Investor-friendly real estate agents in Memphis, TN
We match investors with vetted Memphis-area agents who own rentals, run the numbers, and know the local rules. Free for investors.
Get matched in Memphis4 vetted investor agents across the Memphis metro
Memphis is one of the few big metros where rents are still in sight of prices. Typical home values in the metro are about $242,000 and typical rent about $1,390, roughly 0.58% a month. That's better than Nashville or Knoxville, but it still won't cash flow at the median price with a mortgage at today's rates. The deals that work are below median, and that's where the risk is: older houses, uneven neighborhoods, and a metro that isn't growing. More Americans have moved out than in every year since 2011, and jobs are slightly below 2019. Tennessee is landlord-friendly, and the City of Memphis requires a short-term rental permit. Our vetted agent partners cover Memphis, the Shelby County suburbs and DeSoto County, Mississippi, and include an agent who runs BRRRR deals himself and one who works with institutional buyers.
Buy, rehab, rent and refinance, or rehab and resell, from an agent who runs BRRRR deals and long-term rentals himself and lists investor flips and wholesale-priced properties.
Single-family rental purchases across Memphis, the suburbs and DeSoto County, from agents who work with individual investors and institutional buyers.
Small multifamily purchases and sales, from a high-volume Memphis agent whose specialties include multifamily and investor sales.
Listing and selling rentals and portfolios, from an agent whose specialties are listings and investor sales.
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Is Memphis worth investing in? The long-term trends
People, jobs, rents and prices for the Memphis metro, straight from the Census Bureau, the Bureau of Labor Statistics and Zillow. Hover or tap a chart for exact values.
View data table
| Period | Value |
|---|---|
| 2010 | 1,317,257 |
| 2011 | 1,322,574 |
| 2012 | 1,329,248 |
| 2013 | 1,328,990 |
| 2014 | 1,329,351 |
| 2015 | 1,329,749 |
| 2016 | 1,330,255 |
| 2017 | 1,331,669 |
| 2018 | 1,334,780 |
| 2019 | 1,336,127 |
| 2020 | 1,346,138 |
| 2021 | 1,342,504 |
| 2022 | 1,341,834 |
| 2023 | 1,342,386 |
| 2024 | 1,345,629 |
| 2025 | 1,341,412 |
View data table
| Period | Value |
|---|---|
| 2011 | -3,384 |
| 2012 | -1,842 |
| 2013 | -8,325 |
| 2014 | -7,573 |
| 2015 | -7,475 |
| 2016 | -6,552 |
| 2017 | -5,294 |
| 2018 | -3,568 |
| 2019 | -3,385 |
| 2020 | -2,506 |
| 2021 | -5,289 |
| 2022 | -5,924 |
| 2023 | -8,479 |
| 2024 | -9,948 |
| 2025 | -10,302 |
View data table
| Period | Value |
|---|---|
| 2010 | 593,200 |
| 2011 | 596,400 |
| 2012 | 604,500 |
| 2013 | 609,700 |
| 2014 | 617,500 |
| 2015 | 629,100 |
| 2016 | 639,400 |
| 2017 | 642,700 |
| 2018 | 649,400 |
| 2019 | 655,400 |
| 2020 | 628,000 |
| 2021 | 642,000 |
| 2022 | 659,500 |
| 2023 | 659,900 |
| 2024 | 659,800 |
| 2025 | 654,100 |
View data table
| Period | Value |
|---|---|
| Dec 2015 | $863/mo |
| Dec 2016 | $875/mo |
| Dec 2017 | $896/mo |
| Dec 2018 | $929/mo |
| Dec 2019 | $964/mo |
| Dec 2020 | $1,072/mo |
| Dec 2021 | $1,221/mo |
| Dec 2022 | $1,278/mo |
| Dec 2023 | $1,303/mo |
| Dec 2024 | $1,350/mo |
| Dec 2025 | $1,373/mo |
| Sep 2026 | $1,393/mo |
View data table
| Period | Value |
|---|---|
| Dec 2010 | $114,036 |
| Dec 2011 | $109,004 |
| Dec 2012 | $111,069 |
| Dec 2013 | $115,119 |
| Dec 2014 | $121,422 |
| Dec 2015 | $127,169 |
| Dec 2016 | $132,950 |
| Dec 2017 | $142,838 |
| Dec 2018 | $153,937 |
| Dec 2019 | $165,437 |
| Dec 2020 | $185,936 |
| Dec 2021 | $217,230 |
| Dec 2022 | $242,832 |
| Dec 2023 | $240,831 |
| Dec 2024 | $243,162 |
| Dec 2025 | $242,205 |
| Sep 2026 | $242,102 |
View data table
| Period | Value |
|---|---|
| Dec 2015 | 12.3× |
| Dec 2016 | 12.7× |
| Dec 2017 | 13.3× |
| Dec 2018 | 13.8× |
| Dec 2019 | 14.3× |
| Dec 2020 | 14.5× |
| Dec 2021 | 14.8× |
| Dec 2022 | 15.8× |
| Dec 2023 | 15.4× |
| Dec 2024 | 15.0× |
| Dec 2025 | 14.7× |
| Sep 2026 | 14.5× |
Data retrieved October 16, 2026. Figures cover the Memphis metro area.
The numbers and rules that matter in Memphis
Zillow Home Value Index, Memphis metro, Sep 2026 (+0.1% YoY).
Zillow Observed Rent Index, all home types, Sep 2026 (+1.1% YoY). Single-family 3-beds rent higher.
Typical rent ÷ typical home value. Well under the 1% rule; plan on cash flow from buying right, not from rents.
Over the past year: home values +0.1%, rents +1.1%.
Tennessee landlord-tenant basics
Shelby County is large enough to fall under Tennessee's Uniform Residential Landlord and Tenant Act (T.C.A. Title 66, Chapter 28), which applies in counties over 75,000 people. It's generally landlord-friendly. DeSoto County and the rest of the Mississippi side follow Mississippi law, and Crittenden County follows Arkansas law. In Memphis and Shelby County:
- Security deposit: no statutory cap. Hold it in a separate account at a regulated financial institution and tell the tenant where it is. Return it, with an itemized list of any deductions, within 30 days after the tenancy ends.
- Nonpayment: serve a written notice giving the tenant a window to pay before you file a detainer warrant. The statute has used 14 days; a 2025 bill proposed 7 for newer leases, so confirm the current period with a Tennessee attorney before you serve one.
- Entry: no fixed statutory notice period for routine entry, but the tenant can't unreasonably refuse it, and emergencies need no notice. Most leases set 24 hours. Put it in yours.
- No rent control: state law (T.C.A. § 66-35-102) bars cities and counties from controlling rents.
Short-term rental rules in Memphis
The City of Memphis has required a short-term rental permit since July 1, 2023 (Ordinance 5856). You need it to operate or advertise, and you apply through the Short-term Rental Registry run by the Memphis and Shelby County Division of Planning and Development.
- The city lists a $300 application fee and a $150 renewal fee. A permit is good for 365 days and must be posted at the property. Owners with more than one STR need a permit for each.
- The application asks for a site plan, proof of ownership, proof that property taxes are current, and insurance of at least $1,000,000. You also need a responsible party who lives or is located within 50 miles to respond to code and zoning complaints.
- In 2026 the City Council took up public-safety concerns about problem STRs. Check whether any new rules passed before you underwrite one.
- Unincorporated Shelby County has its own STR permit with its own fees and safety requirements. The Mississippi and Arkansas sides of the metro set their own rules.
- STRs owe Tennessee sales tax plus local hotel occupancy taxes. Register with the Tennessee Department of Revenue and confirm which taxes your platform collects for you. Confirm zoning, and HOA rules, for the specific address before you're under contract.
Last reviewed October 16, 2026. General information, not legal or tax advice — rules and fees change, so confirm with the city, the statute, or your attorney before you rely on them. Sources: Zillow Research data (ZHVI, ZORI) — Memphis metro; T.C.A. Title 66, Chapter 28 — Uniform Residential Landlord and Tenant Act; T.C.A. § 66-28-505 — Failure to pay rent; HB 1345 / SB 1088 (2025) — proposed notice change; Memphis & Shelby County Division of Planning and Development — Short-term Rental Registration; City of Memphis — Communications guide (STR permit requirements and fees); City of Memphis — STR compliance and public safety presentation (2026); City of Memphis — Resolution on short-term rental public safety concerns (2026); Shelby County — Short-term rental permit application (unincorporated).
Before you make an offer on a rental property, you need more than a gut feeling. Here is the step-by-step framework serious investors use to stress-test a deal on paper first.
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About an hour northwest on I-555: a smaller, growing college town under Arkansas law.
About two hours west on I-40: Arkansas's biggest metro, with home values and rents rising together.
About three hours east on I-40: a pricier growth market under the same Tennessee landlord law.
Questions investors ask about Memphis
Which areas do your Memphis agents cover?
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Our vetted agent partners cover Memphis, Germantown, Cordova and Bartlett, Shelby, Fayette and Tipton counties, and the Mississippi side of the metro, including Olive Branch, Southaven, Horn Lake and the rest of DeSoto County. Tell us your strategy, budget and target area and we'll match you.
Is Memphis a good market for cash-flowing rentals?
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It's one of the better big metros for it, but not at the median price with a mortgage. Typical rent is about 0.58% of home value per month. Below-median purchases can cash flow, but those are older homes in neighborhoods that vary block by block, and the metro isn't growing. Underwrite on real repair costs and today's rents.
Can I run an Airbnb in Memphis?
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Yes, with a City of Memphis short-term rental permit: $300 to apply and $150 to renew, per the city, plus $1,000,000 in insurance and a local responsible party within 50 miles. Unincorporated Shelby County and the Mississippi suburbs have their own rules. Check zoning and HOA rules too.
Is Tennessee landlord-friendly?
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Generally, yes. There's no cap on security deposits, cities can't impose rent control, and nonpayment cases start with a short written notice before you can file. Shelby County follows the state's Uniform Residential Landlord and Tenant Act.
Can I invest in Memphis if I live out of state?
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Yes, and many investors here do. That makes the agent matter more: you want someone who walks the property and the block for you, attends inspections, and connects you with contractors and a property manager. Be wary of turnkey deals you can't verify independently.
What does it cost to get matched with a Memphis agent?
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Nothing. Agents Invest is free for investors. The agent pays us a referral fee only if you close a deal with them.
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