What to know before you move: cost, market timing, who it fits.
If you're considering a move to Memphis, TN, the most important variables are the local housing market, the cost structure (taxes, insurance, utilities), and how well the city fits your day-to-day life. This page summarizes the housing market read; pair it with the cost of living page for the full picture.
Memphis is a city in Shelby County, Tennessee, with an estimated population of 610,919. The population has contracted 0.9% per year on average since 2020. The median home value in Memphis is $147,306 as of 2026-04, down 3.2% over the last 12 months. Over the last five years, home values have averaged +2.8% annual growth (-7.7% from the 5-year peak). Rents in Memphis average $1,256 per month, roughly flat year-over-year (+0.2%). The composite momentum score is 47 of 100 (Cooling). Buyers may find more room to negotiate; sellers should price realistically.
Prices have come off recent highs (-7.7% from peak). Buyers may have more room to negotiate; sellers should price realistically.
Reasons people move here
- Cheap entry point: $147,306 median home is well below the US median of $355k — room to grow without overpaying.
- Scale = optionality: 610,919 population gives you airports, hospitals, a deep job market, and a real cultural scene.
Things to know first
- Cooling: -3.2% over the trailing year — momentum has stalled.
- Flat or shrinking population: -0.9% per year. Housing demand has to come from somewhere — verify the source.
More about Memphis
Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.