If you drive south on Germantown Road or Highway 305 out of Collierville, you cross the Mississippi line and land in Olive Branch almost before you notice. That short drive is exactly why so many of my clients end up here. Olive Branch is the northeast corner of DeSoto County, it sits directly below Germantown and Collierville, and for two decades it has been one of the fastest-growing cities in Mississippi because buyers can get a newer home, a bigger lot and an A-rated public school district for less than they would pay a few miles north.
I’m licensed in both Tennessee and Mississippi, and I show homes in Olive Branch every week. This guide covers what homes are selling for in 2026, where the new construction is, how the Lewisburg and Center Hill school zones work, what changes on your tax bill when you move across the line, and what the commute actually looks like. If you want the county-wide picture first, start with my DeSoto County real estate guide and come back here for the Olive Branch detail.
Olive Branch at a Glance
Olive Branch was a small farming town until Memphis-area growth spilled over the state line in the 1990s. It counted just under 40,000 residents at the 2020 census and Homes.com now estimates about 41,500, with the city limits stretching from Goodman Road (Highway 302) on the north side down past Highway 78.
A few things that define daily life here:
- Old Towne: the original downtown along Pigeon Roost Road, with a 27-stop historic walking map, murals, a street clock, and locally owned spots like Old Towne Bakery, Pinks Cafe, Sidestreet Burgers and Mississippi Ale House.
- Olive Branch City Park: 135 acres with two fishing lakes, a disc golf course, trails, dog parks and playgrounds, plus the Light Garden holiday display and Freedom Fest fireworks each July.
- Goodman Road corridor: the main commercial strip with Walmart, Target, grocery stores and most everyday retail.
- Three public golf courses and the course-side neighborhoods around them.
- Jobs: a large industrial and distribution base along Highway 78 and Craft Road, with employers that include FedEx, Landau Uniforms and Millstone Medical, so many residents work inside the city limits.
Olive Branch Home Prices in 2026
Here is where the market stood heading into fall 2026, based on Homes.com market data I pulled in September (I can run exact MLS comps for any neighborhood or price range you’re considering):
- Median sale price: about $358,000 city-wide, with the median list price around $385,000
- Price per square foot: roughly $159 to $160
- Days on market: about 54 to 55 days
- Inventory: roughly 333 active listings and about 4.1 months of supply, which puts Olive Branch right at the line between a balanced market and a mild seller’s market
- Sales pace: about 977 homes closed over the past 12 months, with homes selling at roughly 1 percent above their original asking price on average
For comparison, the Zillow typical home value county-wide was about $294,000 in early 2026, so Olive Branch sits comfortably above the DeSoto County average. If you are used to Germantown or Collierville pricing, the value per square foot here is the first thing you’ll notice.
Housing stock ranges from 1990s and early-2000s brick traditionals on quarter- to half-acre lots in the $250,000 to $350,000 range, to newer four- and five-bedroom homes in the $400,000s and $500,000s, to custom and acreage properties in Lewisburg and along the golf courses that reach into the $600,000s and above. About 95 percent of Olive Branch housing is detached homes, so townhome and condo options are limited today.
New Construction in Olive Branch
Olive Branch has more new construction than any other city in DeSoto County, a big part of its appeal for move-up buyers from Shelby County. Homes.com counted 76 new-construction listings in September 2026 across communities being built by D.R. Horton, Adams Homes, Regency Homebuilders and Grant & Co., with prices generally running from the mid $300,000s into the low $600,000s and an average new-home price per square foot around $171.
Communities to know: Villages at Southbranch (D.R. Horton) is the most attainable new-build price point in the city; Dawkins Farm (Regency Homebuilders) offers larger plans in the upper $400,000s to upper $500,000s; River Grove Estates, The Orchard and Cypress Trails (Grant & Co.) run from the mid $400,000s to the low $600,000s; and Adams Homes is opening phases at Allendale, Farley Ridge and Old River Farms.
Builder incentives change month to month and often come with conditions, so bring me in before you sign anything so I can negotiate on your behalf and help you compare a new build against a resale home a few streets over, which is often the better value once you factor in fencing, blinds, landscaping and a finished yard.
One development worth watching: the 170-acre mixed-use project on Cockrum Road just south of Highway 78, announced as The Cascades in 2021 and revived as Dove’s Landing under new ownership in February 2026, with townhomes, cottage lots, retail, office space and a 70-acre park planned. It stalled once, so I would not buy based on a promised timeline.
Olive Branch Neighborhoods: Lewisburg, Center Hill and In-Town
Olive Branch is really three markets, and the school zone lines are what separate them.
Lewisburg is the south and southeast side of the city along Highway 305, Byhalia Road and Craft Road, and it is the highest-priced part of Olive Branch. Homes.com puts the median sale price in Lewisburg at about $475,000 with a median list price near $500,000, roughly five months of supply, and homes built mostly between 1999 and 2023. Lot sizes run largest near Byhalia Road and Highway 305, where you’ll find multi-acre properties with mature trees, while newer subdivisions like Twin Lakes and Cayce Pointe sit on smaller parcels. Lewisburg addresses carry a premium because all five Lewisburg schools earned A grades in the most recent state results.
Center Hill covers the west and northwest side of the city toward Southaven, with established neighborhoods, some of the city’s golf-course homes, and prices that generally land between in-town Olive Branch and Lewisburg. The Center Hill schools are also A-rated across the board.
In-town Olive Branch (the Old Towne, Goodman Road and Highway 78 areas zoned to Olive Branch High) has the most affordable resale inventory and the 1990s brick subdivisions that first put Olive Branch on the map, with names like Braybourne, The Oaks of Parkview, The Preserve at Cedar Bluff, Belle Pointe, Windstone and Robinson Crossing.
Olive Branch Schools: What the Ratings Say
Olive Branch is served by DeSoto County Schools, the largest public district in Mississippi. In the Mississippi Department of Education accountability results released September 25, 2025, the district kept its A rating and posted a 97 percent graduation rate. By attendance zone:
- Lewisburg zone: Lewisburg High (A, 100 percent graduation rate), Lewisburg Middle (A), Lewisburg Elementary (A), Lewisburg Primary (A), Lewisburg Intermediate (A)
- Center Hill zone: Center Hill High (A, 96.3 percent graduation rate), Center Hill Middle (A), Center Hill Elementary (A)
- Olive Branch zone: Olive Branch High (A, 98.3 percent graduation rate), Olive Branch Intermediate (B), Olive Branch Elementary (B), Olive Branch Middle (C)
On Niche, Olive Branch High School holds an A- and Lewisburg High School an A, with the district as a whole rated A-.
These ratings come from the Mississippi Department of Education and Niche, not from me, and attendance zones in a fast-growing county get redrawn, so confirm zoning for any specific address rather than relying on a listing description. Tell me the address and I will verify it before you write an offer.
Property Taxes and Income Tax: Tennessee vs. Mississippi
Property taxes are generally lower. Mississippi assesses owner-occupied homes at 10 percent of true value, and the state homestead exemption lowers the bill further on your primary residence (you file with the DeSoto County Tax Assessor after closing). Olive Branch’s city millage rate has historically been on the lower end among DeSoto County cities, so two homes at the same price in Olive Branch and Southaven can carry different tax bills.
The trade-off is state income tax. Tennessee has none; Mississippi’s is being phased down over several years. For many of my clients the lower purchase price and property tax bill outweigh it, but it depends on your income, so run your own numbers with a CPA before you decide.
Use my mortgage calculator to compare an Olive Branch payment against a Germantown or Collierville payment side by side, and remember to plug in the right tax estimate for each.
Commute Times from Olive Branch
Olive Branch’s location is its biggest advantage for anyone working on the east side of the metro.
- To Germantown or Collierville: about 20 to 25 minutes via Germantown Road, Highway 305 or Interstate 269
- To East Memphis (Poplar corridor): about 30 minutes via Goodman Road and Interstate 240
- To Memphis International Airport: about 13 miles, roughly 20 minutes via Goodman Road and Highway 78 or I-55
- To downtown Memphis: about 26 miles, typically 30 to 35 minutes via Highway 78 (Lamar Avenue) or I-55
Interstate 269, the outer loop that connects Olive Branch to Collierville, Arlington and Millington, changed the math for cross-county commuters. If you work in Collierville’s Schilling Farms or Carriage Crossing area, Olive Branch can be a shorter drive than parts of Cordova.
Olive Branch vs. Germantown and Collierville
Germantown and Collierville win on established neighborhoods, Tennessee’s lack of income tax, and proximity to East Memphis employers and medical centers. Olive Branch wins on new construction, price per square foot, larger lots for the money and lower property taxes. Plenty of my clients tour both sides of the line on the same afternoon and are surprised which one they choose.
If you are weighing the options, read my Germantown real estate guide and Collierville real estate guide, and if this is your first purchase, my first-time home buyer guide for Memphis walks through down payment programs on the Tennessee side.
Selling a Home in Olive Branch in 2026
With about four months of supply and homes closing near list price, sellers who price correctly from the start are still moving. New construction is your main competition in the $350,000 to $550,000 range, so presentation and pricing matter. Start with a free home value estimate and I’ll follow up with a full comparative market analysis from current MLS data.
Ready to Look at Homes in Olive Branch?
As a Memphis native licensed in both Tennessee and Mississippi, I can show you every home in Olive Branch and every home in Shelby County with one agent and one search. Browse current listings, estimate your payment with the mortgage calculator, or reach out and I’ll set up a tour day covering Lewisburg, Center Hill and in-town Olive Branch.
Frequently Asked Questions About Olive Branch, MS Real Estate
How much does a house cost in Olive Branch, MS in 2026?
The median sale price in Olive Branch is about $358,000 as of September 2026, with a median list price near $385,000 and an average of roughly $159 per square foot. Lewisburg homes run higher, with a median sale price around $475,000, while in-town resale neighborhoods offer options in the $250,000s and $300,000s.
Is Olive Branch, MS a good place to live?
Olive Branch offers an A-rated public school district, lower property taxes than Shelby County, a 135-acre city park, a historic Old Towne district and a 20 to 30 minute commute to Germantown, Collierville and East Memphis. Buyers choose it for newer homes, larger lots and value per square foot.
How far is Olive Branch from Memphis?
Olive Branch is about 26 miles from downtown Memphis (30 to 35 minutes) and about 13 miles from Memphis International Airport. Germantown and Collierville are roughly 20 to 25 minutes away via Germantown Road, Highway 305 or Interstate 269.
What are the schools like in Olive Branch, MS?
Olive Branch is served by DeSoto County Schools, rated A by the Mississippi Department of Education in September 2025. Lewisburg High, Center Hill High and Olive Branch High all earned A grades; the Lewisburg and Center Hill elementary and middle schools are also A-rated. Confirm the attendance zone for any specific address.
Is there new construction in Olive Branch?
Yes. Olive Branch has more new construction than any other city in DeSoto County, with about 76 new-build listings in September 2026 from D.R. Horton, Adams Homes, Regency Homebuilders and Grant & Co., generally priced from the mid $300,000s to the low $600,000s.
Are property taxes lower in Olive Branch than in Memphis?
Generally yes for owner-occupied homes. Mississippi assesses primary residences at 10 percent of true value and offers a homestead exemption. Mississippi does have a state income tax, which Tennessee does not, so compare your full picture with a tax professional.
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 Homes.com (September 2026), Zillow (January 2026), the Mississippi Department of Education (September 2025) and Niche as of the dates noted and change frequently; they are provided for general information, are not a guarantee of value or future performance, 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