Regional starting points
These county indices seed the comparison below. They cover different housing mixes; use comparable listings for your decision.
Typical home value
$215,732
Shelby County, TN
· Zillow ZHVI
Zillow ZHVI county series · Retrieved . Coverage and method.
Typical monthly rent
$1,341 / month
Shelby County, TN
· Zillow ZORI
Zillow ZORI county series · Retrieved . Coverage and method.
1 · Compare your options
What would each path cost?
Start with two homes that meet the same needs. A countywide home value and rent index can represent different sizes and property types.
Adjust tax and growth assumptions
Mortgage, growth and property tax rates are illustrative scenario assumptions. The starting 0.71% property-tax assumption is not a verified local rate. Convert your estimated annual bill to a percentage of purchase price; do not enter the published rate per $100 of assessed value. The $1,800 yearly insurance and $0 HOA defaults also need actual quotes and dues. Check Tennessee taxes and insurance
Starting scenario · 10 years · Before income taxes
Renting and investing finishes $24,662 ahead
This compares projected home equity after selling costs with invested cash. It assumes the cheaper housing path invests the entire monthly difference. Changing that behavior can change the answer.
Buying cash at closing
$49,618
Down payment + 3% closing costs; reserves extra
First year buying catches up
Year 24
Annual checkpoints under these assumptions
Monthly budget in year one
Includes housing costs and utilities. Principal builds equity but still leaves your bank account.
Calculated from your inputs using the RentalCalcs model. See costs, source periods and exclusions. Dollar amounts are rounded after calculation.
Renting leaves $388 more per month to invest in year one.
Monthly cost breakdown
Scroll the table sideways if needed.
| Cost | Renting | Buying |
|---|---|---|
| Rent / mortgage P&I | $1,341 | $1,148 |
| Property tax | $0 | $128 |
| Insurance | $17 | $150 |
| PMI | $0 | $0 |
| Maintenance reserve | $0 | $270 |
| HOA dues | $0 | $0 |
| Utilities | $150 | $200 |
| Total | $1,508 | $1,896 |
What if you move sooner or stay longer?
Wealth at each exit date, including a home sale. These are nominal dollars and modeled outcomes, not market forecasts.
Scroll the table sideways if needed.
| Exit year | Rent + invest | Buy + sell |
|---|---|---|
| 3 | $75,253 | $51,119 |
| 5 | $93,662 | $68,878 |
| 10Your stay | $144,743 | $120,082 |
| 20 | $287,728 | $277,128 |
| 30 | $566,005 | $609,535 |
Take this scenario further
Change insurance, maintenance, transaction costs and other assumptions in the full calculator. All ten inputs above carry over.
Continue with these numbers →2 · Check the homes you are comparing
What matters for your decision in Memphis?
Check sidewalk notices before treating the frontage as a city expense
Memphis assigns maintenance of the sidewalk beside a property to its owner. The city’s communications guide describes a 30-day repair notice after a violation is found, followed by a court citation if it remains unresolved. If the city obtains a judgment, it can arrange repairs and place a tax lien for the cost. The guide distinguishes the sidewalk from issues involving curbs, gutters, ramps, drains, utility poles or signs that the city may address.
Memphis sidewalk responsibility, notice and enforcement guidance · Undated current city communications guide, sidewalk-repair FAQ. Checked .
Inspect the frontage and request any Engineering notices, court records and repair invoices before closing. Ask the city which part of a damaged sidewalk is the owner’s responsibility and obtain a compliant repair quote. Have the closing team check any unresolved charge or lien instead of relying on an apparently current property-tax bill. Keep the confirmed repair cost in the purchase budget; do not assume a public walking route is automatically maintained at city expense.
Compare actual homes with the same financing assumptions in Bartlett or Collierville. Their local requirements and property costs may differ.
Property taxes after purchase
The 0.71% starting tax rate is an illustrative assumption, not a verified rate for this home. Check the address's county through the Tennessee county assessors and trustees directory.
Tennessee assesses residential property at 25% of its appraised value, and published tax rates are per $100 of assessed value. Those rates are not the percentage of purchase price used here. Follow the Comptroller's tax calculation guide. Confirm the applicable county, city and special school district charges for the address with the local offices; a mailing city does not establish its taxing district.
Enter estimated annual property taxes ÷ purchase price × 100. A $3,600 annual bill on a $400,000 purchase is 0.90%, or $300 a month. After this conversion, leave Assessed Value at 100% in the full calculator; applying 25% again would understate the bill. Ask about the current appraisal and any scheduled reappraisal. This model does not determine local assessments, tax relief, freezes or future rate changes; later years use an illustrative tax-growth rate.
Condo dues and upcoming work
For a condo, enter the actual HOA dues and review the reserve study, meeting minutes and special assessments. The starting scenario uses $0 dues; that can understate a condo's cost.
Comparable space and location
Compare similar bedroom counts, commute needs, parking and outdoor space. A county home index and a county rent index do not describe a matched pair of homes.
Insurance quotes and cash reserves
The $1,800 yearly insurance default is not a Tennessee quote. Standard homeowners insurance excludes flood damage; check the property's exposure and any separate coverage with your insurer. See Tennessee flood-insurance guidance, then replace the annual premium in the full calculator with your combined coverage cost. Keep deductibles in your cash reserve.
Try a three-year exit alongside your expected stay. Include moving costs, repairs and an emergency reserve in your real budget; the cash-at-closing figure does not include those reserves.
If you would rent out a room or unit, model a house hack separately so rental income and vacancy are explicit.
Looking for rent data or a rental investment?
For local rental research, browse Tennessee rent estimates by city and ZIP; ZIP coverage differs from these county indices. To evaluate a property you would rent to someone else, calculate rental cash flow and returns.
3 · Understand the comparison
Sources and assumptions
- Home value reference · Zillow ZHVI
- Shelby County, TN (county FIPS 47157; Zillow region 1388). Observation: . All homes, mid-tier, smoothed, seasonally adjusted. Retrieved . Download the Zillow ZHVI county series (CSV).
- Monthly rent reference · Zillow ZORI
- Shelby County, TN (county FIPS 47157; Zillow region 1388). Observation: . All homes plus multifamily, smoothed, seasonally adjusted. Retrieved . Download the Zillow ZORI county series (CSV).
- How to use these indices
- Zillow's data definitions describe typical home values (ZHVI) and typical market rents (ZORI). They cover their respective housing stocks, not a matched pair of homes, Memphis city medians or an individual property quote. ZIP-level and listing-based sources use different coverage and may differ. Published source files may be revised after retrieval.
- Financing and ownership costs
- 30-year conventional loan; 3% purchase closing costs; $1,800 yearly home insurance, growing 3%; maintenance at 1.5% of purchase price, growing 2.5%; property taxes growing 2%; $200 monthly owner utilities. PMI is modeled below 20% down at a 0.5% annual rate, until the modeled loan-to-value reaches 80%. All are illustrative assumptions.
- Renting and investing
- $200 yearly renter insurance and $150 monthly utilities. Renting starts with the buyer's down payment and closing costs invested. The path with lower ongoing housing costs invests the difference. Security deposits, broker fees and moving costs are excluded from this comparison.
- Selling and tax treatment
- Selling costs total 7.5% of future home value, including commissions, closing costs and sale preparation. Buyer wealth is equity after selling costs plus invested savings; renter wealth is the investment balance. This comparison excludes income-tax deductions and taxes on investment gains. Dollars are not inflation-adjusted.
Use the full calculator to adjust the remaining costs and explore additional scenarios. Its optional paid report does not gate the free comparison.
Memphis rent vs buy questions
Does a lower monthly rent mean renting is better?
It helps your cash budget, but the wealth result also depends on what you invest, home value growth and when you move. Check both the monthly comparison and the exit-year table.
Why is there no universal Memphis break-even year?
The answer changes with price, rent, financing and investment returns. “Not within 30 years” describes the modeled window, not a claim that buying can never catch up. A first crossover also does not guarantee buying stays ahead.
Can I compare a cash purchase?
Yes. Set the down payment to 100%. The rent scenario then invests the purchase cash and closing costs, so the opportunity cost of paying cash remains in the comparison.