2026 city calculator
Rent vs. buy in Memphis, TN
Compare renting and buying with a month-by-month model that includes transaction costs, equity, and the opportunity cost of cash.
Rent vs. buy calculator
Start with three inputs, or open advanced assumptions for a detailed scenario you can save and share by link.
Method, sources, and limitations
Sourced page starting values
- The page starts with Zillow's $145,335 typical home value and $1,232 typical observed market-rate rent for August 31, 2026.
- The starting 6.76% mortgage rate is the national Freddie Mac 30-year fixed average as of September 10, 2026.
- The starting 1.09% property-tax input is a planning estimate derived from 2024 Census medians, not a parcel-specific tax rate.
Mortgage-rate source · Home-value methodology · Rent methodology
Values you change are your scenario inputs—not observed city data or forecasts. The model assumes the home is sold at the end of the selected period, tracks monthly costs and mortgage amortization, and invests the upfront cash and any monthly savings available to the renter or buyer.
The model uses nominal future dollars and excludes tax deductions, capital-gains tax, and investment tax. Results are educational estimates, not financial advice, a mortgage quote, or a qualification.
Review the calculator assumptions and methodology.
Source-verified starting data
Memphis housing snapshot
Reviewed September 16, 2026
Typical home value
$145,335
-2.8% year over year
Typical asking rent
$1,232 / month
+1.3% year over year
Price-to-annual-rent ratio
9.8×
Home value ÷ 12 months of typical rent
Property-tax planning rate
1.09%
Derived from 2024 ACS city medians
Home value and rent are Zillow city indexes observed through August 31, 2026. “Typical” is not the same as a median sale price or average lease. See the source notes below before using these values.
Is it cheaper to rent or buy in Memphis?
Buying finishes an estimated $57,075 ahead after 10 years. Buying remains ahead from about year 2.8 onward in this scenario.
This is the page's default scenario—not a recommendation or forecast. It uses 20% down, a 6.76% 30-year fixed mortgage, 3% annual home appreciation, 3% annual rent growth, 1% maintenance, and a 5% investment return. Change the quick inputs, or open advanced assumptions to test financing, ownership costs, growth rates, and a comparable property. You can share the exact scenario by link.
What the Memphis data says—and what it does not
Zillow's typical home value changed -2.8%over the latest 12 months in the dataset, while typical asking rent changed +1.3%. Those are backward-looking observations, not the growth rates used by the calculator and not predictions of the next year.
The starting price-to-rent ratio is 9.8×, which is below 15. A higher ratio means the modeled purchase price is larger relative to one year of rent, but it does not settle the decision: financing, how long you stay, transaction costs, maintenance, and future returns can change the outcome.
Memphis data sources and definitions
Typical home value
$145,335 as of August 31, 2026. This is the Zillow Home Value Index for the middle tier of all homes, smoothed and seasonally adjusted. It is not a median sale price. Source: Zillow ZHVI user guide.
Typical observed rent
$1,232 per month as of August 31, 2026. Zillow's ZORI is a repeat-rent index of asking rents, weighted to represent the rental stock. It is not the average rent paid by all current tenants. Source: Zillow ZORI methodology.
Property-tax planning estimate
$1,845 median real-estate taxes (±$49) divided by $169,000median owner-occupied home value (±$3,795) = 1.09%. The parenthetical figures are the Census Bureau's published 90% margins of error. Both estimates come from the 2024 ACS 5-year release for Memphis city, Tennessee. Because this divides two separate medians, it is only a city-level planning input—not an effective rate for a specific property. ACS home value is respondent-estimated market value rather than taxable assessed value, and reported taxes can reflect exemptions. Sources: ACS B25103 and ACS B25077.
Mortgage-rate starting point
6.76% for a 30-year fixed mortgage as of September 10, 2026. This is a national Freddie Mac survey average, not a quote and not a city-specific rate. Source: Freddie Mac PMMS archive.
Read the full data-source and update policy for raw downloads, calculation rules, and the distinction between market observations and model assumptions.
Frequently asked questions
Should I rent or buy in Memphis?
Buying finishes an estimated $57,075 ahead after 10 years. That result only applies to the assumptions shown above. Your comparable rent, mortgage quote, upfront cash, and expected stay matter more than a citywide rule.
What is the average rent in Memphis?
This page uses $1,232per month, but it is not an arithmetic average. It is Zillow's typical observed market-rate rent for August 31, 2026. Actual rent varies by neighborhood, size, condition, and lease timing.
Should I rent now and wait to buy?
This calculator compares buying now with renting for the selected period. It does not predict future mortgage rates or home prices, so it cannot identify the best time to enter the market.
How current is this page?
Zillow observations run through August 31, 2026, the mortgage rate is dated September 10, 2026, and the page was reviewed September 16, 2026. Every date remains visible so older values are not presented as live data.
Other source-verified city calculators
Data review batch: 2026-09-16. Educational estimates only; not financial, mortgage, tax, or investment advice.