If you want to live inside the city of Memphis with mature trees, sidewalks, brick homes with real character and a short drive to almost everything, three areas come up in nearly every conversation I have with buyers: East Memphis, Chickasaw Gardens and Central Gardens. They sit only a few miles apart, but each one feels different and prices differently.
I grew up here and I’ve sold homes in all three. This guide covers what each area offers in fall 2026: what homes are selling for, how long they take to sell, how the schools are rated, what taxes look like inside the city limits and how the commutes work. If you’re also weighing the suburbs, see my Germantown guide, Collierville guide and DeSoto County guide.
The Memphis Market Backdrop (Fall 2026)
Before we go neighborhood by neighborhood, here is the citywide picture. Redfin reported a Memphis median sale price of about $187,000 in August 2026, down roughly 2 percent from a year earlier, with homes going under contract in a median of 36 days and 96 percent of list price on average. Zillow’s typical home value for the city was about $145,000 as of August 31, 2026, with homes going pending in about 38 days.
Those citywide numbers include every ZIP code in Memphis, which is why they say little about East Memphis or Midtown. The neighborhoods in this guide run two to four times the citywide median, and in several of them well-priced homes are still selling in under a month.
East Memphis: The Poplar Corridor and the Neighborhoods Around It
East Memphis is the broad area roughly bounded by Highland Street on the west, Sam Cooper Boulevard on the north, the I-240 loop on the south and the Germantown city limits on the east, with Poplar Avenue running straight through the middle. Clark Tower, Baptist Memorial Hospital, Saint Francis Hospital, the University of Memphis, Oak Court Mall, Laurelwood and the Dixon Gallery and Gardens all sit here, along with a large share of Memphis’s professional jobs.
Housing: Most East Memphis housing was built between the late 1940s and the 1970s: brick ranches, mid-century split-levels, cottages and a growing number of full renovations and new infill builds on older lots. Named neighborhoods include High Point Terrace, Sea Isle Park, Colonial Acres, Sherwood Forest, Normal Station, Belle Meade, Balmoral, Ridgeway and the streets around White Station.
Here is how the numbers looked at the end of summer, according to Redfin:
- East Memphis overall (three months ending June 2026): median sale price about $340,000, up 1.9 percent year over year; about $162 per square foot; median 38 days on market; 201 homes sold; 97.5 percent sale-to-list.
- High Point Terrace (August 2026): median sale price about $299,000; about $235 per square foot; median 28 days on market, with homes typically going pending in about 23 days. Redfin scores it “very competitive.”
- Sea Isle Park (August 2026): median sale price about $265,000, up 1.9 percent; about $149 per square foot; median 33 days on market.
- Colonial Acres (Homes.com, September 2026): median sale price about $188,000, mostly ranch homes built in the 1950s and 1960s.
That range, from the high $100s in Colonial Acres to $300,000-plus in High Point Terrace and well into seven figures on the larger lots off Walnut Grove and Shady Grove north of Poplar, is why East Memphis works for so many different budgets.
Schools: Public school assignments here run through Memphis-Shelby County Schools, and East Memphis is home to White Station High School, which Niche gives an overall grade of A and ranks #3 among public high schools in the Memphis area and #12 of 376 public high schools in Tennessee for 2026. Richland Elementary carries a 9/10 GreatSchools rating on Redfin, and Riverdale K-8 and Newberry Elementary each rate 8/10. White Station also draws students citywide through an optional program. Please confirm zoning for any specific address before you make it a deciding factor.
Commute: Downtown is about 20 minutes west via Poplar or I-240. Germantown and Collierville employers are 10 to 25 minutes east. Memphis International Airport is roughly 15 to 20 minutes via I-240.
What’s new: The Poplar corridor keeps redeveloping. In August 2026 crews were demolishing the former First Horizon building at 5000 Poplar for a $25 million mixed-use project by Gill Properties that includes a new restaurant on the old Houston’s site (Daily Memphian, August 5, 2026).
Chickasaw Gardens: A Historic Lake Neighborhood in the Heart of East Memphis
Chickasaw Gardens is a small neighborhood tucked between Poplar Avenue and Central Avenue beside the Pink Palace and Memphis Country Club. It was laid out in the 1920s on the grounds of the former Clarence Saunders estate, and its winding streets circle a 22-acre lake with a paved walking trail at Chickasaw Gardens Park.
Housing: Expect Tudor, Colonial Revival, French Country and Georgian homes, many from the 1920s through the 1950s, along with a handful of newer custom builds on original lots. Homes.com puts the median year built in the neighborhood at 1945, the median lot at about 9,100 square feet and homeowner association dues around $2,000 per year. Within the historic subdivision itself, prices generally run from the mid $400,000s into the upper $800,000s, with lakefront and larger estate homes reaching $1 million to $2 million (Homes.com, September 2026).
Inventory is thin: only a handful of homes are typically listed at any one time. If you’re serious about Chickasaw Gardens, tell me early so I can watch for you. One note on “off-market” homes: under the NAR Clear Cooperation Policy, once a home is publicly marketed it must be submitted to the MLS within one business day, so a private sale here usually means a seller who has chosen an office-only or delayed-marketing approach, and I’ll always explain what that means for you.
Schools: Chickasaw Gardens is zoned to White Station Elementary (Niche B+) and White Station High (Niche A) for most addresses, with Collegiate School of Memphis and several other private schools nearby. Confirm zoning for any specific address.
Commute: Downtown is 15 to 20 minutes via Central or Poplar, the University of Memphis is 5 minutes, and the Baptist and Methodist hospital campuses are within 10 minutes.
Who it fits: Buyers who want a walkable, architecturally distinctive neighborhood with a lake view or a quick stroll to one, and who are willing to compete when the right home comes up.
Central Gardens: Midtown’s National Register Historic District
Head west into Midtown and you reach Central Gardens, the roughly 1,500-structure neighborhood south of Union Avenue that was listed on the National Register of Historic Places in 1982 and became a Memphis Landmarks Commission historic conservation district in 1992. Belvedere Boulevard, Central Avenue, Peabody, Carr and Harbert are the signature streets, lined with Queen Anne, Colonial Revival, Craftsman, Tudor and Foursquare homes built mostly between 1900 and 1930.
Housing: Central Gardens has the widest spread of any neighborhood in this guide, from 1,200-square-foot bungalows and condos in converted mansions to 5,000-plus-square-foot estates on Belvedere and Central. According to Redfin, the median sale price for the three months ending June 2026 was about $375,000, down 15.8 percent from the prior year, at about $169 per square foot, with a median of 29 days on market, 24 homes sold and a 97.6 percent sale-to-list ratio. Homes.com, which draws a slightly different boundary, showed a median sale price of about $465,000, down 2 percent, as of September 2026. With only 24 sales in the sample, that year-over-year swing reflects which homes happened to close, which is why I always pull MLS comps for the specific street and size you’re considering.
Because it’s a conservation district, exterior changes visible from the street, from windows to additions to fences, go through Landmarks Commission review. That protects the streetscape, but it also means budgeting time and money for renovations that respect the design guidelines.
Schools: Idlewild Elementary is rated 8/10 on Redfin (GreatSchools) and B+ on Niche; Central High School carries a B- from Niche. Midtown also has several optional and charter programs. Confirm zoning for any specific address.
Commute: Downtown is 10 minutes via Union or Peabody, the Medical District is 5 minutes, and Overton Square, Cooper-Young, Crosstown Concourse and Overton Park are all within a short walk or bike ride. If you want a car-light lifestyle in Memphis, this is the neighborhood that delivers it.
Community note: The Central Gardens Association’s annual Home & Garden Tour marked its 50th year in September 2025 and is one of the best ways to see inside these homes.
Memphis Property Taxes: What to Expect Inside the City Limits
Every neighborhood in this guide is inside the City of Memphis, so you pay both a City of Memphis property tax and a Shelby County property tax, whereas Germantown, Collierville and unincorporated Shelby County homes pay a different combination. Tennessee assesses residential property at 25 percent of appraised value, and the 2025 countywide reappraisal raised values sharply, so the Shelby County Commission adopted the state-certified rate of $2.69 per $100 of assessed value in June 2025, well below the prior $3.39. The City of Memphis sets its own rate separately.
Always check the actual tax bill on the Shelby County Trustee and City of Memphis payment sites for any home you’re considering, and remember Tennessee has no state income tax. Run your numbers with the mortgage calculator and confirm anything tax-related with a CPA.
East Memphis vs. Chickasaw Gardens vs. Central Gardens: How to Choose
Here is the way I frame it for clients:
- Choose East Memphis if you want the most options at the widest range of prices, a shorter drive to Germantown and Collierville employers, and the White Station school zone. High Point Terrace and Sea Isle Park are the busiest segments right now.
- Choose Chickasaw Gardens if a lake, historic architecture and a central location matter more than square footage per dollar, and you’re prepared to move quickly when a home lists.
- Choose Central Gardens if you want walkability, 1900s-era craftsmanship and a Midtown lifestyle, and you’re comfortable with conservation district guidelines.
Still unsure whether to stay in the city or head east? Many of my clients tour East Memphis and Germantown on the same day. My Germantown guide and Collierville guide cover that side of the comparison, and first-time buyers should start with my Memphis first-time home buyer guide.
Ready to Look at Homes in East Memphis or Midtown?
I’m a Memphis native, and these neighborhoods are some of my favorite places to work. Browse current listings, estimate your payment with the mortgage calculator, or reach out and tell me which streets you love. Thinking about selling an East Memphis, Chickasaw Gardens or Central Gardens home? Start with a free home value estimate and I’ll follow up with real MLS comps for your block.
Frequently Asked Questions About East Memphis, Chickasaw Gardens and Central Gardens Real Estate
How much does a home cost in East Memphis in 2026?
Redfin reported a median sale price of about $340,000 for East Memphis for the three months ending June 2026, at roughly $162 per square foot. Individual neighborhoods vary widely, from the high $100,000s in Colonial Acres to about $299,000 in High Point Terrace and seven figures on the larger lots north of Poplar.
How much do homes in Chickasaw Gardens cost?
Within the historic Chickasaw Gardens subdivision, prices generally run from the mid $400,000s to the upper $800,000s, with lakefront and estate homes reaching $1 million to $2 million, according to Homes.com as of September 2026. Inventory is limited, so working with an agent who watches the neighborhood closely matters.
Is Central Gardens a historic district?
Yes. Central Gardens was listed on the National Register of Historic Places in 1982 and has been a Memphis Landmarks Commission historic conservation district since 1992, so exterior changes visible from the street go through design review.
What high school is East Memphis zoned to?
Much of East Memphis is zoned to White Station High School, which Niche grades A and ranks #3 among public high schools in the Memphis area for 2026. Zoning varies by address and White Station also admits students through an optional program, so confirm zoning for any specific address.
How long is the commute from East Memphis to downtown Memphis?
About 20 minutes via Poplar Avenue or I-240 in typical traffic. Central Gardens is closer, about 10 minutes to downtown, and Chickasaw Gardens sits in between at roughly 15 to 20 minutes.
Do Memphis homeowners pay both city and county property taxes?
Yes. Homes inside the Memphis city limits pay a City of Memphis tax and a Shelby County tax on 25 percent of appraised value. Shelby County adopted a $2.69 rate per $100 of assessed value in June 2025; check the Shelby County Trustee for the current bill on any specific property.
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, Zillow and Homes.com as of June through September 2026, school ratings from Niche and GreatSchools for 2026, and tax figures from Shelby County public records as of June 2025; all change frequently, are provided for general information only, 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
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