2 Rivers Realty LLC

Shari Howard Real Estate

Shari Howard Realtor

  • 2026 Memphis Real Estate Market: What Buyers Should Know

    The 2026 Memphis real estate market is shaping up to be one of the most active and affordable in the Mid‑South. Memphis has always been known for its affordability, strong job base, and steady demand — but 2026 is shaping up to be a year where buyers need to stay sharp, informed, and ready to move with confidence. Understanding the 2026 Memphis real estate market helps buyers prepare before they start touring homes.

    Whether you’re relocating, upsizing, or buying your first home, here’s what you should know before you start your Memphis home search.

    Current Trends in the 2026 Memphis Real Estate Market

    Memphis continues to be one of the most affordable major metros in the region, but prices have inched up as demand stays strong. Inventory is still tight in popular neighborhoods, and well‑priced homes don’t sit long. These trends are shaping the 2026 Memphis real estate market in real time.

    Buyers are seeing:

    • Competitive pricing in East Memphis and Midtown
    • Strong value in Cordova and Raleigh
    • Steady growth in Bartlett, Lakeland, and Arlington
    • Faster days on market in move‑in‑ready homes

    If you’re a first‑time buyer, check out my First‑Time Home Buyer Guide: Memphis, TN — it breaks down everything you need to know before you start touring.

    Is Memphis a Buyer’s Market or Seller’s Market in 2026?

    Right now, Memphis is sitting in a mild seller’s market, but not the extreme conditions we saw a few years ago. Buyers have more breathing room, but sellers still hold a slight advantage in the most desirable neighborhoods.

    If you’re wondering whether it’s the right time to make a move, I break this down more in Is Now a Good Time to Buy or Sell in Memphis?

    2026 Memphis Real Estate Market. East Memphis Botanic Garden

    Neighborhoods Seeing the Biggest Growth

    Memphis is a city of micro‑markets. Here’s where buyers are focusing in 2026:

    East Memphis

    Consistent demand, established neighborhoods, and strong resale value.

    Cordova

    Great for buyers needing space and affordability without sacrificing convenience.

    Bartlett

    One of the most stable and family‑friendly markets in the county — strong schools, strong resale, and steady appreciation.

    Midtown

    Walkability, character homes, and a unique vibe that stays in demand.

    Lakeland & Arlington

    Newer construction, excellent schools, and fast‑growing communities.

    What Memphis Buyers Should Expect in 2026

    Buying in Memphis this year means being prepared for:

    • Multiple offers in certain pockets
    • Tighter inspection timelines
    • Appraisals that may lag behind fast‑moving neighborhoods
    • Homes selling quickly if they’re priced right and updated

    If you want a deeper breakdown of the buying process, take a look at Understanding the Home Buying Process — it’s a great starting point.

    Tips for Buying a Home in Memphis This Year

    Here’s how to stay competitive without feeling overwhelmed:

    • Get pre‑approved before you start touring
    • Know which neighborhoods fit your budget and lifestyle
    • Be ready to move quickly on the right home
    • Work with a local agent who knows the market street‑by‑street
    • Understand the difference between list price and market value

    Final Thoughts

    The 2026 Memphis real estate market continues to offer strong value for buyers ready to make a move. Memphis remains one of the strongest value markets in Tennessee. Whether you’re buying your first home or your next one, having a clear strategy — and a local expert on your side — makes all the difference.

    If you want a broader look at the region, check out The 2026 West Tennessee Homebuyer & Seller Playbook.

    Thinking about buying a home in Memphis? Whether you’re relocating, upsizing, or buying your first home, having a local expert makes all the difference. I help Memphis buyers navigate neighborhoods, pricing, inspections, and negotiations with confidence.

    For city programs, neighborhood development updates, and local housing resources, visit the City of Memphis Housing & Community Development Department.

    Let’s talk about your goals — reach out today.

  • 5 Things Bartlett Homebuyers Overlook (But Shouldn’t)

    Buying a home in Bartlett or the greater Memphis area is exciting — but most buyers miss a few important details that can impact long‑term value, comfort, and resale potential. These Bartlett homebuyer tips highlight the five most commonly overlooked issues I see when helping families move into Bartlett, Lakeland, Arlington, and other Memphis suburbs.

    For a broader look at how the Mid‑South market is shifting this year, read my 2026 Memphis Real Estate Market update.

    Bartlett Homes for Sale

    Future Development Plans

    Most buyers focus on the home itself, not what’s being built around it. New schools, commercial projects, or road expansions can dramatically change traffic flow, noise levels, and property values.

    What to do: Check city planning maps and ask your agent (that’s me!) about upcoming developments in Bartlett, Lakeland, and Arlington.

    Bartlett Neighborhoods

    Tree Placement & Yard Drainage

    Bartlett’s mature trees are beautiful — but roots, shade patterns, and drainage issues can affect foundations, fences, and landscaping.

    Look for:

    • Standing water after rain
    • Trees too close to the home
    • Sloped yards directing water toward the house

    Buying a Home in Memphis

    Commute Patterns at Different Times

    A neighborhood can feel peaceful at noon but completely different at 5 PM. Bartlett, Cordova, and Memphis suburbs all have unique traffic rhythms.

    Pro tip: Drive the route during your actual commute time before making an offer.

    First-Time Home Buyer Guide Memphis

    Energy Efficiency & Utility Costs

    Two homes with the same price can have very different monthly expenses. Older Bartlett homes may need updated insulation, windows, or HVAC systems.

    Check:

    • Age of HVAC
    • Window type
    • Attic insulation
    • Utility history (ask sellers for averages)

    New Construction Homes

    Repair Costs vs. Long-Term Value

    Some buyers walk away from homes that only need minor cosmetic updates — even when the location and structure are excellent. Others underestimate the cost of repairs.

    Smart approach: Prioritize structural integrity and location over cosmetic issues. Paint and flooring are easy; foundation and roof problems are not.

    If you want a broader look at how to make confident buying and selling decisions in today’s market, my guide on top tips for navigating the real estate market is a great next read.

    For a full breakdown of what buyers and sellers should expect in 2026 across West Tennessee, read my 2026 West Tennessee Homebuyer & Seller Playbook.

    Final Thoughts

    Bartlett is one of the most desirable suburbs in the Memphis area, and buyers who pay attention to these overlooked details end up with homes that hold value, feel comfortable, and fit their lifestyle for years to come.

    If you’re thinking about buying in Bartlett, Lakeland, Arlington, or anywhere in the Memphis metro, I’d love to guide you through the process with clarity and confidence. Here’s why working with a Bartlett REALTOR® matters.

    Contact Me

  • First‑Time Home Buyer Guide: Memphis, TN (2026 Edition)

    If you’re a first‑time home buyer in Memphis, this guide will walk you through every step with clear, local insight.

    Buying your first home is a huge milestone — and if you’re looking in Memphis, you’re stepping into one of the most affordable, opportunity‑rich housing markets in the country. Whether you’re dreaming of a quiet Bartlett neighborhood, a historic Midtown bungalow, or a starter home close to Memphis job centers, this guide walks you through every step with clear, local insight.

    As a full‑time Memphis‑area Realtor, I help first‑time buyers navigate the process with confidence. Below is everything you need to know before you start your search.

    Why Memphis Is a Great Place for First‑Time Buyers

    Memphis stands out for its affordability, steady job market, and wide range of neighborhoods. Compared to many major cities, your dollar stretches further here — which means lower monthly payments, more space, and a smoother path to long‑term equity.

    A few reasons first‑time buyers love Memphis:

    • Home prices remain competitive compared to national averages
    • Strong rental demand makes long‑term investment appealing
    • Suburbs like Bartlett, Lakeland, Arlington, and Cordova offer excellent schools and community amenities
    • Many homes qualify for down‑payment assistance programs

    If you’re exploring specific areas, you can browse current listings here: Memphis, TN Homes for Sale or Bartlett, TN Homes for Sale

    1: Get Pre‑Approved Before You Start Touring

    As a first‑time home buyer in Memphis, getting pre‑approved early gives you a major advantage.

    • How much you can comfortably afford
    • What your monthly payment will look like
    • Which loan programs you qualify for
    • How competitive your offer will be

    In the Memphis market, homes priced well for first‑time buyers often move quickly. A pre‑approval letter ensures you’re ready to make an offer the moment you find “the one.”

    For even more clarity on understanding market trends and making smart decisions, check out my top tips for navigating the real estate market — it breaks the process down step‑by‑step.

    Before you start touring homes, check out my 2026 Memphis Real Estate Market breakdown to understand pricing and competition this year.

    Tip: Local lenders understand Memphis taxes, insurance, and neighborhood nuances better than national call‑center lenders. That can make a big difference in your approval strength.

    2: Explore Down‑Payment Assistance & First‑Time Buyer Programs

    One of the biggest myths I hear is that you need 20% down. You don’t.

    Many Memphis buyers purchase with:

    • FHA loans (as low as 3.5% down)
    • Conventional 3% down programs
    • VA loans (0% down for eligible buyers)
    • USDA loans (0% down in qualifying rural areas like parts of Tipton & Fayette County)

    Plus, Tennessee offers several down‑payment assistance options that can help reduce upfront costs.

    If you want help comparing programs, I’m happy to walk you through your options.

    3: Identify the Right Memphis Neighborhood for Your Lifestyle

    Every first‑time home buyer in Memphis should compare neighborhoods based on commute, schools, and long‑term value. Memphis is full of distinct communities — each with its own personality, price point, and pace of life. Before touring homes, think about what matters most:

    • Commute time
    • School zones
    • Walkability
    • Lot size
    • HOA or no HOA
    • Newer construction vs. established neighborhoods

    Here are a few popular choices for first‑time buyers:

    Bartlett

    Family‑friendly, quiet streets, strong schools, and great resale value. Explore homes: Bartlett Homes for Sale

    Cordova

    Affordable, convenient, and close to shopping and restaurants.

    Arlington & Lakeland

    Growing suburbs with newer construction and top‑rated schools.

    Midtown Memphis

    Historic charm, character homes, and walkable neighborhoods.

    If you’re unsure where to start, I can help you narrow down areas that match your budget and lifestyle.

    4: Start Touring Homes with a Clear Checklist

    Before you start touring homes, it helps to know the common mistakes buyers make. Here are the 5 things Bartlett homebuyers often overlook — and how to avoid them

    Once you’re pre‑approved and know your target areas, it’s time for the fun part — touring homes.

    Here’s what I encourage first‑time buyers to look for:

    • Roof age and condition
    • HVAC age and service history
    • Foundation or settling signs
    • Layout flow and natural light
    • Storage space
    • Neighborhood traffic and noise
    • Proximity to work, schools, and daily needs

    I always walk buyers through these details during showings, so nothing gets overlooked.

    5: Make a Competitive, Smart Offer

    When you find the right home, we’ll craft an offer that protects your interests while staying competitive.

    Your offer strategy may include:

    • Purchase price
    • Earnest money amount
    • Inspection and appraisal terms
    • Closing timeline
    • Seller concessions (if appropriate)

    Memphis isn’t as cut‑throat as some major markets, but desirable homes still attract multiple offers. Having a REALTOR who knows local pricing and negotiation trends makes a big difference.

    6: Complete Your Home Inspection

    A home inspection is your chance to understand the property’s condition before moving forward.

    Your inspector will evaluate:

    • Roof
    • Plumbing
    • Electrical
    • Foundation
    • HVAC
    • Appliances
    • Attic & insulation
    • Safety concerns

    After the inspection, we’ll review the report together and decide whether to request repairs, negotiate credits, or move forward as‑is.

    7: Final Loan Approval & Closing Day

    Once inspections are complete, your lender finalizes your loan. During this time, you’ll:

    • Provide updated documents
    • Lock your interest rate (if not already locked)
    • Review your closing disclosure
    • Schedule your final walk‑through

    On closing day, you’ll sign your documents, receive your keys, and officially become a Memphis homeowner.

    Ready to Start Your Home‑Buying Journey?

    If you’re a first‑time home buyer in Memphis, I’m here to guide you through each step with confidence.

    If you’re thinking about buying in Memphis, Bartlett, Arlington, Lakeland, Cordova, or the surrounding suburbs, I’d love to help you take the next step.

    Explore more resources here: Buying a Home in Bartlett or Memphis

    For official city programs, neighborhood resources, and housing support, visit the City of Memphis Housing & Community Development Department.

    Or reach out anytime — I’m here to help you make a smart, confident move.

  • The Hidden Costs of Homeownership in Tennessee: What Buyers Don’t Expect in 2026

    Introduction

    Buying a home is one of the biggest financial decisions most people ever make — but the purchase price is only part of the story. Whether you’re buying in Bartlett, Memphis, Arlington, or anywhere across West Tennessee, there are several hidden costs of homeownership in Tennessee or unexpected costs that catch buyers off guard every year.

    As a local REALTOR® who works with buyers daily, I see the same surprises pop up again and again. This guide breaks down the true cost of homeownership in Tennessee so you can plan confidently and avoid stress later.

    1. Upfront Costs Buyers Don’t Expect

    Home Inspection Add‑Ons

    A standard inspection is expected — but many homes need additional checks:

    • Termite inspection
    • Crawlspace/moisture inspection
    • Sewer line camera
    • Pool inspection

    These can add anywhere from $75 to $400 each.

    Appraisal Fees

    Most buyers know about appraisals, but not the variations:

    • Rush fees
    • Re-inspections
    • VA/TN-specific requirements

    Survey Costs

    Not every home needs one, but when it does, it’s usually $400–$900.

    Moving Costs

    Even local moves can add up quickly: trucks, movers, packing supplies, deposits, and utility transfers.

    This guide breaks down the true cost of homeownership in Tennessee…

    Complete Guide to Buying a Home in Bartlett

    First‑Time Home Buyers Page

    2. Annual Costs Tennessee Buyers Overlook

    Property Taxes

    Tennessee has no state income tax, but property taxes vary widely by county. Shelby County is higher than surrounding counties, and many buyers don’t factor this into their long‑term budget.

    Homeowners Insurance

    Rates have increased nationwide due to storms, inflation, and rebuilding costs. Tennessee is no exception.

    Flood Insurance

    Even homes outside FEMA flood zones sometimes require coverage depending on lender guidelines.

    Pest Control

    In the Mid‑South, termites and carpenter ants are common. Annual protection plans are almost always worth it.

    HVAC Servicing

    Twice‑a‑year maintenance is recommended in our climate.

    Utilities

    Memphis Light, Gas & Water (MLGW) has unique rate structures that surprise many new homeowners.

    Shelby County is higher than surrounding counties…

    Shelby County Real Estate Page

    3. Maintenance Costs Most Buyers Underestimate

    Roof Lifespan

    Shingle roofs in Tennessee typically last 15–25 years depending on storms and heat exposure.

    Water Heater Replacement

    Most last 8–12 years. Many buyers inherit older units without realizing it.

    Foundation Checks

    Our clay soil can cause settling, especially in older neighborhoods.

    Plumbing Surprises

    Cast iron pipes, tree roots, and older fixtures can lead to unexpected repairs.

    Appliance Replacement Cycles

    Most major appliances last 8–12 years.

    4. Neighborhood‑Based Costs

    HOA Fees

    Some neighborhoods have low fees, others have premium amenities. Buyers often don’t compare these carefully.

    If you’re planning to sell in Bartlett, I break down every expected seller fee in my 2026 Bartlett cost-to-sell guide.

    Community Amenities

    Pools, clubhouses, walking trails, and gated entries all come with costs.

    Commuting Costs

    Gas, tolls, and vehicle wear add up — especially for those commuting into Memphis.

    Internet Availability

    Fiber availability varies by neighborhood and can affect both cost and quality of life.

    New construction offers lower maintenance…

    New Construction Homes in Bartlett, TN

    5. New Construction vs. Older Homes: Cost Differences

    New Construction

    • Higher upfront price
    • Lower maintenance
    • Energy-efficient systems
    • Builder warranties

    Older Homes

    • Lower purchase price
    • Higher maintenance
    • More character
    • Potential for major repairs

    If you’re planning to buy in 2026, I’m here to walk you through every step…

    Contact Me

    6. How Buyers Can Budget Smarter in 2026

    Create a Home Maintenance Fund

    Most experts recommend saving 1–3% of your home’s value annually.

    Shop Insurance Annually

    Rates change quickly — comparing quotes can save hundreds.

    Schedule Preventative Maintenance

    HVAC, roof, gutters, and plumbing checks prevent expensive surprises.

    Consider a Home Warranty

    Not perfect for everyone, but helpful for first‑time buyers.

    Final Thoughts

    Owning a home in Tennessee is an incredible investment — but understanding the full picture helps you make smarter decisions and avoid stress. If you’re planning to buy in 2026, I’m here to walk you through every step and help you budget with confidence.

    For updated statewide insurance guidelines and rate information, the Tennessee Department of Commerce & Insurance provides helpful resources for homeowners.