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What Rising Inflation Means for Your Move

Author: Reid Realtors
Categories: Affordability,Economy,For Buyers,Mortgage Rates,news

The latest inflation numbers came in higher, and the headlines did what headlines do. Before you read that as a reason to panic about buying or selling a home in Memphis, it helps to know what the report actually says, why it moves mortgage rates, and what you can do about it right now.

Short version: inflation is running warmer than the Federal Reserve wants, a chunk of that is tied to events overseas, and mortgage rates are likely to sit higher for longer than most people were hoping. None of that is a 2008 setup. Let’s walk through it.

What the inflation report actually said

The government measures inflation a few different ways. The one everyone’s talking about right now is PCE, the Personal Consumption Expenditures Price Index. It tracks how much more, or less, people are paying for goods and services compared with a year ago. Look at your own grocery and gas receipts lately and you can probably guess which direction it’s been heading.

That’s the yellow line in the chart below, and it has spiked since February. A big driver is the ongoing conflict in the Middle East, which has pushed gas and energy prices up hard.

Graph showing overall PCE inflation (yellow line) spiking since February while core PCE (blue line) rises more slowly

The yellow line is overall PCE inflation, which has jumped since February. The blue line is core PCE, the same measure with gas and energy stripped out. Source: Bureau of Economic Analysis.

Now look at the blue line. That’s core PCE, the same measure with volatile gas and energy prices taken out. The Fed watches this one most closely, because energy prices swing around so much they can paint a misleading picture from month to month.

And this is the part worth holding onto. Core PCE is rising too, but nowhere near as fast as the overall number. That gap tells you a good share of the current spike is tied to what’s happening overseas rather than broad, sticky price growth at home. If that situation cools off, inflation could ease back with it.

Why an inflation report moves your mortgage rate

Here’s the housing connection. When inflation runs hot, the Fed tends to hold its benchmark rate, the Federal Funds Rate, high, or even raise it, to slow spending and bring prices back down. It isn’t a one-to-one relationship, but where that rate goes tends to pull mortgage rates along with it.

As of now, markets put it at roughly a 50/50 chance the Fed raises rates before the end of 2026, according to the CME FedWatch tool. A coin flip, basically.

Chart of CME FedWatch probabilities showing roughly a 50/50 chance the Federal Reserve raises rates before the end of 2026

Markets currently see about a coin-flip chance of a rate hike before year-end. Source: CME FedWatch.

It’s too early to call where this lands. But it does mean mortgage rates probably aren’t dropping as soon as a lot of buyers had penciled in. If you’ve been sitting out, waiting for rates to fall before you make a move, this report is a reminder that “higher for longer” is still very much in play. A lot of it rides on the economy from here. Bankrate put it plainly:

“Oil prices and bond yields have dropped a bit… but they’re still way up compared to the start of spring. Until there’s a resolution to the war, look for both inflation and mortgage rates to stay high.”

That’s the honest answer to the question I get most often, which is some version of is it smarter to buy now or wait for lower rates. Nobody can promise you a number. What we can say is that betting the whole plan on a quick drop looks shakier after this report than it did a month ago.

A tough economy is not a housing crash

This is where people’s minds go, so let’s meet it head-on. A rough stretch in the economy does not mean 2008 is coming back. The conditions that caused that collapse aren’t the conditions we have now, and the differences aren’t small.

Inventory is still tight. There’s no flood of homes hitting the market the way there was heading into the last crash. Memphis has loosened up some as the rate lock-in effect finally breaks, but we’re a long way from oversupply.

Most homeowners are sitting on real equity. After years of price growth, the typical owner has a substantial cushion, not an underwater loan. That alone changes the whole picture, because equity is what keeps people from being forced to sell at a loss.

Lending standards are far stricter than they were in the mid-2000s. The loose, no-documentation lending that fueled the last bubble is gone. The people who bought over the past several years generally had to prove they could afford it.

And the core problem today is affordability, not a wave of distressed sellers. Buyers are stretched by prices and rates, which is a real strain, but it’s a different animal from millions of owners underwater and defaulting at once. Uncomfortable and unhealthy aren’t the same thing. The market feels hard right now. Hard and crashing are not the same word, and the difference matters if you’re trying to decide what to do. If a shaky economy is what’s giving you pause, it’s worth reading how buying during a downturn actually tends to play out before you talk yourself out of a move.

You still have moves to make

High rates don’t put homeownership out of reach. They change the path a little, and there are real strategies that help depending on where you’re starting from.

Talk to your lender about the loan itself. An adjustable-rate mortgage or a rate buydown can lower your monthly payment in the early years, which sometimes bridges the gap while you wait for a chance to refinance. These aren’t right for everyone, but they’re worth understanding before you rule them out.

Chase down the help that exists. First-time buyer programs, down payment assistance, and seller concessions can each knock real money off what you need up front. If you’re newer to all of this, our guide to buying your first home in Memphis walks through where to start.

Stay close to an agent and a lender you trust. Rates will move. When they do, the buyers who already have their financing lined up and their search dialed in are the ones who can act before the window closes. The families who’ve been waiting for affordability to improve don’t want to be starting from scratch the day it does.

The right strategy for your situation matters far more than nailing the perfect moment, because the perfect moment usually only looks perfect in hindsight.

Strategy beats timing

Inflation is still above where the Fed wants it, so mortgage rates are likely to stay elevated for a while yet. That’s the reality this report points to. But for anyone who actually needs to move, whether life is pushing you or the numbers finally work, a smart plan built around your budget will do more for you than trying to time the market ever could.

Want to know what this means for your specific situation in Memphis? Reach out and let’s talk it through. Even if you’re just running the numbers, it’s worth having a real answer instead of a headline.

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Is It Still a Seller’s Market? Here’s What the Data Says.

Author: Reid Realtors
Categories: Agent Value,Buying Tips,For Buyers,For Sellers,news,Selling Tips

Remember a few years back, when sellers held all the cards and buyers were waiving inspections and throwing money over asking just to have a shot at a house? In a lot of the country, those days have eased up. The market has been drifting back toward something more even, and depending on where you’re standing, it might already feel like a two-way street again.

It varies by area, and that part matters a great deal, especially around here. Nationally, more metros are slowly tilting toward buyers. But whether that’s true on your street in Germantown, Collierville, or Bartlett is a separate question, and it’s the one that actually affects your move.

That balance, where neither side has all the leverage, is something we haven’t really had in a while. Whether you’re buying or selling, here’s what’s changing, where Memphis fits, and what it means for you.

The most buyer-friendly market in years

The national numbers tell an interesting story right now. According to Realtor.com:

“The national housing market is balanced but gradually loosening as the cycle moves in a more buyer-friendly direction . . .“

That’s because, over the past few years, more and more metros have flipped back toward buyer-friendlier terms as inventory has grown. When you look at the Realtor.com data for the top 50 metro markets over time, the trend gets hard to miss.

Back in 2021, almost every major metro was a seller’s market. By the end of 2025, only about one in three still favored sellers. That’s a real shift, and you can see it in the graph below.

A line graph showing the share of the top 50 U.S. metro markets that favored sellers falling from nearly all of them in 2021 to roughly one in three by the end of 2025

That changes how the market feels for everyone. Sellers shouldn’t expect 2021 conditions anymore, but buyers shouldn’t assume they’re suddenly in charge either. Generally speaking, the country has landed somewhere in the middle, which is healthier than the frenzy we came out of.

It’s not the same story everywhere

Who holds the leverage really comes down to where you live. While more metros are leaning buyer-friendly lately, there are still plenty of strong seller’s markets out there too. It depends on how much housing supply and demand your area has, and that varies enormously from one region to the next.

Sun Belt cities like Austin, Tampa, and San Antonio went through major building booms in recent years, which handed buyers more options and more room to negotiate. Cities in the Northeast and Midwest, places like Rochester, Hartford, and Buffalo, never saw that wave, so inventory stayed tight and competition stayed fierce. As Jeff Ostrowski, a housing analyst at Bankrate, puts it:

“The formerly hot Sun Belt markets have cooled, while the Northeast and Midwest have stayed hot. The big driver here is construction activity. The softest markets now [have] experienced big booms that spurred new building, and that has led to a large supply of new and existing homes on the market in those places.”

So the national headline and your local reality can point in different directions. Which brings us home.

Where Memphis fits in all this

The national stories skip the part that matters most for us: Memphis never had a Sun Belt building boom like Austin or Tampa. We didn’t put up tens of thousands of new homes that later flooded the market, so we haven’t seen the same swing toward buyers that those overbuilt metros have. That tends to keep our market steadier and, in the more in-demand areas, still friendly to sellers.

The flip side is affordability. Because prices here never ran up the way they did in the boom markets, Memphis remains one of the more affordable metros in the country, which keeps buyer demand healthy even as mortgage rates stay where they are. A lot of that demand has been waiting on the sidelines, and as the lock-in effect finally loosens and more homeowners list, both sides are getting a little more room to operate.

But “Memphis” is really a dozen different markets. A well-priced home in a sought-after Germantown or Collierville school zone can still draw multiple offers in a weekend, while a home that needs work in a softer pocket of the county might sit for a month and take a price cut. Bartlett and the other suburbs each have their own rhythm. We get into how these areas stack up in our Collierville, Germantown, and Bartlett comparison, and the short version is that the right strategy on Poplar Avenue isn’t the same as the right strategy ten miles away. That’s exactly why a national average can’t tell you what to do.

What it means if you’re buying

If the wider market is loosening, that’s good news for buyers, and even better here, where affordability is already a strength. You may have more homes to choose from and more willingness from sellers to negotiate on price, closing costs, or repairs than you would have a few years ago. Lean into that where you can.

That said, in the strong-demand suburbs you may still be competing, so it pays to be ready:

  • Get pre-approved before you start shopping. It shows sellers you’re serious and lets you move fast.
  • Be ready to act when the right home hits the market, especially in the popular school zones where good listings don’t last.
  • Consider offering a clean, simple deal: a flexible closing date or fewer contingencies can win over a slightly higher price.
  • Work closely with your agent to read the specific listing. A home that’s been sitting three weeks is a very different negotiation than one that listed Thursday.

What it means if you’re selling

If your area has softened, you’re not out of luck, but you do have to adjust your expectations from the peak years. Buyers have more options and more patience now, so the days of naming a number and waiting for a bidding war are gone in much of the market.

The fundamentals matter more than they did when everything sold itself:

  • Price it right from day one. Overpricing is the single most expensive mistake a seller can make, and we wrote a whole post on the pricing mistake that can cost you the sale. The first two weeks on the market are when you get the most attention; waste them with a high price and you lose your best buyers.
  • Make the home show well. Curb appeal and staging stand out more when buyers have other homes to compare yours to.
  • Be open to incentives. Covering some closing costs or offering a home warranty can seal a deal without dropping your price.
  • Expect a little back-and-forth. Buyers are negotiating again, so go in ready to be flexible on terms.

A good listing agent will also help you read whether your particular home, in your particular zip code, is in the part of the market that still favors you or the part that doesn’t. If you’re weighing a sale, it’s worth understanding what the numbers look like on your end before you list. Our overview of what it actually takes to sell your house is a good place to start.

How to read your own local market

You don’t need an MLS login to get a feel for which way your area is leaning. A handful of signals tell you most of what you need to know, and your agent can pull the exact figures for your zip code and price range.

Start with days on market. When homes like yours are going under contract in a few days, sellers still have the upper hand. When that stretches toward a month or more, buyers have gained ground. Watch the homes most comparable to yours, not the metro-wide average, because a starter home in Bartlett and a luxury build in Germantown can be in completely different markets at the same time.

The list-to-sale ratio is the next thing to watch. If homes in your area are routinely closing at or above asking, that’s a seller’s market. If most are settling below list, with sellers taking less than they hoped, leverage has shifted toward buyers. Right alongside that, keep an eye on price cuts: a pocket where listings sit a few weeks and then drop their price is softening, while one where homes get scooped up before a reduction is ever needed is still tight.

Underneath all of it is inventory, meaning how many homes are for sale versus how quickly they’re selling. More choices for buyers means more room to negotiate; scarce listings mean competition and less wiggle room. When you understand where your slice of the market sits on that scale, you know whether to come in aggressive or hold firm, which is the whole foundation of a smart negotiation strategy on either side of the deal.

Your market is the only one that matters

National trends make for good headlines, but you don’t buy or sell a house in the national market. You buy and sell one in a specific neighborhood, in a specific price range, in a specific month. The country might be loosening while your street is still tight, or the other way around.

So if you want to know which way your local market is leaning and what that means for your move, talk to an agent who works your area every day. We’re happy to tell you straight where your home or your target neighborhood stands right now, and how to play it. Reach out anytime, and we’ll walk you through it.

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The Pricing Mistake That Could Cost You Your Sale

Author: Reid Realtors
Categories: Agent Value,For Sellers,Home Prices,news,Selling Tips

Most sellers walk into the market with one number stuck in their head. It’s the price they want, the price they’ve already spent in their imagination, the price they tell the neighbors. And more often than not, it’s the number that ends up costing them the most.

A 2026 seller survey from Realtor.com found that about 8 in 10 sellers expect to sell at or above their asking price right now. That’s the expectation. The reality is a different story. Only about 4 in 10 actually pull it off.

That’s a wide gap, and it’s where a lot of sellers get blindsided. So why the disconnect, and more to the point, how do you land in the 4 out of 10 who get top dollar instead of the 6 who don’t? Let’s walk through it.

What you should really expect to get for your house

Forty percent sounds low until you put it next to a normal year. Look back to 2019, the last genuinely typical stretch the housing market had, and what you’re seeing now is mostly a return to normal. If anything, slightly more sellers are clearing their list price today than did back then.

Chart showing the share of homes selling above list price in 2026 compared with 2019, roughly back to normal levels

The reason 40% feels disappointing is that the last few years rewired everyone’s expectations. From 2020 through the middle of 2022, buyer demand was through the roof and there were almost no homes for sale. Nearly everything sold over asking, sight unseen, with offers stacked ten deep. That wasn’t normal. That was a once-in-a-generation imbalance, and it’s gone.

The market has shifted since then. There are more homes for sale, buyers have more to choose from, and that means they’re pickier about where their money goes. The rules that made overpricing work in 2021 don’t apply anymore. Pricing your home like it’s still the pandemic frenzy is the single most common way sellers leave money on the table. You can see the same supply-and-demand shift playing out locally in how the lock-in effect is finally breaking in 2026, which put a wave of new Memphis-area listings on the market and handed buyers options they didn’t have a year ago.

What happens when a home is priced too high

It’s tempting to think a high price gives you room to negotiate down. In this market, it usually does the opposite.

When your home is priced above what buyers expect for that area, they don’t counter. They scroll past. Buyers shop by price first, and if your number doesn’t line up with the comparable homes around you, your listing may not even earn a showing. From there it snowballs in a pretty predictable way:

  • A high price draws less interest from buyers.
  • Less interest means fewer showings and fewer offers.
  • Fewer offers means more days on the market.

And time on the market is not a neutral thing. The longer a home sits, the more buyers assume something is wrong with it, even when nothing is. The table below from the Indiana Association of Realtors makes the pattern hard to argue with. It’s one state’s data, but the trend holds across most markets, including ours: homes listed at or under market value sell quickly, while overpriced homes linger. That delay carries a real cost.

Table from the Indiana Association of Realtors showing homes priced at or below market value sell faster than overpriced homes

We see this constantly in the Memphis suburbs. A well-priced home in a strong school district can go from listed to pending fast, the way we broke down in how one Germantown listing went 50 days to pending. An overpriced home two streets over, same condition, can sit for two months and still need a cut to finally move.

The price-cut trap, and how to avoid it

When a home sits long enough without offers, most sellers reach for the obvious lever: a price reduction. As of this spring, about 16.7% of sellers are doing exactly that.

The catch is that a price cut doesn’t guarantee a sale. Worse, some buyers read a reduction as confirmation that something’s off with the house, even when the only thing wrong was the original number. So now you’ve got a stale listing and a nervous buyer pool.

It also tends to cost more the longer you wait. Data from the National Association of Realtors shows that the longer a home lingers, the bigger the eventual cut has to be to win buyers back. What started as “leave a little room to negotiate” turns into a series of reductions that nets you less than pricing it right would have in the first place.

Chart from the National Association of Realtors showing larger price cuts the longer a home stays on the market

There’s a hard truth buried in that chart. The seller who “tests” a high price and adjusts later almost always ends up below the seller who priced it correctly from day one. You don’t get the early momentum back.

Why the first two weeks decide everything

This is the part most sellers underestimate. Your listing gets the most attention in its first ten to fourteen days. That’s when it hits every buyer’s saved search, lands in their inbox, and shows up as “new” on the apps. The buyers who’ve been watching your neighborhood for months all see it at once.

Price it right and that burst of attention turns into showings, and showings turn into offers while interest is hot. Sometimes that competition is what pushes the final number to or above asking. Price it too high and you burn that window on buyers who look, balk at the number, and move on. By the time you correct the price, the most motivated buyers have already bought something else. The audience you wanted is gone.

That’s why pricing isn’t a number you can fix later without a penalty. The first impression is the price, and you only get one.

Why pricing right from day one wins

Listing at, or even just under, market value can feel backwards when your goal is to get as much as possible. A lot of the time, it’s the strategy that actually gets you there.

The goal isn’t to throw out a high number and see what sticks. It’s to price in a way that creates demand from the first day. The NAR says it well: “While some sellers are pricing their homes higher than ever, a more ‘goldilocks’ frame of mind is a better approach to avoid price cuts and lingering time on the market.”

There’s a sweet spot. Price too high and buyers vanish. Price too low and they wonder what’s wrong. Land it right in the middle and you create the competition that gets you the most money. Priced correctly, a home can draw multiple offers and sell at or above asking precisely because it didn’t scare buyers off at the door.

That middle is also harder to find than it looks, which is where a good agent earns their keep.

How a good agent actually prices a home

Pricing isn’t a guess, and it isn’t whatever number makes you feel good. The right agent prices your home with a comparative market analysis, a close look at what similar homes near you have recently sold for, what’s currently competing with you, and what’s sitting unsold and why.

A strong CMA accounts for the things a website estimate can’t see: your updates, your lot, your exact street, your school zone, the condition of the homes you’re competing against this month. It tells you what buyers are paying right now, not what your neighbor got eighteen months ago at the top of the market. That difference is often thousands of dollars. Choosing someone who knows your specific market matters more than most sellers expect, which is why we put together a guide on how to choose a great local real estate agent.

The right number does more than attract buyers. It sets you up to negotiate from strength. When a well-priced home draws several interested buyers, you hold the leverage, and the conversation shifts from “will it sell” to “which offer is best.” We get into that side of it in our breakdown of negotiation strategies for a balanced 2026 market.

What “priced right” looks like in the Memphis market

Pricing right is local, and the Memphis metro doesn’t move as one market. Germantown and Collierville behave differently than Cordova or Bartlett, and even within a single suburb, two neighborhoods can carry different price-per-square-foot expectations and different buyer pools.

Homes in Germantown and Collierville priced to current comps in good school zones still draw quick, competitive interest, while the same home priced on peak-market nostalgia stalls. In Bartlett and Cordova, where buyers are often watching their budgets a little more closely, the penalty for overpricing shows up even faster. The number that creates a bidding war in one zip code is the number that gets ignored two zip codes over. National averages won’t tell you any of that. Recent local sales will.

How to set yourself up to get your price

Getting your asking price is less about the number on day one and more about everything that supports it. A few things move the needle most.

Price to current comps, not to what you paid or what you wish you could get. The market sets your value, and fighting it just costs you time and, eventually, money.

Get the home ready before it lists. Clean, declutter, handle the deferred maintenance, and make the first photos count. The right prep work also protects your price, which is why we mapped out the home improvements worth doing before you sell. A move-in-ready home justifies its price in a way a tired one can’t.

Time it with intent. Sellers who list when buyer activity is strongest tend to have the upper hand, something we covered in why spring sellers have an edge. And if you want a sense of where the broader market is headed, the latest forecasts point to affordability improving through 2026, which is slowly bringing more buyers back into the pool.

Do those things, price it correctly out of the gate, and you give yourself a real shot at being one of the 4 in 10. Skip them and overprice, and you’re far more likely to learn the price-cut lesson the expensive way, the same one we walk frustrated sellers through in what to do when your house didn’t sell.

Price it right the first time

A lot of sellers believe they can list high now and negotiate later. In this market, that belief is what keeps most of them out of the 4 in 10 who get their asking price. The number you choose on day one sets the tone for everything that follows, and you don’t get the early momentum back once you’ve lost it.

If you want to be in that group, it starts with getting the price right from the start, backed by real local data and a clear-eyed look at what buyers are paying today. That’s the part we do every day across the Memphis suburbs. When you’re ready to sell, reach out to our team and we’ll price your home on what the market is actually doing, not on hope, so it sells once, sells well, and sells for what it’s worth. You can also start with our seller resources to see what the process looks like from here.

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Home Buyer’s Guide to Bartlett, TN

Author: Reid Realtors
Categories: Buying Tips,First Time Home Buyers,First-Time Buyers,For Buyers

Most people shopping the Memphis suburbs start with Germantown and Collierville, hear the prices, and then start looking for a Plan B. Bartlett is often that Plan B, and it shouldn’t be treated like a consolation prize. It’s a city of its own in northeast Shelby County, with its own government, its own school district, and a stretch of neighborhoods that give a lot of families more house and more yard than they’d get for the same money a few exits east.

If you’re buying a home in Bartlett TN, the honest pitch goes like this. You trade a little prestige and a slightly longer drive downtown for square footage, a solid school system, and a quieter, family-first feel. For a big share of buyers, that trade is the right one. For others, it isn’t. This guide walks through who Bartlett fits, what your dollar buys here compared to the pricier suburbs, and how to start a search without wasting weekends.

Where Bartlett sits and who runs it

Bartlett is northeast of Memphis proper, wrapping around the Wolfchase area and stretching up toward Highway 64 and Stage Road. It’s the second-largest city in Shelby County, and that matters more than it sounds. Bartlett incorporated as its own city, which means it runs its own police and fire, maintains its own parks, and most importantly operates its own school district.

That independence is a big part of the appeal. You’re inside the metro, close to everything Memphis offers, but you’re paying into and voting for a local government that’s focused on a population a fraction the size of the city of Memphis. The streets feel maintained. The parks feel funded. For families who want suburban services without the price tag of the far-east towns, that combination does a lot of the selling.

What your money buys here versus Germantown and Collierville

This is the question most buyers really want answered, so let’s be direct about it. Germantown and Collierville sit at the top of the Memphis suburban market, and their prices reflect it. Bartlett generally runs below both. You’re typically looking at more finished square footage, a bigger lot, or a newer kitchen for the same budget that would put you in a smaller or older home further east.

Prices move week to week, and any specific number I’d quote here would be stale by the time you read it, so I won’t pretend to. The smart move is to pull current listings yourself. You can browse homes for sale in Bartlett and see live prices, then open Germantown listings and Collierville listings in another tab and compare what the same money gets you in each. The gap tends to be real, and seeing it side by side beats any figure I could put in a sentence.

What you give up is honest to name. Germantown and Collierville carry a certain name recognition that follows a home at resale, and their school systems sit at the very top of regional rankings. Bartlett’s schools are well-regarded and a genuine draw, but the prestige tier still belongs to the two pricier towns. If status and the absolute top resale ceiling are what you’re optimizing for, Bartlett isn’t trying to be that. If livable space and value are the priority, it competes hard.

We put all three head to head in a separate piece. If you’re still weighing the options, the Collierville vs Germantown vs Bartlett comparison lays out the tradeoffs by school district, price, and feel.

Bartlett City Schools

For a lot of the buyers I work with, schools drive the whole decision, so this section earns its space. Bartlett City Schools formed as an independent municipal district and has built a reputation as one of the stronger public systems in the Memphis area. It’s a real reason families choose to live in Bartlett TN rather than a closer-in neighborhood.

The practical takeaway is that you don’t have to spend Germantown or Collierville money to land in a respected public school zone. That’s the whole value argument in one sentence. If your kids are young or on the way, the district is a legitimate reason to look here first rather than as a fallback.

A word of caution that applies anywhere in Shelby County: school zoning lines don’t always follow city limits the way buyers assume, and boundaries can shift. Before you fall for a specific house, confirm exactly which schools that address feeds into. Don’t take a listing’s word for it, and don’t take mine. Verify the current zone for the specific property.

The Bartlett TN neighborhoods and housing stock

Bartlett grew in waves, and you can read those waves in the housing. A lot of the established subdivisions went up from the 1970s through the 1990s, which means mature trees, settled streets, and floor plans built when lots were generous. These are the homes that deliver the space-for-the-money story. Brick ranches and two-stories on real yards, often with updates the previous owners already paid for.

Push out toward the edges of the city and toward the early 2000s build-out, and you’ll find newer construction with the open layouts and larger primary suites that buyers expect today. There’s also a thin supply of genuinely new build scattered in, though Bartlett is mostly an established-home market rather than a new-construction one. If a brand-new house is a hard requirement, you’ll have fewer options here than in some of the growth corridors, and that’s worth knowing going in.

One thing worth checking on the older stock is the mechanicals. A 1980s brick ranch can be a great buy, but a roof, HVAC, or water heater from two owners ago can turn into a five-figure surprise the first winter you’re in it. That’s not a reason to skip the older neighborhoods. It’s a reason to inspect hard and read the comps with those costs in mind, which is exactly the kind of thing your agent should be flagging before you write an offer.

The variety is the point. A first-time buyer can find a manageable older home at an entry price, a growing family can find a four-bedroom with a yard, and a move-up buyer can find newer square footage without the far-east premium. If Bartlett’s inventory feels tight on the day you look, neighboring Cordova sits right next door with a similar feel and overlapping price range, so it’s an easy second area to fold into the same search.

Daily life, retail, and parks

The center of gravity for shopping out here is the Wolfchase and Stage Road corridor. Wolfchase Galleria anchors it, and the surrounding stretch covers the everyday runs: groceries, big-box stores, restaurants, the stuff you don’t want to drive thirty minutes for. You’re not hunting for a Target. It’s right there.

Bartlett also invests in the quality-of-life pieces that families notice after they move in. The Bartlett Performing Arts and Conference Center brings in shows and community events. The city’s parks and greenway trails give you somewhere to walk the dog or take the kids that isn’t a parking lot. None of this is flashy, and that’s sort of the personality of the place. It’s a town that’s comfortable being practical and family-oriented rather than trendy.

That practical, quieter feel is a feature for some buyers and a drawback for others. If you want walkable nightlife and a dense, buzzy scene, this isn’t it, and you should know that before you tour. If you want a calm base with everything you need close by, it lands.

The commute, told straight

Here’s the tradeoff you can’t talk your way around. Bartlett is northeast of the core, so your drive downtown is longer than it would be from the close-in neighborhoods. I-40 and Highway 64 give you decent access and the routes are familiar, but distance is distance, and a downtown commuter will feel the extra minutes daily.

For a lot of households it’s a non-issue. If you work in the Wolfchase area, in the northeast suburbs, or remotely, the commute argument barely registers, and the value you get on the house more than pays for it. If both partners drive into downtown or the medical district every morning, run that drive at actual rush hour before you commit. The house can be perfect and the commute can still be the thing you regret, so test it honestly rather than assuming it’ll be fine.

How the 2026 market factors in

Timing matters too, and the broader market is friendlier to buyers than it’s been in a while. The standoff that froze inventory for three years has loosened up, and there’s more to choose from across the metro. I broke down what that shift means for Memphis-area buyers in a piece on how the lock-in effect is finally breaking in 2026, and the short version is that you have more options and a bit more negotiating room than buyers did a year or two ago.

For Bartlett specifically, more inventory means you can be choosier. Instead of jumping on the only listing in your range, you can compare a few homes across a couple of neighborhoods and pick the one that actually fits. That’s a better position to buy from, and it suits a value-driven market like this one well.

Who Bartlett is right for

Pulling it together, Bartlett tends to fit a clear set of buyers. Families who want a respected public school district without paying Germantown or Collierville prices. Move-up buyers who care more about square footage and yard than about a prestige zip code. First-timers who want a real house with a yard at an entry price instead of a condo or a fixer further in. Anyone whose work and life keep them on the north and east side of the metro.

It fits less well if your daily commute runs into downtown, if you’re optimizing purely for the top resale ceiling and name recognition, or if a brand-new build is non-negotiable. Naming those cases plainly is the point. A good agent talks you out of the wrong suburb as readily as into the right one.

Making your move to Bartlett

If the value-for-space trade sounds like your kind of trade, start with the basics. Browse current homes in Bartlett to get a feel for prices and neighborhoods in your range, then set up a few showings across two or three subdivisions so you’re comparing, not settling. Run the commute. Confirm the school zone for any address you love. Those three habits prevent most of the buyer’s remorse I see.

When you’re ready to get specific, we can help you sort the neighborhoods, line up the right showings, and read the comps so you don’t overpay. Reach out to our team and we’ll build a search around what matters to you. We’ve helped Memphis-area families buy across every one of these suburbs, and we’ll give you the straight version on whether Bartlett is the right one for your move.

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What buyers and sellers actually pay in closing costs in the Memphis Area

Author: Reid Realtors
Categories: Affordability,Buying Tips,Selling Tips

The price you agree on isn’t the price you pay. On closing day there’s a second set of numbers waiting, a stack of fees and taxes that come due all at once, and for a lot of buyers and sellers it’s the part nobody fully explained. Closing costs in Memphis usually aren’t a nasty surprise once you see them coming. They’re a surprise mostly because people don’t find out the number until the week they close.

So let’s pull it apart now, while there’s still time to plan for it. Here’s what closing costs actually are, what the buyer pays, what the seller pays, the Tennessee-specific taxes that catch people off guard, and why the same purchase costs a little more in Germantown or Collierville than it does across the county line.

What closing costs even are

Closing costs are the fees and taxes it takes to finalize the sale and the loan, separate from the down payment and the price of the house. They get totaled up and settled at the closing table, usually rolled into one wire or cashier’s check.

They fall into a few buckets: fees your lender charges to make the loan, fees the title company and closing attorney charge to transfer the property cleanly, taxes the state of Tennessee charges on the sale and the mortgage, and prepaid items like your first year of homeowners insurance and the property taxes that get set aside in escrow. None of it is the house. All of it is due to own the house.

What the buyer pays

If you’re financing, your share is the longer list, because most of it comes from getting the loan.

Your lender charges to originate the mortgage, pull your credit, and order an appraisal, and that appraisal alone runs around $500 to $600 in this market. Then there’s title: a lender’s title insurance policy the bank requires, often an owner’s policy to protect you, and the closing attorney or title company’s settlement fee for handling the paperwork and the money. On top of that come the prepaids, the part people forget. You’ll prepay your first year of homeowners insurance, drop several months of property taxes and insurance into an escrow account so the lender can pay those bills when they’re due, and cover the interest that accrues between closing day and your first mortgage payment.

Add it up and a buyer in the Memphis area is usually looking at somewhere around 2% to 5% of the purchase price in closing costs, on top of the down payment. On a $300,000 home, that’s roughly $6,000 to $15,000. The range is wide because a lot depends on your loan, your insurance, and where in the calendar you close. If you’re working through the numbers for the first time, our guide to buying your first home in Memphis walks through how this fits alongside the down payment.

What the seller pays

Sellers don’t escape the table either, and their single biggest line is the real estate commission. That’s been the largest closing cost on the seller’s side for a long time, and since the 2024 changes to how agent commissions work, exactly who pays the buyer’s agent is now something you negotiate up front rather than assume. It’s worth getting clear on before you list.

Beyond commission, sellers typically cover the Tennessee transfer tax on the deed (more on that next), often the owner’s title insurance policy for the buyer, their share of the closing attorney’s fee, and any prorated property taxes for the part of the year they owned the home. In a market where buyers have a little more room to ask, sellers also sometimes agree to cover part of the buyer’s closing costs as a concession to get the deal done. If you’re trying to figure out your own bottom line, a current home value estimate is the place to start, and our sellers’ resources lay out the rest.

The Tennessee taxes that catch people off guard

Tennessee doesn’t have a state income tax, which is one of the quiet reasons your paycheck stretches further here. It makes up some of that ground at the closing table, with two transfer taxes that surprise people moving in from elsewhere.

The first is the realty transfer tax, charged on the deed when the property changes hands. It runs $0.37 per $100 of the sale price, which works out to about $370 on every $100,000. On a $350,000 home, that’s roughly $1,295, and in Tennessee it’s customarily the seller’s cost.

The second is the recordation tax on the mortgage itself, sometimes called the mortgage tax, charged at $0.115 per $100 of the loan amount. Borrow $280,000 and that’s about $322. This one usually lands on the buyer, since it’s tied to the loan. Neither tax is huge on its own, but they’re real money that doesn’t show up until closing, and they’re easy to leave out of a budget if nobody mentions them.

A real-world example

Say you’re buying a $350,000 home in the Memphis area with 10% down, a $315,000 loan.

As the buyer, your closing costs might land somewhere around $9,000 to $15,000: lender and appraisal fees, lender’s title insurance, the settlement fee, the recordation tax of about $362 on the loan, and the prepaids for insurance and tax escrow, which are often the largest single chunk. As the seller, your costs are driven by the commission you negotiated, plus the roughly $1,295 transfer tax, the owner’s title policy, and your share of attorney fees and prorated taxes.

These are ballparks, not quotes. Your lender’s Loan Estimate, which you’re entitled to within three days of applying, gives you the real itemized numbers, and it’s the document to ask for early rather than late.

Why Germantown and Collierville run a little higher

This is where location quietly changes the math. The closing cost percentages are basically the same everywhere in Tennessee, because the tax rates and title costs are set at the state level and scale with price. So the difference between closing on a home in Memphis proper versus Germantown or Collierville isn’t really the rate. It’s the price the rate is multiplied against.

Germantown and Collierville sit at higher price points than much of the metro, so the same 0.37% transfer tax and the same title and commission percentages all produce bigger dollar figures. A transfer tax that’s $1,295 on a $350,000 Memphis home is closer to $1,850 on a $500,000 Germantown one, just because the base is higher. The fees didn’t change. The house did.

Property taxes are the other piece. Both Germantown and Collierville charge a city property tax on top of the Shelby County rate, and the two cities’ combined rates aren’t identical. Because your lender escrows several months of property tax at closing, a higher local tax rate means a little more set aside up front. It’s not a dramatic gap, but if you’re weighing the two suburbs, our Collierville, Germantown, and Bartlett comparison is worth a read for how the everyday costs stack up, not just the closing-day ones.

How to keep closing costs from blindsiding you

The fix for closing-cost stress is mostly timing and questions. Ask your lender for the Loan Estimate early and read the itemized list instead of just the total. Shop your homeowners insurance, since that prepaid year is one of the bigger swing items. If you’re buying in a market where sellers are negotiating, ask whether they’ll cover part of your costs. And if you’re selling, get clear on the commission structure before you sign a listing agreement, because that’s your largest line by far.

None of these fees are negotiable into nothing, but knowing the number months ahead of closing is the difference between a planned expense and a scramble.

Know the number before you need it

Closing costs in Memphis aren’t a reason not to buy or sell. They’re just the part of the deal that rewards planning and punishes surprise. A buyer who’s set aside 2% to 5% beyond the down payment closes without drama. A seller who knew the commission and the transfer tax going in keeps more of the proceeds in focus. The people who struggle are almost always the ones who found out at the table.

If you want a straight, specific read on what your closing costs would look like for a particular price point or a particular suburb, reach out to our team and we’ll walk you through the real numbers for your situation. You can also start your home search whenever you’re ready to put a price on the table and see how it all pencils out.

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Could Co-Buying Be the Answer for Some First-Time Buyers?

Author: Reid Realtors
Categories: Affordability,Buying Tips,First-Time Buyers,For Buyers,news

For a lot of would-be first-time buyers, affordability is the wall. The income is steady, the desire is there, but the down payment and the monthly payment on a single salary just don’t line up with the price of a house. So some buyers have stopped trying to clear that wall alone. They’re teaming up with someone else and buying together, and co-buying a home is turning “someday” into a move-in date.

It isn’t a fringe move anymore, and it isn’t only for couples. Friends, siblings, unmarried partners, and parents buying with an adult child are pooling their money to get a foot in the door. In a market like Memphis, where the price of entry is already friendlier than most metros, two incomes working together can cover a lot more house than either person could reach alone.

This is a real path, not a workaround. But it comes with its own set of decisions, and the buyers who do it well treat it like the financial partnership it is. Here’s how co-buying works, why it’s catching on, and what to settle before you sign anything.

The dream is alive, the math just isn’t working

Younger buyers haven’t given up on owning a home. Far from it. Surveys keep putting homeownership near the top of the list of life goals for Gen Z and millennials. The wall isn’t desire. It’s the numbers.

By one widely cited figure from FirstHome IQ, 73% of Gen Z and millennial buyers point to affordability as the reason homeownership isn’t a near-term priority. And it shows in who’s buying. First-time buyers now make up just 21% of all home purchases, the lowest share since the National Association of Realtors started tracking it in 1981. A whole generation is stuck in the gap between wanting a house and affording one.

Co-buying is one of the ways people are closing that gap. It doesn’t change the price of the house. It changes how many shoulders carry it.

What co-buying a home means

Co-buying means purchasing a home with another person you’re not married to, and sharing the ownership, the loan, and the monthly costs. You combine incomes for the application, split the down payment, and divide the mortgage, taxes, insurance, and upkeep once you’re in.

The trend has real scale behind it. CoBuy.io estimates that 64 million Americans now co-own a home with someone they aren’t married to, and that close to a third of home purchases involve co-buyers. Some of that is couples who haven’t married. A lot of it is friends and family deciding that two names on the deed beats waiting another five years for one.

The arrangement is flexible. Two friends splitting a duplex-style setup, two siblings inheriting the buying power their parents never had, a parent helping an adult child qualify while building equity instead of cosigning a lease. The common thread is simple: more than one person bringing money to the table.

Why buyers are teaming up

The appeal comes down to what a second income and a second savings account do to the math.

The fastest change is the timeline. Two people saving toward one down payment get there in roughly half the time, which means less time renting and more time building equity in something that’s yours. For buyers watching prices grind slowly higher, getting in sooner beats saving alone for years while the target keeps moving.

Then there’s buying power. With two incomes pointed at one mortgage, the price range opens up. That can mean a better neighborhood, a house that fits instead of one you’ll outgrow in two years, or a place in one of the stronger school zones that would be out of reach on a single salary. Teaming up often means getting the home you want rather than the one you can barely stretch to.

Qualifying gets easier too. Lenders look at the combined income of everyone on the loan when they calculate your debt-to-income ratio, the number that decides how much you can borrow. A second qualified borrower can be the difference between an approval and a polite no. And once you’re in, splitting the payment, the property taxes, and the cost of a new water heater two or three ways can land you below what either of you was paying in rent. The case for buying over renting gets stronger when the carrying cost is shared, and the equity you build instead of handing to a landlord compounds for everyone on the title.

How a co-buying mortgage works

This is the part the excitement tends to skip, and it’s the part that matters most. When you co-buy, everyone on the loan is usually on the title, and everyone on the loan is fully responsible for it. Mortgages are what’s called joint and several liability, which means each borrower is on the hook for the entire payment, not just their share. If your co-buyer stops paying, the lender looks to you for all of it, and it’s your credit that takes the hit alongside theirs.

Credit is the other piece people underestimate. Lenders typically price the loan off the lowest median credit score among the borrowers, not the average. So if one of you has excellent credit and the other is still rebuilding, the rate you get reflects the weaker score. It’s worth pulling both credit reports and talking honestly about debts and history before you shop, because the loan treats you as a single financial unit even though your finances are separate.

The upside of that same rule is the qualifying power covered above. All the income counts, which is what makes the approval possible in the first place. The trade is that all the risk is shared too. Going in clear-eyed about that is the whole game.

How you hold the title matters

Two co-buyers can own the same house in very different ways, and the one you choose decides what happens when life changes.

Joint tenancy splits ownership equally and includes a right of survivorship, meaning if one owner dies, their share passes automatically to the other. That fits couples and close family who want the simplest path. Tenancy in common is the more common choice for friends and business-minded co-buyers, because it lets you hold unequal shares, say 60/40 if one person put down more, and each owner can sell or will their share independently. If you’re putting in different amounts of money, tenancy in common is usually the structure that keeps it fair. A real estate attorney can walk you through which one fits your situation before closing.

Put it in writing before you buy

A co-ownership agreement is the single smartest thing co-buyers do, and skipping it is the most common regret. Think of it less as a legal formality and more as the game plan for your investment, written while everyone still likes each other and nobody’s under pressure.

A good agreement spells out the things that feel obvious now and won’t later. How is ownership split, and does it match who paid what? Who covers which bills, and how do you handle a month when one person is short? What happens if someone wants out, gets a job in another city, gets married, or simply changes their mind? Most agreements give the staying owner a first right to buy the other out, set a method for valuing the home so there’s no fight over the number, and lay out how you’ll sell if it comes to that. The hard questions, including what happens if an owner dies or can’t pay, are far easier to answer on paper in advance than in a crisis. Spend the money on an attorney to draft it. It’s cheap insurance against losing both the house and the friendship.

Where co-buying makes sense in Memphis

The local market is part of why this works as well as it does here. Memphis and its suburbs still offer entry points below what you’d pay in Nashville, Atlanta, or Charlotte, and Tennessee’s lack of a state income tax stretches every paycheck a little further. That affordability edge is exactly what makes co-buying powerful, because two incomes go further in a market that’s already reasonable than in one where you’re both priced out to begin with.

It’s the same affordability story playing out across the metro. As housing affordability in the second half of 2026 holds up and more listings come online, buyers have more room to choose, and co-buyers get to aim higher together. Two people teaming up can realistically look at homes in Germantown or Collierville, with their school zones and steadier values, that a solo first-timer would have to skip. For anyone working through the basics, our guide to buying your first home in Memphis pairs naturally with a co-buying plan.

The risks worth weighing

Co-buying isn’t free of downside, and the honest version includes the parts that can go wrong. You’re tying your biggest asset and your credit to another person’s choices for years. If they lose a job, run into debt, or want out before you’re ready, your finances feel it directly. Selling a co-owned home takes agreement from everyone on the title, so a stalemate can trap you in a house you want to leave.

And there’s the relationship itself. Money has a way of testing friendships and family ties, and a missed payment or a disagreement over a renovation can sour both the deal and the bond. None of this is a reason to avoid co-buying. It’s the reason to do it only with someone you trust, whose finances you understand, and with the agreement in writing before you start. The buyers who get burned are almost always the ones who treated a financial partnership like a casual favor.

Whether co-buying is your way in

Affordability is real, but it doesn’t have to mean waiting on the sidelines indefinitely. For the right pair of buyers, with aligned goals, honest finances, and a plan in writing, co-buying turns a down payment that felt years away into a closing date you can circle on the calendar. It’s how a lot of first-time buyers are finally getting in.

If you’re wondering whether it could work for your situation, that’s a conversation worth having with someone who knows the local market. Reach out to our team and we’ll help you figure out your path to owning, whether you’re going it alone or teaming up to make the numbers work. You can also start your home search whenever you’re ready to see what’s out there.

 

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Renting vs. Buying on Net Worth Gaps

Author: Reid Realtors
Categories: For Buyers,news,Rent vs. Buy

(Updated 6/05/26)

There’s a number from the Federal Reserve that does a better job of explaining the case for homeownership than any sales pitch ever could. The typical homeowner in America has a net worth around 40 times higher than the typical renter. Not 40 percent. Forty times over.

The figures behind it are roughly $396,200 for homeowners versus about $10,400 for renters, from the most recent Survey of Consumer Finances. That gap is the single clearest argument for buying a home, and it’s worth understanding before you renew another lease. It didn’t appear overnight, and it doesn’t close while you wait. It’s built slowly, payment by payment, while one group buys an asset and the other rents one.

If you’ve been weighing renting vs buying in Memphis, this is the math that should be in front of you. We’ve walked a lot of first-time buyers through this decision, and the gap between renting and owning is almost always wider over time than people expect going in. This breaks down why the gap exists, what drives it, and how to think about whether buying makes sense for your situation today.

The wealth gap between owners and renters

The 40x number sounds extreme until you trace where it comes from, and then it just looks like arithmetic. Every rent payment leaves your account and never comes back. Every mortgage payment splits in two: part covers interest, and part pays down what you owe, which means you own a little more of your home each month. Stretch that over 15 or 30 years and you end up holding a paid-down asset worth more than you paid for it, while a renter holds a folder of receipts.

Then there’s appreciation sitting on top of that. When your home’s value rises, your equity rises with it, and that shows up dollar-for-dollar in your net worth. A renter gets none of that lift. The landlord does. So the gap grows from two directions at once, principal you’re paying down and value the home is gaining, and renting captures neither.

What built the homeowner wealth jump

The Federal Reserve called the 2019 to 2022 stretch the largest three-year jump in median net worth in the history of the survey, and a big share of it came straight from home equity. Prices climbed fast, mortgage rates sat low for part of that window, and anyone who already owned watched their net worth rise without lifting a finger.

That particular window has closed. Rates are higher now, price growth has cooled, and nobody’s forecasting another run like that one. But the engine underneath didn’t change. Owners still build equity with every payment, and homes still tend to appreciate over time. The gap just widens at a calmer pace now instead of a dramatic one, which is arguably a healthier place for a buyer to step in.

Home values climb over the long run

There’s a stubborn myth that home prices are a coin flip. Zoom into any two-year stretch and sure, they can dip or spike. Pull back across decades of Federal Reserve data and the line is hard to argue with: values trend up. The 2008 crash that felt apocalyptic at the time shows up as a dip that prices later climbed right past.

Memphis behaves a little differently from the coasts, and mostly in a buyer’s favor. Our price swings tend to be gentler, our appreciation steadier, and our entry prices still within reach for people who’d be locked out in other metros. A first-time buyer in Bartlett or Cordova can still find starter homes at prices a normal income can actually support, which is a big reason the area keeps drawing buyers priced out elsewhere. Right now appreciation across the metro is running in the low single digits, slow enough that you’re not racing a moving target while you shop.

Rent keeps rising, your mortgage doesn’t have to

Any renter feels this one in their gut. The lease comes up, the new number is higher, and the direction never reverses for long. Some years it’s a gentle bump, some years it stings, but the trend line only points one way.

A fixed-rate mortgage breaks that cycle in a way renting simply can’t. Lock one in and your principal and interest payment is the same in year 15 as it was in year one. Meanwhile your friends who kept renting are 15 years into compounding increases, paying far more each month than they did when they signed that first lease. Your taxes and insurance may drift up over time, but the core of your housing cost is frozen, and that stability is worth real money when you stretch it across a decade or two.

When buying beats renting on the math

This is the part that surprises people. In a lot of markets, including much of the Memphis area, buying costs less month to month than renting the moment you need two or more bedrooms. National figures from Realtor.com and the National Association of Realtors have shown this pattern for a while.

Picture what a two-bedroom rental runs in Germantown or East Memphis today, then set it next to the monthly payment on a starter home with a reasonable down payment at current rates. The two numbers often land within a few hundred dollars of each other. The difference is that one payment builds your equity and the other builds your landlord’s. If you’re starting a family, working from home, or just tired of paying for storage units, the math tilts toward buying about the time you need more than one bedroom, and that’s before you count a dollar of equity.

The quiet wealth machine of owning

Pull far enough back and the whole thing clarifies. Rent vanishes the second you pay it. A mortgage payment shrinks what you owe and, eventually, hands you a house you own outright. Pair that with appreciation and you’ve got a wealth-building machine running in the background of your life whether you think about it or not.

Surveys of younger homeowners keep finding the same top reason for buying: building their own equity instead of their landlord’s. That’s the entire idea in one sentence. Your housing cost exists either way. The only question is whose asset it’s filling up. For most households, housing is the single biggest line in the monthly budget, so pointing that money at something you own compounds into real net worth over the years. Pointing it at rent produces a roof that costs more next year.

The cost of staying put

A Bank of America survey found that 70% of aspiring homeowners worry about what long-term renting does to their finances, and 72% worry that rising rent will squeeze them now and later. Both groups have it right.

Rent increases don’t just pinch this month’s budget. They make next year’s down payment harder to save, because every $200 rent hike is $200 that didn’t go into a house fund. At the same time, home prices are usually creeping up in the background. So a renter watches the target drift further away while the tank they’d use to reach it drains a little each year. That’s the trap, and the longer you sit in it, the harder it is to climb out. Breaking the cycle often means moving a bit earlier than feels comfortable, with a little less saved than you’d like, just to step off the treadmill.

It’s not only about the money

Owning comes with things that never show up on a Federal Reserve chart but matter to how you live day to day. You can paint a bedroom dark blue because your kid asked. You can hang heavy shelves, put in a dog door, or redo the kitchen on your own timeline without a landlord’s signature. (An HOA may have rules about the outside, but the inside is yours.)

There’s privacy in it, too. No quarterly inspections, no notice that the place is going on the market and you’ll be hosting showings next weekend. And there’s room to grow into, a home office, a workshop, a garden, space for a family, without wondering whether your lease gets renewed. Over the years you put down roots, get to know your neighbors, and invest in a place that invests back in you. The day you get the keys to your first home tends to stick with people. That part isn’t on the spreadsheet, but it’s real.

Is now the right time for you?

Let’s be straight about the market. It isn’t easy for first-time buyers right now. Rates are sitting in the low-to-mid 6s, higher than the bargain years, and prices in the most desirable Memphis neighborhoods haven’t fallen the way some people hoped. Competition in places like Collierville and Germantown stays real, though more listings have come online lately than buyers have seen in years. If you’re weighing those trade-offs, our Memphis suburbs comparison guide is worth a read, and so is our look at where affordability sits in the second half of 2026.

But “hard” and “impossible” aren’t the same word. The real question isn’t whether the market is easy, it’s whether your numbers work. If your income, credit, and savings can carry a mortgage on a home you’d happily stay in for several years, the long-term math still favors buying, even at today’s rates. You can refinance a rate later. You can’t go back and buy at last year’s price.

And if your numbers don’t work yet, that’s fine too. The right move then is a plan: clear the high-interest debt, build the down payment, and be ready when the math lines up. We work with buyers at every stage of that, including the ones who are a year or two out.

How to make the rent vs buy call

The sharper question isn’t “can I cover the monthly payment.” It’s “how many more years am I willing to pay down someone else’s mortgage instead of my own.” Every year of renting is another year the gap grows the wrong way for you.

A few things worth thinking through honestly:

  • How long you plan to stay is the big one. Most buyers break even on closing costs within three to five years, so if you’re moving in a year, renting probably wins, and if you see yourself here five years or more, buying usually does.
  • Your debt picture counts too. High-interest credit card balances make everything about buying harder, so clear those first and the rest gets easier.
  • Income stability is what underwriting looks for. Job changes and self-employment aren’t dealbreakers, they just change the paperwork.
  • And keep the first home realistic. First homes are starter homes, the place that gets you building equity, not the forever home, and that mental shift opens up a lot of options.

If owning still feels out of reach, the first step isn’t house hunting. It’s getting clear on your actual numbers with someone who knows this market. A local agent working alongside a good loan officer can usually tell you within one conversation whether you’re six months or three years out, and exactly what needs to change.

The core idea

Renting feels safer in the moment. It’s flexible, and some months the number is genuinely lower. Stretch the view to 10 or 20 years, though, and the math turns hard to ignore. A fixed-rate mortgage locks your housing cost, equity builds with every payment, your net worth rises as the home appreciates, and you get to live in the place on your own terms.

Homeowners holding roughly 40 times the net worth of renters isn’t a fluke or a statistical trick. It’s the predictable result of aiming your housing budget at something you own. The gap is real, it’s documented, and it compounds. The good news is that the distance between renting now and owning your first home is usually smaller than it looks from inside the rental. When you’re ready to find out what it looks like for your situation, get in touch and we’ll be straight with you about where you stand.

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Housing Affordability in the Second Half of 2026

Author: Reid Realtors
Categories: For Buyers,For Sellers,Forecasts,Home Prices,Inventory,Mortgage Rates,news

(Updated 6/02/26)

Six months ago, the story was about relief finally arriving. Rates had eased off their 2024 highs, more listings were showing up, and the affordability math that punished buyers for three straight years was bending in the right direction. Now that we’re into the back half of the year, the question is different. It’s not whether affordability is improving anymore. It’s how long this window stays open.

Housing affordability in the second half of 2026 is holding up, but it’s no longer a clean upward trend. The first half of the year handed buyers some real gains. What happens between now and December depends on where mortgage rates settle, how much inventory keeps coming, and whether wages keep doing the quiet work of closing the gap. In the Memphis area, the picture looks better than the national headlines suggest, which is worth understanding before you make a move.

Mortgage rates are the wild card now

Through the first half of 2026, the average 30-year fixed drifted down into the low 6s, with some weeks dipping toward the high 5s. That move is most of the reason affordability improved at all. As of early summer, rates are sitting around 6.3% to 6.5%.

The forecasts for the rest of the year don’t agree, and that disagreement is the story. Fannie Mae and the Mortgage Bankers Association both expect rates to hold fairly steady, bouncing in the 6.1% to 6.3% range through December. Morgan Stanley takes the other side, projecting that rates could drift back up in the second half and into 2027 after the dip earlier this year. Most year-end averages land somewhere between 5.9% and 6.3%.

What that means in practice is that the cheap-money window some buyers were waiting for may have already come and gone in the spring. If you’ve been sitting on the fence expecting rates to keep falling all year, the data doesn’t back that bet. Planning around a steady glide toward 5% is a gamble.

On a $350,000 loan, the difference between 6.9% and 6.2% runs roughly $165 a month. Not life-changing, but enough to feel on a monthly budget, and enough that locking a decent rate when you find the right house beats holding out for a number that may never show.

a graph with numbers and lines

More homes, but still a tight market

Inventory is the brighter part of the story. Listings across the Memphis metro are up somewhere around 8% to 12% compared with a year ago, part of a national shift that’s been building since late 2025. After years of bare shelves, that’s a genuine change. Some of it traces back to the lock-in effect finally loosening as homeowners who’d been clinging to sub-4% mortgages decide life can’t wait any longer.

It’s still not a buyer’s market, and that’s the honest caveat. The metro is sitting around 3.9 months of supply, below the five to six months that signals true balance. Well-priced homes in good areas still move, and they’re closing at roughly 95% to 96% of asking. So buyers have more to choose from and a little more room to negotiate, but nobody’s getting steep discounts on the good stuff.

For the back half of the year, watch new construction and listing activity in the eastern suburbs. If the inventory bump holds through the fall, buyers keep their leverage. If it stalls, the advantage tilts back toward sellers heading into 2027.

Prices are still climbing, just slowly

National home prices are up around 30% from where they sat in early 2020, and they haven’t given that back. What’s changed is the pace. Forecasts put Memphis-area appreciation somewhere in the 2% to 4% range for the year, a long way from the double-digit jumps of the pandemic.

Slow, steady price growth is the quiet good news for affordability. When prices crawl instead of sprint, the time you spend house-hunting stops working against you. You’re not watching your target move $10,000 out of reach every month you take to decide.

For sellers, modest appreciation means your equity is still growing, just at a calmer pace. If you bought before 2022, you’re almost certainly sitting on a solid gain regardless of the slowdown.

a graph of increasing prices

Why affordability held up at all

The piece that doesn’t make headlines is income. Wages have been growing a little faster than home prices through 2026, and that gap counts for a lot. When your paycheck rises 3% to 4% and home prices in your market rise 2% to 4%, your buying power inches forward even if rates barely move.

That’s the actual engine behind affordability improving this year. It isn’t a rate crash or a price drop. It’s the slow grind of incomes catching up after years of falling behind.

It helps to be realistic about the ceiling, though. Getting back to 2019-level affordability would take something dramatic on rates, income, or prices, and none of that is on the table for the second half of 2026. The improvement is real. It’s also incremental, and it’s strongest for buyers who are ready to act on it.

A national supply problem sits underneath all of this too. The country is short something like half a million homes priced under roughly $260,000, the exact range first-time and middle-income buyers shop in. That shortage is part of why entry-level homes still feel competitive even as overall inventory loosens.

a graph of a graph showing the sales of a company

 

What it means for Memphis, Germantown, and Collierville

National averages only get you so far. Real estate is local, and the Memphis metro keeps landing on the friendlier side of the affordability map.

Memphis remains one of the more affordable major metros in the country. A family buying here gets meaningfully more house for the money than the same household would in Nashville, Atlanta, or Charlotte, and Tennessee’s lack of a state income tax stretches a paycheck further on top of that. For first-time buyers especially, those are the conditions that turn renting into owning.

Germantown

Germantown’s schools and established neighborhoods keep demand steady, so homes here sell at a premium to the metro median. The upside for the back half of 2026 is choice. With more listings coming online, buyers searching for homes in Germantown have more room to be picky about neighborhood, lot, and price than they did a year ago.

Collierville

Collierville pulls buyers with its town square, top schools, and a mix of new construction and older neighborhoods. Newer developments tend to price a notch above Germantown, but the value holds up once you factor in school quality. The slower pace of price growth shows up here too, which gives people looking at homes in Collierville a bit more time to make a decision without feeling rushed.

Memphis and the surrounding suburbs

If value is your priority, Memphis proper and suburbs like Bartlett and Cordova still offer entry points below the metro median. The affordability edge is real enough that a lot of households can buy here while they’d still be stuck renting in a peer city. That’s the whole ballgame for first-time buyers, and it’s a big reason the local market keeps drawing people relocating from higher-cost areas.

If you’re buying in the back half of 2026

The case for buying now comes down to leverage that may not last. You’ve got more inventory than you’ve seen in years and a little negotiating room, while prices are still climbing slowly enough that waiting doesn’t pay.

The risk in waiting is the rate forecast. If the buyers betting on sub-5% rates are wrong, and the data suggests they might be, then holding out costs you months of rent and lost equity for a discount that never arrives. The smarter play hasn’t changed: buy when your finances and your life are ready, lock a rate you can live with, and refinance later if the chance comes. If 6.3% works in your budget today, the home search is worth starting now rather than gambling on December.

If you’re selling in the back half of 2026

Selling into this market is still a strong position, with one adjustment. You’re no longer the only listing on the block. Buyers have choices again, so your home has to earn its price instead of riding scarcity.

That puts all the weight on pricing and presentation. Homes priced to current comps and shown well are still closing near asking in a couple of weeks. Homes priced to last year’s peak sit, pile up days on market, and end up taking a cut anyway. The gap between those two outcomes is as wide as it’s been since before the pandemic. If you’re weighing a move, the prep work matters more now than it did in 2022, so clean, declutter, handle the deferred maintenance, and price to where the market is today before you list your home.

The equity side still favors you. Most owners who bought before 2022 are sitting on real gains even after the cooldown, and selling near today’s values beats gambling on another leg up the forecasts don’t promise. A quick home valuation is the right first step before you commit to anything.

What to watch between now and December

A few things could swing affordability before the year closes. The Federal Reserve’s rate decisions will steer where mortgage rates land by fall, and with the forecasts split the way they are, that’s genuinely uncertain. If the economy softens, rates could ease and give buyers another opening. If inflation reheats, rates hold or climb and the spring window closes for good.

Locally, keep an eye on inventory and hiring across the metro. Steady employer growth and a continued flow of new listings would keep the back half buyer-friendly. A pullback in either would tighten things up fast.

Bringing it together

Housing affordability in the second half of 2026 is better than it’s been in years, but it’s a window, not a trend you can count on widening. Rates have stopped falling and may even tick up. Inventory is healthier but still tight. Prices keep grinding higher, slowly. The one steady tailwind is income, and it’s doing more of the work than most people give it credit for.

The mistake right now is the same one it’s been all year: waiting for perfect conditions that aren’t coming. Sub-4% rates are gone. The combination of more choice, calmer prices, and rising wages means the math works better today than it did a year ago, especially in the Memphis area where the affordability edge runs deeper than the national numbers show. If you want to know what that looks like for your specific situation, reach out to our team and we’ll walk through the numbers that matter for your move.

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Newly Built Home Prices Hit a 5-Year Low

Author: Reid Realtors
Categories: Affordability,Buying Tips,First-Time Buyers,For Buyers,New Construction,news

We keep hearing the same thing from buyers who tour new construction in Collierville and Arlington: “I love these houses, but I assumed they were out of my budget.” Six months ago, they might have been right. The numbers have shifted.

The median sale price of a newly built home has dropped to about $387,400, according to the latest Census data. That’s the lowest it’s been since 2021. And builders aren’t just lowering prices. They’re layering on incentives that make the real cost even lower than the sticker suggests.

If you’ve been watching new construction from the sidelines, the math has gotten better than it’s been in years. We’ll break down what’s changed with new construction home prices in 2026 and what it means if you’re shopping right now.

Prices on newly built homes have come down

After the run-up during the pandemic years, new home prices peaked at $460,300 in late 2022. They’ve been working their way back down since. The current median of $387,400 is a real correction from that peak, and for the first time in a while, the trend line is clearly moving in buyers’ favor.

[IMAGE 1: Census line graph showing median new home prices from 2017-2026, peaking at $460,300 and currently at $387,400]

Local markets vary, but the national data is directionally useful. Entry-level new construction (the price range where most first-time buyers are shopping) has dropped about 2.7% over the past 12 months, according to Zonda. That’s a bigger decline than any other price tier, which means the segment with the most buyer demand is also getting the most price relief.

If you look at that graph, notice where prices were before the pandemic. Even after this correction, new home prices are still above pre-pandemic levels. That’s an important detail for reasons we’ll get to in a minute. But the direction of the trend line, coming down from that 2022 peak, is real. And it’s creating opportunities that didn’t exist a year ago.

a graph of a home prices


Builder incentives are stacking up

Lower sticker prices are only part of what’s happening. According to the National Association of Home Builders, 60% of builders are currently offering some form of incentive to attract buyers. That’s six out of every ten builders willing to give you something beyond the list price.

The common incentives we’re seeing in the Memphis area and nationally:

  • Closing cost assistance, where the builder covers several thousand dollars in fees that would otherwise come out of your pocket at closing
  • Mortgage rate buydowns, where the builder pays upfront to lower your interest rate and reduce your monthly payment
  • Upgrade packages thrown in at no extra cost: premium finishes, appliance bundles, flooring upgrades
  • Straight price reductions

That last one is more common than most buyers expect. Over a third of builders (36%) are cutting prices right now, and the average discount runs about 5% off list price.

[IMAGE 2: NAHB graphic showing 36% of builders doing price cuts, averaging 5% off list prices]

To put 5% in perspective: on a $400,000 new build, that’s $20,000 off the price. Combine it with a rate buydown or closing cost assistance, and the total value of builder concessions can be significant. If you’ve been researching down payments and worried about upfront costs, builder incentives can cover a real portion of what you’d need to bring to closing.

Most buyers assume builders won’t budge on price the way a traditional seller might. But builders operate differently. A homeowner who doesn’t get the price they want can just take the house off the market and wait. A builder with 14 finished homes sitting in a subdivision has carrying costs on every single one. They’re paying interest on construction loans, HOA fees on unsold lots, and insurance. Every month a house sits empty, it costs them money.

Joel Berner, Senior Economist at Realtor.com, put it well: “many existing-home sellers resort to taking down their listing instead of taking less than their desired price, but builders are more motivated to sell their inventory than owner-occupants.”

That motivation works in your favor. Especially if you bring your own agent to the table and negotiate on your behalf.

Why this isn’t a repeat of 2008

Whenever home prices drop, the 2008 comparison comes up. It came up after the pandemic surge, and it’s coming up now. If you lived through the crash (or watched your parents live through it), any downward price movement triggers the same alarm.

But what’s happening with new construction prices in 2026 is nothing like 2008. The situations have almost nothing in common.

In 2008, builders had massively overbuilt. Subdivisions sat half-empty. Speculative buyers had purchased homes they couldn’t afford using loans they never should have qualified for. When the lending market seized up, those homes flooded the market as foreclosures and the entire pricing structure collapsed.

None of those conditions exist right now. Lending standards are strict. Every mortgage requires documented income, verified employment, and proof the borrower can handle payments. Foreclosure rates remain well below historical averages, not spiking above them. And builders learned the hard lesson from 2008 about overbuilding.

Look at the price graph one more time. Even with the correction from the 2022 peak, current prices are still well above where they were in 2017, 2018, or 2019. The pre-pandemic median hovered around $310,000 to $330,000. Today’s $387,400 is lower than the peak but still roughly 20% above where prices sat before the pandemic began. This is a market adjustment, not a collapse.

Builders today are managing their inventory deliberately. They’re slowing starts, adjusting prices, and offering incentives to keep homes moving at a steady pace. That’s the opposite of the 2005-2007 playbook, where builders kept building regardless of demand. The current price decline isn’t panic. It’s a business decision to keep inventory turnover healthy.

For buyers, the takeaway is straightforward: you’re buying into a market where prices have room to grow from current levels, not one where they’re falling off a cliff. The correction has brought pricing back to something more sustainable, which is better for long-term value than buying at a peak and hoping the line keeps going up.

 

a blue and grey pie chart

What this looks like for Memphis-area buyers

National data tells you the direction. Local conditions tell you what you’ll find when you start shopping.

The Memphis metro has seen steady new construction in areas like Arlington, Collierville, and the northern suburbs. Builders with active communities in these areas are competing for the same pool of buyers, which gives you leverage even beyond the national incentive trends.

First-time buyers are in the best position we’ve seen in a while. The 2.7% decline in entry-level new construction prices is directly relevant if you’re looking at homes in the $280,000 to $375,000 range. Pair that with builder incentives and the math has changed enough that a new build might fit your budget where it didn’t before.

If you’re currently renting and running the numbers on buying, the combination of lower new home prices and builder concessions is worth factoring in. A rate buydown from the builder, for example, can make a significant difference in your monthly payment for the first few years of the loan, and you can refinance later if rates drop further.

And many of the myths about new construction don’t hold up right now. The idea that builders won’t negotiate, that you can’t get a deal on new builds, that incentives are marketing gimmicks. In this market, with inventory to move and buyer traffic down from the frenzy years, builders are genuinely flexible. We’ve seen it firsthand in negotiations with local builders over the past several months.

How to make the most of this market

If you’re going to shop new construction right now, a few things will help you get the best deal.

Have your own agent. The builder’s on-site sales agent works for the builder. They’re helpful and knowledgeable, but their job is to sell you that builder’s homes at the best price for the builder. Your agent’s job is to get you the best deal. Builders expect buyers to have representation, and in most cases, they pay the buyer’s agent commission, so it doesn’t cost you anything extra.

Get pre-approved before you walk into a model home. Builders take pre-approved buyers more seriously, and when you’re asking for concessions (rate buydowns, closing cost help, upgrades), having financing in order gives you credibility. It also speeds up the process if you find something you want to move on.

Compare the total package, not just the sticker price. A home priced $15,000 higher but offering a 2-1 rate buydown and $8,000 in closing cost credits might actually cost you less per month than the cheaper home with no incentives. We run these numbers with buyers all the time, and the “best deal” isn’t always the lowest list price.

Ask what’s negotiable. Builders won’t always volunteer everything they’re willing to do. Some have corporate incentive programs that the on-site agent can offer. Others have flexibility on specific upgrades or lot premiums that only come up if you ask. Your agent should know which questions to push on.

And don’t assume you’ve missed the window. Affordability forecasts for 2026 suggest the buyer-friendly trend has more room to run. Builder inventory is still elevated, and the incentive environment isn’t going away overnight.

The bottom line for new construction in 2026

Builder incentives and the lowest new home prices since 2021 are working in buyers’ favor in a way they haven’t in years. If you’ve wanted a newly built home but the numbers never quite worked, this is the best stretch of pricing and flexibility we’ve seen since before the pandemic run-up.

We’re working with buyers in Germantown, Collierville, Arlington, and across the Memphis area who are taking advantage of this market right now. If you want help figuring out what’s available and what kind of deal a builder might put together for you, reach out to our team and we’ll walk through it with you.

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Why Buyers are Looking at Eads TN

Author: Reid Realtors
Categories: For Buyers,Luxury Market

If you’ve been searching for homes in Shelby County and keep bumping into the same subdivisions in Germantown and Collierville, Eads might not be on your radar yet. It should be.

Buying a home in Eads TN looks different from buying in the more established Memphis suburbs. There are no town squares or walkable shopping districts. There’s no city government, no city taxes, and in a lot of cases, no HOA. What there is: space. Lots of it. Mature trees, acreage, and the kind of quiet you stop noticing until you visit a friend back in Cordova and remember what traffic sounds like.

Eads sits in unincorporated Shelby County, east of Collierville and north of the Fayette County line. It’s close enough to everything (15 minutes to Collierville Town Square, 20 to Germantown, 35 to downtown Memphis) but it feels like a different world. And over the last couple of years, more buyers have been making that drive on purpose.

What makes Eads different

The biggest difference between Eads and somewhere like Collierville or Germantown is density. Or the lack of it.

Germantown lots are typically a quarter to a third of an acre. Collierville gives you a little more room, maybe half an acre in the newer subdivisions. In Eads, one to five acres is normal. Some properties sit on 10 or 15. You’re looking at established homes on wooded lots, horse properties with fenced pasture, and vacant land where you can build exactly what you want.

The area doesn’t have a traditional neighborhood feel with sidewalks and cul-de-sacs (a few subdivisions exist, but they’re the exception). Most homes are on rural routes or county roads. Your neighbors are there, but you can’t see their house from yours.

For some buyers, that’s a dealbreaker. For others, it’s the whole point.

The types of properties you’ll find

Eads real estate breaks down into a few categories.

There are the established homes, mostly built between the late 1990s and mid-2010s, on one to three acres. These tend to be 2,500 to 4,000 square feet with large garages, outbuildings, and mature landscaping. Many have pools. Most have some combination of pasture, woods, or both. Average home values in the 38028 zip code sit around $604,000, though that number moves quite a bit depending on acreage and condition.

Then there’s the land. Eads has more available buildable lots than anywhere else this close to the Memphis metro. Buyers who want a custom build without driving 45 minutes to Fayette or Tipton County can find five-acre parcels here and still be within Shelby County services. If you’ve priced land in Collierville lately, you know how fast the per-acre cost climbs once you’re inside city limits. Eads doesn’t have that markup.

And there’s the occasional hobby farm or equestrian property. Fenced acreage, barn, riding ring, the works. These don’t come up constantly, but when they do, they move.

Schools in the Eads area

School zoning is one of the first questions buyers ask, and in Eads the answer is a little different from the incorporated suburbs.

Eads falls under Shelby County Schools, not a municipal district. That means the zoned public schools are SCS schools, not Collierville or Germantown municipal schools. Some families are fine with that. Others weigh private school into their budget from the start.

The private school options in the area are strong. Several well-known schools in Collierville and Germantown are a 15 to 20-minute drive. Families moving to Eads from those areas often keep their kids enrolled where they already are. The commute adds a few minutes, but most parents who’ve made the move say the trade-off is worth it for the property and the lifestyle.

If public school zoning matters to you, get specific before you write an offer. SCS has rezoned parts of eastern Shelby County more than once in recent years, and the school your neighbor’s kids attend might not be the one your address maps to. Your agent should be pulling current zoning data, not relying on what Zillow says.

What to know before you buy

Eads has a few quirks that don’t come up when you’re buying in a subdivision in Germantown or Collierville.

Septic systems are common. Most Eads properties aren’t connected to municipal sewer. If you’ve never owned a home on septic, it’s not complicated, but you need to know what you’re getting into. A septic inspection should be part of your home inspection process, and your lender may require one anyway. Age of the system, tank size, drain field condition: all of it matters, especially on older properties.

Some homes are on well water instead of (or in addition to) municipal water. Well water in this part of Shelby County is generally good, but you’ll want a water quality test before closing. Iron content and hardness vary by property.

Internet service has improved a lot in the last few years, but coverage is still uneven. Some roads have fiber. Others are working with fixed wireless or satellite. If you work from home, check availability at the specific address before you fall in love with the property.

And one more practical note: fire and ambulance service in unincorporated Shelby County runs through the county rather than a municipal department. Response times are longer than in Germantown or Collierville. That’s not a daily concern for most people, but you should factor it in.

The financial side

Property taxes in unincorporated Shelby County are lower than in the incorporated cities. You’re paying county tax only, with no city tax layered on top. On a $600,000 home, that difference adds up to several thousand dollars a year compared to the same value home inside Collierville or Germantown city limits.

No HOA on most properties means no monthly dues and no one telling you what color to paint your mailbox. It also means no one maintaining common areas, no community pool, and no architectural review if your neighbor decides to park a boat in their front yard. That’s the trade-off, and most Eads buyers consider it a good one.

Closing costs work the same as anywhere else in Shelby County. The septic inspection and well water test will add a couple hundred dollars to your due diligence costs, but that’s minor in the context of a purchase this size.

If you’re buying your first home and considering Eads, keep in mind that some loan programs have acreage limits or restrictions on properties with outbuildings. FHA and VA loans can work, but the appraisal process gets more involved when the property includes barns, detached workshops, or significant land. Talk to your lender early.

Who Eads is right for

Eads tends to attract a specific kind of buyer. Families who’ve outgrown their Collierville subdivision and want room for the kids to run. People who want to build on their own terms without spending $300 per square foot on the lot alone. Remote workers who realized the commute doesn’t matter anymore. A fair number of people grew up in rural west Tennessee and want that feel without leaving Shelby County.

It’s not for everyone. If walkable restaurants and a neighborhood pool are non-negotiable, or if you’re not willing to drive 15 minutes for groceries, Eads will frustrate you. Somewhere inside Collierville proper would be a better fit.

But if you’ve been looking at listings in the eastern suburbs and thinking “I wish this had more land,” or if you keep calculating what a $600,000 budget gets you inside city limits versus outside, Eads is where that math starts to change.

Worth a drive

The easiest way to understand Eads is to go there. Drive out on a Saturday morning. Take Macon Road east past Collierville until the subdivisions thin out and the lots get bigger. You’ll know when you’ve arrived because the road gets quieter and the trees get taller.

If you want to see what’s available right now, browse current Eads listings or get in touch with us and we’ll set up a tour. We’ve helped quite a few families make this move over the last couple of years, and we can walk you through what to watch for on properties that are a little different from your typical suburban resale.

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