Head east on I-40 past Bartlett and Cordova and the landscape starts to open up. The lots get wider, the subdivisions get newer, and two of Shelby County’s smallest municipalities sit side by side along the interstate: Lakeland first, then Arlington. They share a ZIP code (38002), a stretch of Highway 70 and a lot of the same buyers, but they are separate towns with their own school districts, their own tax rates and noticeably different price points.
I’m a Memphis native, and I walk buyers through this decision often. Most people start out searching “Arlington or Lakeland” as if they were one place. By the second showing they usually have a favorite. This guide lays out what each town offers in fall 2026 so you can tell which one matches the way you want to live.
Arlington and Lakeland at a Glance (Fall 2026)
Both towns sit in the northeast corner of Shelby County, north and south of I-40 between Canada Road (Exit 20) and Airline Road (Exit 25), with I-269 running along Arlington’s eastern edge. Here is how the numbers looked heading into October, based on Redfin and Movoto data. I can pull exact MLS figures for any neighborhood you’re considering.
- 38002 ZIP code (covers most of both towns): median sale price of about $467,000 in August 2026, up 4.9 percent from a year earlier, at roughly $162 per square foot (Redfin)
- Arlington: median sale price of about $442,000 for the three months ending June 2026, essentially flat year over year, with homes selling for about 99.5 percent of list price (Redfin)
- Lakeland: median sale price of about $568,000 in August 2026, up 9.2 percent year over year, at roughly $169 per square foot and about 98.4 percent of list price (Redfin)
- Pace: homes in 38002 took a median of 37 days to sell in August 2026, 12 days longer than a year earlier; Lakeland’s median was 53 days (Redfin)
- Inventory: roughly 185 active listings in Arlington in early October 2026 and about 110 in Lakeland in early September (Movoto)
The short version: this is a more balanced market than buyers faced a few years ago. About 37 percent of 38002 listings had a price drop in August and only about 11 percent of homes sold above list price, according to Redfin. Buyers have time to compare and room to negotiate. Sellers who price to the current market and prepare the home well are still getting close to asking.
Arlington, TN: A Historic Depot Square and Newer Subdivisions
Arlington grew up around the railroad, and you can still feel it. Depot Square, with its restored depot, older storefronts and Walker Street running through the middle, is the heart of town. A new walking trail with historical markers opened there this fall, tracing 125 years of town history according to the Daily Memphian. Step a few blocks out and you’re in subdivisions built mostly from the late 1990s forward.
Housing: Arlington’s housing stock is largely brick, traditional-style detached homes on lots that tend to run larger than what you’ll find closer to Memphis. Neighborhoods buyers ask me about most include the Village of Arlington, Kensington and Hunter’s Walk, along with a steady supply of new construction on the north and east sides of town. With a median sale price around $442,000 and a ZIP-wide price near $162 per square foot, Arlington generally gives you more square footage for the money than Lakeland does.
Amenities: The town is investing in recreation. The second phase of the Arlington Tennis Center expansion, which adds pickleball and tennis courts and parking, could open by next summer, and the Planning Commission approved a site plan for a privately developed multi-sport complex in June 2026 (Daily Memphian). Mid-America Baptist Theological Seminary and College also relocated to Arlington from Cordova this year.
Schools: Arlington Community Schools serves the town with Arlington Elementary, Donelson Elementary, Arlington Middle and Arlington High School. Niche gives the district an overall A grade and lists about 4,400 students with a 16:1 student-teacher ratio. Arlington High opened a new $10 million football facility in June 2026. Attendance zones can change, so confirm zoning for any specific address before you write an offer.
Who it fits: Buyers who want a newer home and more space per dollar, buyers who like having a walkable historic center nearby, and anyone commuting east on I-40 or around the metro on I-269.
Lakeland, TN: Lakes, Larger Lots and a Higher Price Point
Lakeland started as a lake resort community, and water is still part of its identity. Garner Lake sits in the middle of town, surrounded by some of Lakeland’s oldest and most distinctive homes, and the newer neighborhoods fan out north toward Highway 70 and south toward Highway 64.
Housing: Lakeland’s median sale price of about $568,000 runs well above Arlington’s, and the mix explains why. You’ll find lake-area homes on wooded lots around Garner Lake, golf-course homes near Stonebridge, and newer custom and semi-custom construction in neighborhoods such as Winstead Farms, Oakwood and Herons Ridge. Lakeland homes took a median of 53 days to sell in August 2026, about 17 days longer than a year earlier, which gives buyers at the upper price points more time to make a decision.
Amenities: The Lake District, the mixed-use development at I-40 and Canada Road, continues to add retail, restaurants and townhomes. Lakeland also has city parks and greenway trails, and the Canada Road interchange puts Wolfchase-area shopping about ten minutes away.
Schools: The Lakeland School System is one of the smallest municipal districts in the county: Lakeland Elementary School, Lakeland Middle Preparatory School and Lakeland Preparatory High School. The high school opened in 2022 and graduated its first senior class in May 2026 (Daily Memphian). Niche gives Lakeland Elementary an A grade. As always, confirm zoning for any specific address.
Who it fits: Move-up buyers looking for a custom home or a larger lot, buyers who want to be near the water or the golf course, and commuters who want the shortest drive of the two towns to Wolfchase, Bartlett and East Memphis.
How the Schools Compare
Both towns formed their own municipal school districts in 2014, and that is a big part of why buyers look here. Arlington Community Schools holds an overall A grade from Niche. In Lakeland, Niche grades Lakeland Elementary an A, and the district now runs a complete kindergarten through 12th grade path inside the city limits. Before 2022, Lakeland high school students attended Arlington High, so if you are reading older articles or forum posts, keep that change in mind.
I don’t rank schools, and I’d encourage you to look at the Tennessee Department of Education’s State Report Card for the most recent letter grades and achievement data for each individual school. The two districts’ boundaries follow the town limits rather than the ZIP code, and some 38002 addresses fall in unincorporated Shelby County, so confirm zoning for any specific address with the district.
Property Taxes in Arlington and Lakeland
Homeowners in both towns pay two property tax bills: one to Shelby County and one to the municipality. Tennessee assesses residential property at 25 percent of appraised value, and rates are quoted per $100 of assessed value.
- Town of Arlington: $1.13, held steady in the budget passed in June 2026 (Daily Memphian)
- City of Lakeland: $0.94, also held steady for fiscal year 2026-27 (Daily Memphian)
- Shelby County: $2.69 as of early 2026 (Daily Memphian); confirm the current rate with the Shelby County Trustee
Because Lakeland’s rate is lower but its home prices are higher, the actual dollar difference between two homes depends on the appraisals. I can estimate the tax bill for any property you’re serious about, and you can plug the number into my mortgage calculator to see the full monthly payment. Tennessee has no state income tax on wages, which matters if you’re comparing against a move across the state line. A tax professional can help you weigh your specific situation.
Commute Times and Getting Around
- Lakeland (Canada Road) to Wolfchase and Bartlett: about 10 minutes
- Lakeland to East Memphis (Poplar and I-240): about 25 minutes
- Lakeland to downtown Memphis: about 25 to 30 minutes via I-40
- Arlington to East Memphis: about 30 minutes
- Arlington to downtown Memphis: about 30 to 35 minutes via I-40
- Arlington to Collierville: about 20 to 25 minutes via I-269
Times are typical off-peak drives and will run longer at rush hour. I-269 is the quiet advantage here. From Arlington you can reach Collierville, Piperton and even Olive Branch and Hernando without touching I-240. Arlington is also the closest Shelby County town to Ford’s BlueOval City campus in Haywood County, straight east on I-40, and it sits next to Oakland and the rest of Fayette County if you want to compare.
What’s Being Built
Growth is the story in this corner of the county, and infrastructure is the gatekeeper. The Daily Memphian reported in June 2026 that sewer projects across the Shelby County suburbs could open up land that has been stalled for development, and Arlington is weighing an expansion of its wastewater treatment facility. For buyers, that means new-construction options should keep coming. For sellers of existing homes, it means your competition includes builders, so pricing and presentation matter.
If you’re considering a new build, I’d love to go with you on the first visit to the model home. The builder’s on-site agent represents the builder, so it helps to have your own representation from the start.
Arlington or Lakeland: Which One Fits You?
There’s no wrong answer, only trade-offs.
Arlington tends to win on price per square foot, new-construction selection, I-269 access and the character of Depot Square. Lakeland tends to win on lot size, custom homes, lake and golf settings, a lower municipal tax rate and a shorter drive toward Memphis.
If you’re still deciding on a part of the metro, these guides will help you compare:
- Bartlett vs. Cordova, just to the west
- Fayette County guide for Oakland, Piperton and Somerville, just to the east
- Germantown guide and Collierville guide
- DeSoto County, MS guide
- First-time home buyer guide for Memphis
Ready to Look at Homes in Arlington or Lakeland?
The best way to choose between these two towns is to spend a Saturday in both. Grab coffee near Depot Square, drive around Garner Lake, and walk through a few homes at your price point in each. I’ll map out the route.
Browse current listings, estimate your payment with the mortgage calculator, or reach out and tell me what you’re looking for. Already own a home in Arlington or Lakeland and wondering what it would sell for in this market? Start with a free home value estimate.
Frequently Asked Questions About Arlington and Lakeland, TN Real Estate
How much does a house cost in Arlington, TN in 2026?
Redfin reported a median sale price of about $442,000 in Arlington for the three months ending June 2026, essentially flat from a year earlier. Across the 38002 ZIP code, the median sale price was about $467,000 in August 2026 at roughly $162 per square foot.
How much does a house cost in Lakeland, TN in 2026?
Redfin reported a median sale price of about $568,000 in Lakeland in August 2026, up 9.2 percent from a year earlier, at roughly $169 per square foot. Homes took a median of 53 days to sell.
Do Arlington and Lakeland have their own school districts?
Yes. Arlington Community Schools and the Lakeland School System are separate municipal districts. Niche gives Arlington Community Schools an overall A grade and gives Lakeland Elementary School an A grade. Lakeland Preparatory High School opened in 2022. Confirm zoning for any specific address.
What are the property tax rates in Arlington and Lakeland, TN?
For fiscal year 2026-27, the Town of Arlington’s rate is $1.13 and the City of Lakeland’s rate is $0.94 per $100 of assessed value. Homeowners also pay the Shelby County rate. Tennessee assesses residential property at 25 percent of appraised value.
How long is the commute from Arlington or Lakeland to Memphis?
Off-peak, Lakeland is about 25 to 30 minutes from downtown Memphis and Arlington is about 30 to 35 minutes, both via I-40. East Memphis is roughly 25 to 30 minutes from either town, and I-269 connects Arlington to Collierville in about 20 to 25 minutes.
Is it a buyer’s or seller’s market in Arlington and Lakeland right now?
It is fairly balanced. In August 2026, Redfin showed homes in 38002 selling for about 98.6 percent of list price, with about 37 percent of listings taking a price drop and a median of 37 days on market. Conditions vary by price point and neighborhood.
Ashley Wisch is a REALTOR® with eXp Realty, LLC, licensed in Tennessee (#345883) and Mississippi, ranked in the top 1% of individual agents in the United States by transactions (RealTrends Verified 2026: #243 nationally and #3 in Tennessee), a member of RealTrends’ “The Thousand,” and the #1 eXp Realty agent in Tennessee and Mississippi for 2025, serving Greater Memphis and DeSoto County. Market figures are drawn from Redfin, Movoto, Niche and the Daily Memphian as of the dates noted and change frequently; they are provided for general information, are not a guarantee of value or outcome, and should not be relied on as tax, legal, lending or investment advice. Consult a qualified professional for advice specific to your situation.
Ashley Wisch, REALTOR®
TN license #345883 · Licensed in Tennessee and Mississippi
eXp Realty, LLC · 888-519-5113 ext. 390
Brokered by eXp Realty, LLC, Nashville, TN
Equal Housing Opportunity
Featured photo: Downtown Arlington, TN by Ttlouderback, CC BY-SA 4.0, via Wikimedia Commons.
