📊 Tennessee · Housing Market 2026
Memphis Housing Market Data 2026
Median prices, cap rates, rent benchmarks, and investment outlook for Memphis, Tennessee — data sourced from Zillow, HUD FMR, and Census ACS.
🟢 Strong Market
Median Price:$205,000
Cap Rate:6.5%
Vacancy:N/A
$205,000
Median Home Price
YoY: N/A
6.5%
Avg Cap Rate
Cash-on-cash: N/A
N/A
Median Rent (2BR/mo)
YoY: N/A
N/A
Vacancy Rate
Strong demand
N/A
Days on Market
$205,000 / 6.5%
Price / Cap Rate
🟢 Strong Market
📈 Market Analysis — Memphis, TN
**2026 Memphis Real Estate Market Analysis**
Memphis enters 2026 as
🏘️ Rent Breakdown — HUD Fair Market Rents
HUD Fair Market Rent represents the 40th percentile of gross rents paid by recent movers in Memphis. Used as a benchmark for Section 8 voucher limits and rental market analysis.
| Bedroom Count | Monthly Rent (HUD FMR) | Annual Rental Income | Est. Cap Rate at Median Price |
|---|---|---|---|
| 1 Bedroom | N/A/mo | N/A | N/A est. |
| 2 Bedrooms | N/A/mo | N/A | N/A est. |
| 3 Bedrooms | N/A/mo | N/A | N/A est. |
* Estimated cap rate uses the 70% rule (30% reserved for expenses). Actual cap rates vary by property and management style.
💰 Cost of Investing in Memphis
| Cost Item | Rate / Amount | Est. Annual Cost | Monthly Cost |
|---|---|---|---|
| Property Tax | 0.7% effective rate | $1,353 | $113/mo |
| Homeowners Insurance | Tennessee avg premium | $1,700 | $142/mo |
| Total Tax + Insurance | Based on median home price of $205,000 | $254/mo | |
These figures reflect state-level averages. Property tax rates vary by county; insurance costs vary by property type, age, and claims history. Source: Tax Foundation (2025), NAIC (2024).
⚖️ How Memphis Compares to National Averages
Avg Cap Rate
6.5%
National avg: 5.5%
✓ Above average
Median Home Price
$205,000
National avg: $371,696
✓ More affordable
Vacancy Rate
N/A
National avg: 7.8%
✓ Low vacancy
2BR Median Rent
N/A/mo
National avg: $1,469/mo
Days on Market
N/A
National avg: 41 days
Price Growth YoY
N/A
National avg: +3.6%
National averages calculated across all 69 tracked US investor markets. A cap rate above the national average suggests stronger cash flow potential relative to purchase price.
🗺️ Nearby Markets in Tennessee
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