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County in Tennessee

Shelby County, Tennessee

Shelby County is the most populous county in Tennessee, with 919,173 residents. Shelby County has an FHA limit of $541,287 for one-unit homes. The typical home value here is $249,100. HUD's Fair Market Rent for a 2-bedroom apartment is $1,301 a month; to pay it without spending more than 30% of your income, you need to earn about $25.02 an hour.

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  • Typical home price

    $249,100

    −13% vs. Tennessee −25% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • Shelby
    • Tennessee
    • United States

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

  • Fair market rent, 2 bedrooms

    $1,301 a month

    −6% vs. Tennessee −26% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • Shelby
    • Tennessee
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $541,287

    FHA national floor limit

    The most you can borrow with an FHA loan for a one-unit home here.

    • Shelby
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    0.98% of value per year

    +96% vs. Tennessee +4% vs. U.S.

    $2,429 a year for the typical owner

    • Shelby
    • Tennessee
    • United States

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

Market now, with Zillow data

Zillow data
Typical home value
$215,732
1.2% less than 12 months ago
Typical rent
$1,341 a month
1.4% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Data from October 2026

In short

What is housing like in Shelby County today?

The monthly payment on a typical home with FHA would be about $2,074, that is, 39% of the typical household income in Shelby County. For that payment to be 28% of income, a household would need to earn about $88,900 a year; the typical income here is $63,767. Homes here are worth 13% less than the average across Tennessee. Here 54% of households live in a home they own; across Tennessee it is 67%. The typical property tax is $2,429 a year (about 0.98% of home value), higher than in Tennessee.

Renting is more of a stretch than in Tennessee: 54% of renters put 30% or more of their income toward housing, against 49% statewide.

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

Only here

What sets Shelby County apart

  1. Of the 95 counties in Tennessee, Shelby County has the highest effective property tax rate: 0.98%.

  2. Among the neighboring counties, Hardeman County has the lowest typical home value ($121,700), 51% below the $249,100 in Shelby County.

  3. At 54%, Shelby County ranks 3rd among the 95 counties in Tennessee for the lowest homeownership rate.

  4. Shelby County has the highest typical rent in its area: $1,232, more than any of its 6 neighboring counties; next is Tipton County ($1,013).

  5. From 2020 to 2025, home prices in Shelby County rose 38% on FHFA's index, slower than in Tennessee (60%).

  6. Shelby County has the 4th largest share of rent-burdened renters of the 93 counties in Tennessee with this figure (54%).

Sources: U.S. Census Bureau (Average 2020–2024); FHFA (2025 data).

The homes here

Housing in Shelby County

What homes there are in Shelby County, 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

The detached house is the most common home in Shelby County: 66% of homes, near the figure in Tennessee (68%).

Year built

Homes in Shelby County are older: the typical year built is 1977; in Tennessee, 1987.

Much as in Tennessee, 63% of homes in Shelby County have 3 bedrooms or more.

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

The FHA loan limit for this county is $541,287, and about 86% of owner-occupied homes in Shelby County are worth less than that.

Monthly rent with utilities

Measured against HUD's 2-bedroom fair market rent ($1,301), about 54% of rented homes in Shelby County cost less.

With a mortgage

$1,682 a month

Tennessee: $1,566 a month

Without a mortgage

$602 a month

Tennessee: $464 a month

Owners with a mortgage

62%

Tennessee: 58%

In Shelby County, 62% of owners have a mortgage, and their typical cost is $1,682 a month, against $1,566 in Tennessee. Without one it drops to $602.

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 typical home value in Shelby County rose 66% since 2015–2019, less than in Tennessee (72%).

The typical rent in Shelby County rose 31% over the same time; in Tennessee, it rose 37%.

The typical household income in Shelby County rose 23%: less than home values (+66%) and rent (+31%).

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

MeasureShelby CountyTennesseeUnited States
Rental vacancy 7.9%6.1%5.5%
Homeowner vacancy 0.5%0.9%0.9%
More than one person per room 2.4%2.2%3.4%
People per household 2.492.452.53
Drive alone 77%76%69%
Carpool 9%8%9%
Public transit 1%0%3%
Walk or bike 1%1%3%
Work from home 11%13%15%
Other means 1%1%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes

There is more rental housing open in Shelby County: 7.9% is empty and offered for rent, against 6.1% in Tennessee.

More than one person per room: that is how 2.4% of households in Shelby County live, near the figure in Tennessee (2.2%).

By size, households in Shelby County look like those in Tennessee: 2.49 people on average.

To get to work, 77% of workers in Shelby County drive alone; in Tennessee, 76%.

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 in Shelby County?

A typical home costs more than the typical income allows

We start with a typical home of $249,100, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 39% of the typical household income here, which is $63,767 a year. For that payment to be 28% of income, a household would need to earn about $88,900 a year.

Your numbers

Local data
$

Starts at the typical home value in Shelby County. 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 $8,719 (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

$2,074

at 7.18% · 30 years

Loan amount
$244,588
Total interest
$351,904
Paid off in
November 2056

Includes $4,207 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,488 a month

  • Tight

    $1,488 to $1,913 a month

  • Hard

    more than $1,913 a month

    Your payment · 39%

Compared with the typical household income in Shelby County ($63,767 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,074
Principal & interest$1,657
Property tax$203
Home insurance$104
FHA mortgage insurance (MIP)$110

You need at least $8,719 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.

Buying a home

Buying a home in Shelby County

Here you'll see how prices have changed, how Shelby County compares with Tennessee and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

According to the FHFA House Price Index, home prices in Shelby County rose 82% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here Tennessee United States
In 2025 −0.1% +2.4% +2.9%
5 years (2020–2025) +38% +60% +47%
10 years (2015–2025) +82% +114% +85%
See each year's change

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

Shelby County compared with Tennessee and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • Shelby $249,100
  • Tennessee $286,700
  • United States $332,700
Typical rent a month
  • Shelby $1,232
  • Tennessee $1,189
  • United States $1,413
Typical household income a year
  • Shelby $63,767
  • Tennessee $69,595
  • United States $80,734
See the full table
Shelby compared with Tennessee and the United States
MeasureHereTennesseeU.S.
Residents919,1737,066,383334,922,499
Typical home value$249,100$286,700$332,700
Typical household income$63,767$69,595$80,734
Typical rent$1,232$1,189$1,413
Fair Market Rent (2 bedrooms)$1,301$1,381$1,750
Hourly wage to rent a 2-bedroom$25.02$26.56$33.65
Typical property tax$2,429$1,442$3,119
Effective tax rate0.98%0.5%0.94%
Households that own their home54%67%65%
Renters spending 30% or more on rent54%49%51%
FHA limit (1 unit)*$541,287$541,287$541,287

FHA limit: Tennessee shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in Shelby County

For a typical $249,100 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $2,074 $8,719 $244,588 7.18% FHA MIP · $110 $16,192 580
Conventional, 5% down $2,029 $12,455 $236,645 7.18% PMI · $118 $19,928 620*
Conventional, 20% down, no PMI $1,657 $49,820 $199,280 7.18% None $57,293 620*
ITIN, 15% down (example) $1,888 $37,365 $211,735 8.18% None $44,838 Set by the lender
  • 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.

Everything about buying in Shelby County: income, limits and help How much house can I afford? Closing costs

Loan limits

FHA loans in Shelby County use the national floor limit: it isn't a high-cost area. If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($832,750 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $541,287 $832,750
2 units $693,050 $1,066,250
3 units $837,700 $1,288,800
4 units $1,041,125 $1,601,750

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in Shelby County

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In Shelby County, the typical owner pays $2,429 a year: about 0.98% of the home's value. That is more than the rest of Tennessee and close to the national average.

  • Shelby 0.98%
  • Tennessee 0.50%
  • United States 0.94%

What Tennessee publishes Property tax relief for older, disabled and disabled-veteran homeowners (Tennessee Comptroller of the Treasury, 2026 Property Tax Relief Program brochure)

Exemptions and deadlines in Tennessee

Is there a flood risk?

According to FEMA, in Shelby County 1% of homes (3,036) are in a high-risk flood zone. Of those homes, 18% have NFIP flood insurance.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. (44 CFR 59.1)
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. (42 U.S.C. 4012a)
  • Most homeowners insurance does not cover flood damage. (FEMA, FloodSmart)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in Shelby County

The natural hazards FEMA measures in Shelby County, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

According to FEMA, the natural hazard risk in Shelby County is relatively high.

That rating combines the loss FEMA expects with social vulnerability and community resilience.

The loss FEMA expects each year in Shelby County from all natural hazards is $555 million, counting buildings, people and crops.

The hazard that would do the most damage to homes and buildings here is inland flooding: about $149 million a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. Inland floodingRelatively high $149 million a year
  2. EarthquakeRelatively high $126 million a year
  3. TornadoVery high $38.6 million a year
  4. HurricaneRelatively low $329,460 a year
  5. WildfireRelatively low $121,492 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

The home energy code (IECC) puts Shelby County in zone 3A: humid, between hot and mixed.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Summer

    • Keep indoor humidity below 60 % (ideally between 30 % and 50 %). A humidity meter is inexpensive and sold at hardware stores. EPA
    • Keep the air conditioner's drip pan clean and its drain line flowing: a plugged drain can cause water damage in the house. ENERGY STAR (EPA)

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Look for drafts at windows and doors: close the window on a piece of paper; if it moves back and forth easily, it needs thicker weather stripping. ENERGY STAR (EPA)

  • Winter

    • Get the house ready for the cold with insulation, caulking and weather stripping, and learn how to keep pipes from freezing. Ready.gov (FEMA)
    • Seal the air ducts that run through the attic, crawlspace, basement or garage with duct mastic or foil tape, then wrap them in insulation. ENERGY STAR (EPA)

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$29.27$18.59 and $40.81
Plumbers, pipefitters and steamfitters$28.22$18.05 and $39.43
Heating, air conditioning and refrigeration mechanics$27.30$18.67 and $42.14
Roofers$22.34$17.83 and $30.35
Carpenters$24.34$19.35 and $31.15
Painters, construction and maintenance$21.45$17.61 and $30.41
Maintenance and repair workers, general$23.15$16.44 and $35.78

In the Memphis, TN-MS-AR area, half of electricians earn more than $29.27 an hour and half earn less; for a plumber, the typical figure is $28.22.

These are workers' hourly wages, not the price of a job.

Need help paying for a repair?

Renting

Renting in Shelby County

The typical rent in Shelby County is $1,232 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

54% of renter households in Shelby County spend 30% or more of their income on housing. 28% spend half or more.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
Studio $1,095 $21.06 $43,800
1 bedroom $1,191 $22.90 $47,640
2 bedrooms $1,301 $25.02 $52,040
3 bedrooms $1,717 $33.02 $68,680
4 bedrooms $1,981 $38.10 $79,240

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

Free help in Shelby County

Programs and counseling in Shelby County

There are 5 HUD-approved housing counseling agencies in Shelby County. They can help you get ready to buy, with your credit, with rent, or if you've fallen behind on payments.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

A father holds his baby and his young son by a white picket fence.

HUD counseling is free or low-cost

Tennessee down payment programs

  1. Citywide DPA

    Only in: Memphis, Shelby County

    City of Memphis help with the down payment and closing costs of a new or existing home within the city, for incomes up to 80% of the area median; the page does not state the amount

    The source does not say whether you must be a first-time buyer. Run by City of Memphis Office of Down Payment Assistance (DPA).

    Type not stated Verified November 5, 2026

  2. Great Choice Plus

    Tennessee state agency help with the down payment and closing costs alongside the Great Choice mortgage: $6,000 or $10,000 forgivable over 10 years with no payments, or up to 5% of the price (maximum $15,000) as a 30-year second mortgage

    The source does not say whether you must be a first-time buyer. Run by Tennessee Housing Development Agency (THDA).

    ForgivableRepayable Verified November 5, 2026

Which programs do I qualify for? See all Tennessee programs

Help in Spanish in Shelby County

1 of the 5 agencies on this list says it serves 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.

Public housing agencies

They run public housing and Section 8 vouchers (Housing Choice Vouchers) in this county.

Free legal help

If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.

Find legal aid (lsc.gov)

Housing counseling nearby

These agencies have an office in Shelby County. The full list is on the Tennessee counselors page. Official HUD list. Confirm hours and fees with the agency before you go.

  • NSC (naca Counseling Subsidiary) - Memphis, TN

    2400 Poplar Ave. Suite 500, Memphis · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 5 more
    (901) 348-0115

  • Frayser Community Development Corporation

    3684 N Watkins St, Memphis

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 6 more
    (901) 354-9401

  • Operation Hope - Memph TN - Poplar Av

    6815 Poplar Ave Ste 100, Memphis

    • Budget and financial counseling
    • Budget and credit workshops
    • and 2 more
    (571) 544-2282
See every agency in Tennessee

Places

Cities in Shelby County

Each city has its own page with prices, rents and help. These are the largest.

See all 7 cities of Shelby County

Nearby counties

Each row compares its typical value, typical rent and FHA limit with Shelby County.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in Shelby County in 2026?

Shelby County has an FHA limit of $541,287 for a one-unit home. For 2 units it's $693,050, for 3 it's $837,700 and for 4 it's $1,041,125. It's the national floor limit.

What is the conforming loan limit in Shelby County?

Shelby County has a conforming limit of $832,750 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in Shelby County?

The typical home value in Shelby County is $249,100 (Average 2020–2024, U.S. Census). Across Tennessee it's $286,700.

How much does it cost to rent in Shelby County?

Shelby County has a typical rent of $1,232 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $1,301 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in Shelby County?

About $25.02 an hour working full time (2,080 hours a year), or $52,040 a year, so the fair market rent of $1,301 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).