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Midtown

Memphis, TN

Neighborhood Market Analysis

Q3 2025 Report
$325,000 (Q2 2025)
Median Home Price
70–85 (varies by sub-area; Cooper-Young and Overton Square highest)
Walkability Score
Public schools: mixed (5–8/10 GreatSchools); private schools highly rated.
School Rating

Location Overview

Neighborhood Boundaries

Roughly bordered by North Parkway (north), East Parkway (east), Southern Avenue (south), and Cleveland Street (west). Includes sub-neighborhoods like Central Gardens, Cooper-Young, Overton Square, and Vollintine-Evergreen.

Zip Codes

381043811238107

Market Data Summary

Price Range$210,000–$750,000+ (single-family); $150,000–$350,000 (condos/townhomes); $900–$2,500/mo (rentals)
Price per Sq Ft$185–$260/sq ft (varies by sub-area and property type)
Inventory LevelsTight inventory, especially for updated historic homes and multifamily properties.

Property Characteristics

Home Types & Architecture

Home Types

Single-family homesHistoric bungalowsFoursquaresDuplexesSmall apartment buildingsCondos/townhomes

Architectural Styles

Colonial RevivalAmerican CraftsmanTudor RevivalQueen AnnePrairie SchoolMediterranean RevivalMissionEclecticShingle StyleRenaissance RevivalItalianate

Property Details

Typical Lot Sizes0.15–0.35 acres (single-family); smaller for multifamily/condos
Home Age Range1890s–1940s (majority); some infill/new construction post-2000
Construction QualityHigh, especially in historic districts (Central Gardens, Evergreen); rich detailing, quality materials, consistent massing and setbacks[1][2].

Community Profile

Demographics & Lifestyle

Demographics

Diverse mix: young professionals, families, artists, retirees. Median age: 34. High educational attainment. LGBTQ+ friendly.

Community Vibe

Eclectic, artsy, progressive, historic, inclusive. Strong neighborhood associations and active community engagement.

Typical Residents

  • Young professionals
  • Families with children
  • Artists/creatives
  • Retirees
  • Students (proximity to colleges)

Family Friendly

Yes—parks, playgrounds, walkable streets, community events.

Amenities & Lifestyle

Parks & Recreation

  • • Overton Park (zoo, golf, trails)
  • • Toby Park
  • • Peabody Park
  • • Midtown Greenline

Dining Options

  • • Eclectic restaurants (global cuisine)
  • • Gastropubs
  • • Vegan/vegetarian cafes
  • • Historic diners

Shopping Centers

  • • Overton Square
  • • Cooper-Young District
  • • Madison Avenue retail corridor

Local Businesses

  • • Indie coffee shops
  • • Boutique retailers
  • • Art galleries
  • • Music venues

Education & Schools

Public schools: mixed (5–8/10 GreatSchools); private schools highly rated.
Overall School Rating

Elementary Schools

  • • Idlewild Elementary
  • • Peabody Elementary
  • • Rozelle Elementary

Middle Schools

  • • Central High School (6–12)
  • • Bellevue Middle

High Schools

  • • Central High School
  • • East High School

Private Schools

  • • Grace-St. Luke’s Episcopal School
  • • St. Mary’s Episcopal School
  • • Memphis University School

Transportation & Accessibility

Transit & Roads

Public Transit

  • • MATA bus lines (Madison, Poplar, Union)
  • • Trolley (Downtown connection)

Major Roads

  • • Poplar Avenue
  • • Union Avenue
  • • Madison Avenue
  • • East Parkway

Commute & Walkability

Commute Times10–15 min to Downtown; 20–25 min to East Memphis; 15–20 min to airport.
WalkabilityHigh in Cooper-Young, Overton Square, Central Gardens; moderate elsewhere.
ParkingOn-street parking common; some homes have driveways/garages; parking can be tight near commercial corridors.

Marketing Intelligence

Target Buyer Types

  • Young professionals
  • Move-up buyers
  • Investors (long-term and STR)
  • Families seeking walkability

Key Selling Points

  • Historic architecture
  • Walkable lifestyle
  • Proximity to parks, dining, and culture
  • Active, inclusive community

Pricing Considerations

Price competitively for condition and updates. Premium for renovated homes with modern systems and preserved character.

Common Objections & Response Strategies

Objection: Older homes may require significant maintenance or updates.

Response Strategy:

Provide inspection reports, highlight recent upgrades, and connect buyers with local contractors experienced in historic properties.

Objection: Concerns about property crime rates.

Response Strategy:

Share neighborhood watch initiatives, crime statistics for specific sub-areas, and testimonials from residents.

Objection: Parking can be difficult near entertainment districts.

Response Strategy:

Highlight available off-street parking, proximity to public transit, and walkability to amenities.

Investment Insights

Investment Potential

Appreciation Potential

Strong, especially for renovated historic homes and multifamily. 4–6% annual appreciation projected for 2025.

Rental Demand

High—proximity to hospitals, colleges, and Downtown. Low vacancy rates for quality rentals.

Buyer Competition

Intense for updated historic homes and multifamily. Multiple offers common.

Best For

  • Owner-occupants seeking character
  • Investors (multifamily, STRs)
  • Young professionals
  • Families

Potential Concerns

  • Older homes may need updates (HVAC, electrical, roofs)
  • Property taxes higher than suburbs
  • Parking challenges near hotspots

Professional Recommendations

1

Emphasize Midtown’s unique blend of history, culture, and walkability in all marketing.

2

Prepare buyers for competitive offers and fast-moving inventory—pre-approval is essential.

3

Highlight recent upgrades and maintenance in historic homes to address buyer concerns.

4

Leverage local partnerships (contractors, inspectors, lenders) familiar with Midtown’s housing stock.

5

Stay informed on local zoning and STR regulations to advise investor clients.

Competitive Analysis

Comparable Markets

  • East Memphis
  • Downtown Memphis
  • Cooper-Young (sub-area)
  • Central Gardens (sub-area)

Market Positioning

Midtown is positioned as Memphis’s premier walkable, historic, and culturally vibrant neighborhood, appealing to buyers seeking urban amenities with neighborhood charm.

Competitive Advantages

  • Historic character
  • Walkability
  • Cultural amenities
  • Diverse housing stock

Price Comparison

Generally more affordable than East Memphis luxury markets, but pricier than most suburban areas. Premium over Downtown for single-family homes.

Investment Metrics

5.2–6.5% (multifamily, Q2 2025)
Cap Rates
6–7.5% gross annual yield (single-family and small multifamily)
Rental Yields
15–18 (varies by sub-area)
Price-to-Rent
Positive for well-maintained multifamily and STRs; single-family homes break even or modest cash flow depending on financing.
Cash Flow
4–6% annual appreciation expected through 2026.
Appreciation

Buyer Journey Insights

First-Time Buyers

Attracted by walkability, culture, and affordability relative to East Memphis. May need education on historic home maintenance.

Move-Up Buyers

Seek larger historic homes or renovated properties. Value community and school options.

Downsizers

Prefer condos/townhomes near amenities. Value low maintenance and walkability.

Investors

Strong demand for rentals and STRs. Focus on multifamily and value-add opportunities.

Relocators

Drawn by Midtown’s reputation, culture, and central location. Virtual tours and relocation support recommended.

This neighborhood analysis was generated using hyperlocal data and AI intelligence.

Neighborhood conditions change - consult with local real estate professionals for the most current information.

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