ready. Military families often rent sight unseen. Quality photos, video walkthroughs, and a clean, updated home help you stand out.
- Be pet-friendly if you can. Many military families have pets, and a reasonable pet policy widens your pool of applicants.
- Plan for deployments. Ask for a power of attorney or an emergency contact on file if the service member deploys.
Frequently Asked Questions
Can I refuse to rent to someone because they're in the military?
Military status isn't a protected class under the federal Fair Housing Act, but turning away service members in a market built around Fort Campbell shrinks your applicant pool fast. It can also raise fair housing concerns if your policy ends up affecting protected groups, such as families with children. The safest approach is to apply the same written screening standards to every applicant.
Can I include a waiver of SCRA rights in my lease?
SCRA waivers have strict requirements, including a separate written document in at least 12-point type. Even then, they're often challenged. Most landlords are better off building SCRA rules into their leasing plans instead.
Does BAH cover the full rent?
Not always. BAH depends on rank and family status, and some tenants choose homes above or below their allowance. Always check total income during screening.
What if a tenant gets orders right after moving in?
If the orders came after the lease was signed, the tenant can use their SCRA rights. If they already had orders when they signed, the SCRA early termination right generally doesn't apply.
Partner with Copper Key Property Management
Military families are a big part of what makes Clarksville a strong rental market. With the right lease terms, screening process, and plan for turnover, they can be some of your best tenants.
At Copper Key Property Management, we work with military families every day. We understand PCS timing, SCRA requirements, and what service members look for in a home near Fort Campbell. From marketing and screening to leases with clear military clauses and fast turnovers between tenants, we handle the details so your rental stays filled and protected. Contact Copper Key Property Management today to learn how we can help you make the most of your Clarksville investment.
