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A Close Look at the Memphis Real Estate Market

by Austin Wolff
May 18, 2025
in Investing
Reading Time: 15 mins read
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15% ROI, 5% down loans!”,”body”:”3.99% rate, 5% down! Access the BEST deals in the US at below market prices! Txt REI to 33777 “,”linkURL”:”https://landing.renttoretirement.com/og-turnkey-rental?hsCtaTracking=f847ff5e-b836-4174-9e8c-7a6847f5a3e6%7C64f0df50-1672-4036-be7b-340131b43ea4″,”linkTitle”:”Contact Us Today!”,”id”:”65a6b25c5d4b6″,”impressionCount”:”1220315″,”dailyImpressionCount”:”1217″,”impressionLimit”:”1500000″,”dailyImpressionLimit”:”8476″,”r720x90″:”https://www.biggerpockets.com/blog/wp-content/uploads/2024/01/720×90.jpg”,”r300x250″:”https://www.biggerpockets.com/blog/wp-content/uploads/2024/01/300×250.jpg”,”r300x600″:”https://www.biggerpockets.com/blog/wp-content/uploads/2024/01/300×600.jpg”,”r320x50″:”https://www.biggerpockets.com/blog/wp-content/uploads/2024/01/320×50.jpg”,”r720x90Alt”:””,”r300x250Alt”:””,”r300x600Alt”:””,”r320x50Alt”:””},{“sponsor”:”Premier Property Management”,”description”:”Stress-Free Investments”,”imageURL”:”https://www.biggerpockets.com/blog/wp-content/uploads/2024/02/PPMG-Logo-2-1.png”,”imageAlt”:””,”title”:”Low Vacancy, High-Profit”,”body”:”With $2B in 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Should you’re an investor who’s appeared out-of-state (OOS) for money move, you’ve in all probability run throughout Memphis, Tennessee, at one level or one other. I initially dismissed your complete market on account of its crime statistics and inhabitants stagnation. However that evaluation is kind of unfair: Actual property is hyperlocal, and there are particular neighborhoods with very low crime and stable development. 

And residential values within the Memphis metro space have elevated by 44.12% over the past 5 years, in line with Reventure.

Memphis, TN MSA Highlights

Listed here are some highlights concerning the Memphis market.

  • Median worth: $265,200
  • Median lease: $1,600
  • Lease-to-price ratio: 0.60%
  • Unemployment price: 4.5%

Single-family rental charges in Memphis grew by 6.1% in 2024. And economists “predict that house costs in Memphis will enhance by 10.5%, which might be one of many highest proportion will increase within the nation,” in line with the Metropolis of Memphis’s Annual Complete Monetary Report. 

The metro additionally doesn’t look like including wherever close to as a lot housing provide as its neighboring metros:

Don’t let the graph deceive you: Whereas 4,205 models had been permitted for building in 2024, the metro has a complete estimated unit rely of 576,520, which means solely 0.73% of its whole unit provide was permitted for building. The nationwide common is 1.09%. For reference, Nashville permitted 2.29% of its whole models for brand new building (that’s greater than thrice the quantity of relative provide Memphis has permitted). 

So why does this matter? Builders aren’t constructing right here as a lot as they’re on common throughout the nation. Meaning there’s no wave of provide at present being constructed (which might put downward stress on costs and rents). This is usually a good factor for present traders so long as they purchase in a fascinating neighborhood—which I’ll get into in a minute.

Subsequent, let’s focus on Memphis’ job market. 

The Memphis Job Market

First, the unemployment price is on par with the US common (4.2%). And Memphis stays one of many largest logistical hubs of America: Memphis Worldwide Airport is the second-largest cargo airport on this planet (No. 1 is in Hong Kong). 

The metro can also be house to a few Fortune 500 corporations: FedEx, AutoZone, and Worldwide Paper (the biggest paper firm on Earth). Many huge corporations even have distribution amenities right here, comparable to Nike and Williams-Sonoma.

The medical business can also be rising right here. Based on a brand new report by the Higher Memphis Financial Analysis Group, “Buoyed by its globally acknowledged hospitals and one of many nation’s most sturdy medical gadget manufacturing sectors, the healthcare and life science business of Higher Memphis grew its financial output by 45.2% over the previous decade regardless of pandemic-driven job loss.” 

St. Jude Youngsters’s Analysis Hospital additionally launched an $11.5 billion growth to enhance its analysis and medical therapies.

Medical units aren’t the one factor the Memphis metro is manufacturing. Based on Ford Motor Firm’s web site: 

“Ford plans to make the largest-ever U.S. funding in electrical autos at one time by any automotive producer and, along with its companion, SK Innovation, plans to take a position $11.4 billion and create almost 11,000 new jobs on the Tennessee and Kentucky mega-sites… An all-new $5.6 billion mega campus in Stanton, Tenn., known as BlueOval Metropolis, will create roughly 6,000 new jobs and reimagine how autos and batteries are manufactured.”

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The Memphis Suburbs

The suburbs of Memphis are secure, have nice public colleges, and even have reasonably priced homes with nice rent-to-price ratios. Let’s get into particular person markets which may make nice places for OOS traders to buy cash-flowing properties.

1. Olive Department, Mississippi

olive branch real estate market
Courtesy of Zillow

Houses in Olive Department are priced greater than the town of Memphis ($335,000), however lease for a median of $2,000, in line with Zillow. This provides Olive Department a rent-to-price ratio of 0.60%.

The city, which is simply 24 miles away from the center of downtown Memphis, has additionally seen stable inhabitants development over the previous 5 years (an estimated 22.7% enhance), definitely benefiting from folks transferring out of inside Memphis and into the suburbs.

Zillow additionally claims the present rental market is scorching, which means there’s numerous demand for leases. This may very well be a superb marketplace for OOS traders.

2. Southaven, Mississippi

southhaven real estate market
Courtesy of Zillow

The median house worth in Southaven is cheaper than Olive Department ($271,000), and so is the common lease ($1,600). However this implies the rent-to-price ratio is about the identical (0.59%).

Southaven is the third-most populous metropolis in Mississippi, and it’s the biggest suburb of Memphis by inhabitants. Like Olive Department, it’s additionally nonetheless rising.

3. Bartlett, Tennessee

bartlett real estate market
Courtesy of Zillow

Just like Southaven, Bartlett is extra reasonably priced than Olive Department with a median worth of $308,000. However what’s extra attention-grabbing is that, in line with Zillow, the common lease is about $2,000, making Bartlett’s rent-to-price ratio the very best of the three suburbs at 0.65%.

On the flip aspect, it really misplaced 5.8% of its inhabitants over the identical time interval that Southaven and Olive Department grew. Whereas it could be simpler to money move right here, it could not admire as shortly as the opposite two suburbs on account of inhabitants stagnation. 

There is no such thing as a such factor as a “free lunch” in actual property markets: Cities which have robust money move typically don’t have as robust inhabitants development. For that reason, it’s necessary to work with a boots-on-the-ground knowledgeable like an investor-friendly actual property agent and property supervisor that will help you navigate native neighborhoods. 

Or you possibly can work with an end-to-end firm that helps you discover, purchase, and handle turnkey rental properties. One such firm that makes a speciality of the Memphis market is Memphis Funding Properties.

Need Assist Buying Money-Flowing Properties in Memphis?

Memphis Funding Properties provides a turnkey answer for traders looking for cash-flowing rental properties in Memphis. With a seasoned crew dealing with every part from acquisition to property administration, they make passive revenue actually hands-off. Their native experience and dedication to high quality be sure that traders can confidently construct their actual property portfolios. Should you’re curious whether or not they’re an excellent match for you, click on to be taught extra about their course of.

Austin Wolff

Market Intelligence Analyst

BiggerPockets

Knowledge Scientist specializing to find the subsequent increase cities.

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