Take Highway 64 east past Cordova and Lakeland, cross under I-269, and the view changes in about a mile. Fences replace sidewalks. Driveways get long enough that you can’t always see the house. That’s Eads, and it’s where many of my clients end up when the wish list starts with “land” instead of “square footage.”
I’m a Memphis native, and I’ve shown a lot of property out here. Eads is one of the trickiest places in the metro to shop online, because a single ZIP code covers two counties, several school zones and everything from a three-bedroom ranch on two acres to a custom estate on forty. This guide walks through what homes cost in fall 2026, what the land rules mean for you, and the questions I ask on every acreage showing.
Eads at a Glance (Fall 2026)
Eads is an unincorporated community in eastern Shelby County, north of Collierville, south of Arlington and west of Oakland. It has no city hall and no city limits. The 38028 ZIP code stretches across the county line into Fayette County and takes in parts of Fisherville and Hickory Withe, so an “Eads” mailing address doesn’t tell you which county a property sits in. The main roads are U.S. Highway 64, I-269, Collierville-Arlington Road (Airline Road), and Seward Road, which nods to the village’s original name. The community dates to 1888, when the Tennessee Midland Railroad came through what was then called Sewardville.
Here is how the 38028 market looked heading into October, based on Redfin and Movoto data. I can pull exact MLS figures for any road or lot size you’re considering.
- Median sale price: about $635,000 for the three months ending September 2026, up 9.5 percent from a year earlier (Redfin)
- Price per square foot: about $194 (Redfin)
- Pace: a median of 54 days on market, nine days faster than a year earlier, with 29 homes sold in September (Redfin)
- Negotiation: homes sold for about 96.4 percent of list price, roughly 11 percent sold above list, and about 46 percent of listings took a price drop (Redfin)
- What’s for sale: roughly 50 to 60 active listings in early October 2026, with a median list price near $700,000, about $196 per square foot and an average home size of roughly 3,700 square feet (Movoto)
The short version: prices are up, but buyers have time and room to negotiate. With so few sales each month, one large estate closing can swing the median, so I lean on comparable sales by acreage and age of home more than on ZIP-wide averages.
What You’ll Find: Housing Stock and Lot Sizes
Eads is not a subdivision market in the usual sense. The housing stock falls into a few groups:
- Estate homes on acreage. Custom homes on roughly 2 to 10 acres, often with a shop, pool or pond. This is the core of the Eads luxury market.
- Larger tracts. Properties of 20 acres and up with pasture, barns and fencing, including horse properties. Shelby County planning cases in the area have involved parcels of 50 to 85 acres.
- Gated and planned communities. A handful of developments offer large lots with shared amenities such as trails, lakes and common open space maintained by an HOA.
- Older ranch and farmhouse properties. These are often the entry point for buyers who want land and are willing to renovate.
If your search is driven by price point more than land, compare Eads with Collierville’s and Germantown’s larger-lot neighborhoods in my Collierville guide and Germantown guide. You’ll typically give up acreage and gain municipal services.
Land Rules: Sewer, Septic, Wells and Lot Minimums
This is the section that matters most in Eads, and it’s the one most online listings skip.
Much of Eads has no public sewer. Under the Memphis and Shelby County Unified Development Code, lots without public sewer generally need to be at least 2 acres, and lots that rely on both a private septic system and a private well generally need to be at least 4 acres. That is a big reason the area has stayed low-density. It also means a 10-acre tract can’t automatically be split into ten homesites. A public review draft of an updated development code was released in 2026, so confirm the current requirements with the Division of Planning and Development before you buy land with plans to build or divide.
A few other things I walk through with buyers:
- Utilities vary parcel by parcel. Some properties have public water and a septic system. Others have a well. Ask for the septic permit, pump records and a well water test.
- A stretch south of Highway 64 was de-annexed from Memphis on January 1, 2020 and returned to county jurisdiction, which changed services and tax bills for those owners.
- Driveways need a county permit when they connect to a public road, and the county sets culvert sizes where a ditch is crossed.
- Drainage matters. Creeks, ponds and low pasture are part of the appeal, so check the flood map and consider a survey and a civil engineer’s opinion on any tract where water is a question.
None of this should scare you off. It simply means the due-diligence period on acreage deserves more attention than it does on a subdivision lot.
Schools and Zoning
Because Eads is unincorporated, school zoning depends on the county and the exact address.
- Shelby County side: unincorporated addresses are generally served by Memphis-Shelby County Schools. Collierville Schools and Arlington Community Schools are separate municipal districts that serve addresses inside those towns’ limits, even though both towns sit a few minutes away.
- Fayette County side: addresses are served by Fayette County Public Schools. Niche’s 2026 ratings gave the district’s schools near the western end of the county, including Oakland Elementary and West Junior High, overall grades of C-.
- Private schools: Briarcrest Christian School has a campus in Eads, and many residents consider private options across the eastern suburbs.
I don’t rank schools. The Tennessee Department of Education’s State Report Card has the most recent letter grades and achievement data for every public school. Zones change, so confirm zoning for any specific address with the district before you write an offer.
Property Taxes: County Only on Most Eads Addresses
Here is one of the practical advantages of an unincorporated address: there is no municipal property tax bill. Tennessee assesses residential property at 25 percent of appraised value, and rates are quoted per $100 of assessed value.
- Shelby County: the County Commission approved a rate of about $2.70 in June 2026, up from $2.69 (Action News 5). Confirm the current rate with the Shelby County Trustee.
- Fayette County: $0.931, according to the Fayette County Trustee.
On a $700,000 home, assessed value is $175,000. That works out to roughly $4,730 a year on the Shelby County side and roughly $1,630 on the Fayette County side, before any exemptions or special fees. The same home inside a town’s limits would carry a second, municipal bill on top. If part of a larger tract qualifies for Tennessee’s Greenbelt program for agricultural or forest land, the taxable value can be lower, so ask a tax professional whether a property you’re considering is enrolled and what happens to that status at sale.
Plug your numbers into my mortgage calculator to see the full monthly payment, and remember that homeowner’s insurance on acreage with outbuildings is quoted differently than on a subdivision home.
Commute Times and Getting Around
- Eads to Collierville Town Square: about 15 minutes
- Eads to Arlington or Lakeland: about 10 to 15 minutes
- Eads to Wolfchase-area shopping: about 15 to 20 minutes
- Eads to East Memphis (Poplar and I-240): about 30 minutes
- Eads to downtown Memphis: about 35 to 40 minutes via Highway 64 and I-40
These are typical off-peak drives and run longer at rush hour. I-269 is what makes Eads work for commuters. The Highway 64 interchange connects north to I-40 at Arlington and south to Collierville, Piperton and on into DeSoto County, Mississippi, without touching I-240. Day-to-day errands usually mean a short drive to Lakeland, Arlington, Oakland or Collierville, since Eads itself has very little retail. Most buyers out here see that as the point.
Who Eads Fits
Eads tends to work well for buyers who want space between houses, room for a shop, garden, animals or a pool, and a custom or semi-custom home. It’s a harder fit if you want sidewalks, city sewer, a short walk to restaurants or a quick commute to downtown.
If you’re weighing nearby options, these guides will help:
- Arlington and Lakeland guide, just to the north
- Fayette County guide for Oakland, Piperton and Somerville, just to the east
- Germantown vs. Collierville, to the south and west
- Bartlett vs. Cordova
- DeSoto County, MS guide
- Eads and Hickory Withe community page
Selling a Home or Land in Eads
Acreage is harder to price than a subdivision home. Two properties with the same square footage can be hundreds of thousands of dollars apart because of usable acres, road frontage, outbuildings, ponds and how the land lies. With nearly half of 38028 listings taking a price reduction this fall, the opening price matters. I build pricing for Eads sellers from recent sales matched by acreage and improvements, and I market the land as carefully as the house, with aerial photography, a boundary overlay and the utility details buyers will ask for.
Ready to Look at Homes in Eads?
The best way to understand Eads is to drive it. Tell me your acreage range and budget, and I’ll map out an afternoon that covers both sides of the county line so you can see how the land, the roads and the tax bills differ.
Browse current listings, estimate your payment with the mortgage calculator, or reach out and tell me what you’re looking for. Already own in Eads and curious what your property would sell for? Start with a free home value estimate, and I’ll follow up with comps that account for your acreage.
Frequently Asked Questions About Eads, TN Real Estate
How much does a home cost in Eads, TN in 2026?
Redfin reported a median sale price of about $635,000 in the 38028 ZIP code for the three months ending September 2026, up 9.5 percent from a year earlier, at about $194 per square foot. Movoto showed a median list price near $700,000 in early October 2026.
Is Eads, TN in Shelby County or Fayette County?
Both. Eads is an unincorporated community in eastern Shelby County, but the 38028 ZIP code extends into Fayette County and includes parts of Fisherville and Hickory Withe. Check the parcel record to confirm the county for any property.
What is the minimum lot size to build in Eads?
Under the Memphis and Shelby County Unified Development Code, lots without public sewer generally need at least 2 acres, and lots using both a private septic system and a private well generally need at least 4 acres. Confirm current requirements with the Division of Planning and Development for any specific parcel.
What schools serve Eads, TN?
Unincorporated Shelby County addresses are generally served by Memphis-Shelby County Schools, and Fayette County addresses by Fayette County Public Schools. Collierville and Arlington operate separate municipal districts for addresses inside their town limits. Check the Tennessee Department of Education State Report Card for current ratings and confirm zoning for any specific address.
Are property taxes lower in Eads?
Most Eads addresses are unincorporated, so owners pay county property tax with no municipal bill. Shelby County’s rate is about $2.70 per $100 of assessed value following a June 2026 commission vote, and Fayette County’s rate is $0.931. Tennessee assesses residential property at 25 percent of appraised value.
How long does it take to sell a home in Eads?
Redfin showed a median of 54 days on market in 38028 for September 2026, with homes selling for about 96.4 percent of list price and about 46 percent of listings taking a price drop. Timing varies widely with acreage, price point and condition.
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 and Movoto, school ratings from Niche, and tax rates from the Fayette County Trustee and Action News 5 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