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City · 9,185 residents · Manatee County, Florida

Memphis , Florida

In Memphis, a typical home is worth $313,800 and typical rent is $1,173 a month. Compared with all of Manatee County, typical rent is 30% lower, the typical home value is 20% lower, and the share of households that own their home is 7 points higher.

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  • Typical home value

    $313,800

    20% below the county

    13% below Florida

    • Memphis
    • Manatee
    • Florida

  • Typical rent

    $1,173a month

    30% below the county

    30% below Florida

    • Memphis
    • Manatee
    • Florida

  • Typical household income

    $74,839a year

    5% below the county

    About the same as Florida

    • Memphis
    • Manatee
    • Florida

  • Households that own their home

    81%

    7 points above the county

    14 points above Florida

    • Memphis
    • Manatee
    • Florida

Source: U.S. Census Bureau, Average 2020–2024

Memphis is in Manatee County. The FHA loan limit ($547,400 for a one-unit home), the fair market rents and the help on this page are those of all of Manatee County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Memphis apart

What this place has that others do not, from public data, most unusual first.

  1. Nearby, in Samoset, the typical home value is $196,800: 37% less than in Memphis ($313,800).

  2. The typical rent in Memphis is $1,173 a month, 30% less than in Manatee County as a whole ($1,671).

  3. The typical home in Memphis is worth $313,800, 20% less than in Manatee County as a whole ($391,400).

  4. 81% of households in Memphis own their home, against 74% in Manatee County.

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Memphis

What homes there are in Memphis, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

Detached houses, standing on their own, make up 78% of homes here, against 54% in Manatee County.

Year built

In Memphis, half of the homes were built before 1987; in Manatee County, before 1991.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$1,597 a month

Manatee County: $2,079 a month

Without a mortgage

$479 a month

Manatee County: $706 a month

Owners with a mortgage

46%

Manatee County: 51%

In Memphis, 46% of owners have a mortgage, and their typical cost is $1,597 a month, against $2,079 in Manatee County. Without one it drops to $479.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

The boundaries of Memphis changed since 2015–2019, so the Census does not compare its figures from then and now. In Manatee County, the typical home value rose 64%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureMemphisManatee CountyFloridaUnited States
Rental vacancy Unreliable estimate14.1%7.6%5.5%
Homeowner vacancy Unreliable estimate2.0%1.4%0.9%
More than one person per room Unreliable estimate2.5%3.3%3.4%
People per household 2.882.402.512.53
Drive alone 79%70%70%69%
Carpool 10%10%9%9%
Public transit Unreliable estimate0%1%3%
Walk or bike Unreliable estimate2%2%3%
Work from home 6%16%16%15%
Other means Unreliable estimate2%2%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

Households in Memphis are bigger: 2.88 people on average; in Manatee County, 2.40.

To get to work, 79% of workers in Memphis drive alone; in Manatee County, 70%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Memphis?

A typical home costs more than the typical income allows

We start with a typical home in Memphis, worth $313,800, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 40% of the typical household income in Memphis, which is $74,839 a year. For that payment to be 28% of income, a household would need to earn about $107,619 a year.

The calculator's FHA and conventional loan limits are those of all of Manatee County.

Your numbers

Local data
$

Starts at the typical home value in Memphis. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $10,983 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$2,511

at 7.18% · 30 years

Loan amount
$308,116
Total interest
$443,307
Paid off in
November 2056

Includes $5,299 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,746 a month

  • Tight

    $1,746 to $2,245 a month

  • Hard

    more than $2,245 a month

    Your payment · 40%

Compared with the typical household income in Memphis ($74,839 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,511
Principal & interest$2,087
Property tax$154
Home insurance$131
FHA mortgage insurance (MIP)$139

You need at least $10,983 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Memphis and Manatee County

Memphis is in Manatee County, Florida. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Memphis's own numbers

Typical home value
$313,800
Typical monthly rent
$1,173
Typical yearly household income
$74,839
Households that own their home
81%
Effective property tax rate
0.59%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Manatee County

FHA limit, one-unit home
$547,400
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$2,188
Price change over 5 years (FHFA)
+66%
Homes in a high flood-risk zone
23%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Manatee County.

Everything about Manatee County

Buying

Buying a home in Memphis

A typical home in Memphis is worth $313,800: 20% below the county and 13% below Florida. With the typical household income in Memphis ($74,839 a year), a typical home costs 4.2 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Memphis 4.2 years
  • Manatee 5.0 years
  • Florida 4.8 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Manatee County

According to FHFA’s house price index, home prices in Manatee County rose 130% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Manatee County.

Period County Florida U.S.
Last year (2025) −3.0% −0.5% +2.9%
5 years (2020–2025) +66% +60% +47%
10 years (2015–2025) +130% +127% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Memphis next to Manatee County, Florida and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Memphis $313,800
  • Manatee $391,400
  • Florida $359,000
  • United States $332,700
Typical monthly rent
  • Memphis $1,173
  • Manatee $1,671
  • Florida $1,669
  • United States $1,413
Typical yearly household income
  • Memphis $74,839
  • Manatee $78,457
  • Florida $74,568
  • United States $80,734
See the full table
Memphis next to Manatee County and Florida
Measure Memphis Manatee County Florida U.S.
Typical home value $313,800 $391,400 $359,000 $332,700
Typical monthly rent $1,173 $1,671 $1,669 $1,413
Typical yearly household income $74,839 $78,457 $74,568 $80,734
Households that own their home 81% 74% 68% 65%
Typical yearly property tax $1,839 $3,047 $2,730 $3,119
Effective property tax rate 0.59% 0.78% 0.76% 0.94%
Renters with high rent for their income 65% 61% 60% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Manatee County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Memphis

For a typical $313,800 home in Memphis, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Memphis's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,511a month

    Least cash to close
    Down payment
    $10,983
    Cash to close
    $20,397
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $139

  • Conventional, 5% down $2,454a month

    Down payment
    $15,690
    Cash to close
    $25,104
    Rate
    7.18%
    Mortgage insurance
    PMI · $149

  • Conventional, 20% down, no PMI $1,986a month

    Down payment
    $62,760
    Cash to close
    $72,174
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,276a month

    Down payment
    $47,070
    Cash to close
    $56,484
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Memphis and for Manatee County.

Property tax

Effective rate in Memphis

0.59%of the home’s value each year

$1,839 a year for the typical owner in Memphis.

  • Memphis 0.59%
  • Manatee 0.78%
  • Florida 0.76%

What Florida publishes Homestead exemption (Florida Department of Revenue)

Exemptions and deadlines in Florida

Flood risk in Manatee County

FEMA does not publish these numbers by city: they are for all of Manatee County.

Homes in the high-risk zone
23%
37,749
Of those, with NFIP insurance
43%
County Florida U.S.
Homes in the high-risk zone 23% 13% 3.5%
Of those, with NFIP insurance 43% 67% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Memphis

Typical rent in Memphis is $1,173 a month: 30% below the county. In Memphis, 65% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Manatee County, by unit size. To pay the 2-bedroom one ($2,188 a month) without spending more than 30% of your income, you would need to earn $42.08 an hour working full time.

HUD fair market rent for all of Manatee County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,749 $33.63 $69,960
1 bedroom $1,876 $36.08 $75,040
2 bedrooms $2,188 $42.08 $87,520
3 bedrooms $2,775 $53.37 $111,000
4 bedrooms $3,309 $63.63 $132,360

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Memphis

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Memphis is in ZIP code 34221.

For 2 bedrooms it is $2,050: $138 less than the fair market rent for Manatee County ($2,188).

  • 34221 $2,050$2,600

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Memphis when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Free help

Help to buy or rent in Memphis

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There are 2 HUD-approved agencies with an office in Manatee County; 1 says it serves in Spanish.

A man shakes hands with the specialist who helped him with his loan, in the kitchen of his new home.

HUD counseling is free or low-cost

Assistance programs in Memphis

No down payment, repair or rent-help program on our list is for Memphis or Manatee County. The ones below are statewide in Florida: they work in Memphis the same as in the rest of the state.

Which programs do I qualify for? All programs in Florida

Housing counselors near Memphis

The HUD-approved agencies closest to the center of Memphis, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Step Up Suncoast, Inc. F/K/A Manatee Community Action Agency, Inc.

    6428 Parkland Dr, Sarasota · 8 miles away · Spanish

    • Budget and financial counseling
    • Budget and credit workshops
    • and 4 more
    (941) 827-0118

  • Rooted Communities, Inc.

    8466 Lockwood Ridge Rd, Sarasota · 11 miles away

    • Budget and financial counseling
    • Pre-purchase counseling
    • and 1 more
    (941) 809-2231

  • Florida Home Partnership Inc

    201 14th Ave SE, Ruskin · 13 miles away · Spanish

    • Budget and financial counseling
    • Budget and credit workshops
    • and 3 more
    (813) 672-7860

Every agency in Manatee County All counseling agencies in Florida

Help in Spanish near Memphis

2 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Memphis

HUD’s record names them for Memphis or Manatee County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Manatee County Housing Authority Public housing and Section 8 vouchers (941) 756-3974

One other authority has an office in Manatee County: see the list Source: HUD

Cities

Other cities in Manatee County

These cities are also in Manatee County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Manatee County Housing in Florida

Nearby cities

The cities closest to Memphis, with the typical home value.

Neighboring counties

If Manatee County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Memphis.

All guides
A mother smiles as she carries her young daughter on her shoulders (black and white).

Questions

Housing questions about Memphis

Short answers with the numbers for Memphis and all of Manatee County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Memphis?

The typical home value in Memphis is $313,800, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Manatee County it is $391,400.

How much does it cost to rent in Memphis?

Typical rent in Memphis is $1,173 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Manatee County is $2,188.

What is the FHA loan limit in Memphis?

Memphis uses the FHA limit for all of Manatee County (2026): $547,400 for a one-unit home and $1,052,700 for a four-unit home.

How much property tax do owners pay in Memphis?

The typical homeowner in Memphis pays $1,839 a year, according to the U.S. Census Bureau. That is 0.59% of the home’s value; in Manatee County, the rate is 0.78%.

Where can I find free help to buy or rent in Memphis?

There are 2 HUD-approved counseling agencies with an office in Manatee County. 1 says it serves in Spanish. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).