Take I-55 south out of Memphis and the first exit past the Mississippi line puts you in Southaven. It is the largest city in DeSoto County and the third-largest in Mississippi, and it is the part of the county that feels most connected to Memphis, because for a lot of residents the drive to work is shorter from here than it is from the far side of Shelby County.
I’m licensed in both Tennessee and Mississippi, and Southaven is where many of my buyers start when they first look across the state line. It has a wide spread of price points, from brick ranch homes near Stateline Road to new construction around Snowden Grove, and buyers here have gained room to negotiate this year. This guide covers what homes are selling for in fall 2026, how the two zip codes differ, what the school ratings say, how the tax bill works, and what the commute looks like. For the county-wide picture, start with my DeSoto County real estate guide.
Southaven at a Glance
Southaven counted 54,648 residents at the 2020 census, and the most recent Census Bureau estimate puts it at about 57,500. The city covers roughly 41 square miles, sits about 14 miles south of downtown Memphis, and was only incorporated in 1980, which tells you how quickly it grew.
A few things that shape daily life here:
- Snowden Grove Park: about 200 acres with 17 baseball fields that host national youth tournaments, plus the BankPlus Amphitheater, the city-owned outdoor venue behind Southaven’s concert season.
- Silo Square: a roughly 300-acre mixed-use development on Getwell Road next to Snowden Grove, with loft apartments, shops, restaurants and newer homes built around a walkable town-center street.
- Goodman Road (Highway 302): the main commercial corridor, with Southaven Towne Center, Tanger Outlets just off I-55 on Airways Boulevard, and most everyday retail.
- Landers Center: the arena and convention center that is home to the Memphis Hustle, the Grizzlies’ NBA G League team.
- Central Park and Cherry Valley Park: Central Park has an 18-hole disc golf course and fishing. Cherry Valley Park finished a renovation this year with a new walking trail, a pump track and skate park, and updated playground equipment.
- Health care: Baptist Memorial Hospital-DeSoto is in the city, just off I-55.
Southaven Home Prices in 2026
Here is where the market stood heading into October 2026. These come from several public sources that measure slightly different things, and I can run exact MLS comps for any neighborhood.
- Median sale price: about $280,000 in August 2026, down 8.5 percent from a year earlier (Redfin). Over the trailing 12 months, Homes.com shows a median sale price near $285,000.
- Median list price: about $306,000 in September 2026 (RealtyTrac).
- Price per square foot: roughly $153 to $155 (Redfin and Homes.com).
- Days on market: a median of 36 days in August, eight days longer than a year ago (Redfin).
- Sales pace: 201 homes sold in August, down about 9 percent year over year, with homes closing at an average of 98.8 percent of list price (Redfin).
What that means in plain terms: Southaven has shifted toward buyers this year. More homes are on the market, they are taking a little longer to sell, and the typical seller is accepting a bit under asking. A lower median does not mean every home lost value, since part of the drop reflects which homes sold. But buyers have more choices and more leverage than a year or two ago, and sellers need to price correctly on day one.
Two Zip Codes, Two Markets: 38671 and 38672
Southaven is really two markets, and I-55 is roughly the dividing line.
38671 (west and central Southaven) is the original city: the neighborhoods off Stateline Road, Highway 51 and the western end of Goodman Road. Most homes here were built from the 1960s through the 1990s. Think brick ranches and traditionals on established lots. RealtyTrac puts the median home value in 38671 at about $234,000 and roughly $140 per square foot, among the lower price points in DeSoto County, with the shortest drive to Memphis and the airport.
38672 (east Southaven) runs from I-55 east along Church Road, Getwell Road and Tchulahoma Road toward Olive Branch. This is where most of the growth of the last 25 years happened, and where you will find Snowden Grove, Silo Square and the DeSoto Central school zone. The median value in 38672 is about $342,000 (RealtyTrac), and listing-portal data compiled by PropertyIQ showed a median near $332,000 in August 2026, up 1.5 percent year over year. Homes in this zip code were taking longer to sell, about 71 days, and roughly 23 percent of active listings had taken a price reduction. If you are shopping east Southaven, that is where your negotiating room is.
New Construction in Southaven
Southaven has less new construction than Olive Branch, but there is a steady supply in 38672. Homes.com showed 29 new-construction listings in the zip code in early October 2026, with homes priced from roughly the upper $200,000s to just under $600,000.
Communities to know include High Ground by Grant & Co., with four- and five-bedroom plans starting in the upper $400,000s, and the newer phases around Snowden Grove, including a gated section with homes in the low to upper $400,000s.
Builders are offering closing cost help on a number of homes right now. Incentives change month to month and usually come with conditions, so bring me in before you visit a model home. I can negotiate on your behalf and help you compare a new build against a nearby resale home.
Southaven Schools: What the Ratings Say
Southaven is served by DeSoto County Schools, the largest public district in Mississippi, with about 35,000 students. In the Mississippi Department of Education accountability results released September 25, 2025, the district kept its A rating with a 97 percent graduation rate. Two high school zones cover the city:
- DeSoto Central zone (east Southaven): DeSoto Central High (A, 96.1 percent graduation rate), DeSoto Central Middle (A) and DeSoto Central Primary (A)
- Southaven zone (west and central): Southaven High (B, 95.3 percent graduation rate), Southaven Intermediate (B), Southaven Elementary (B), Greenbrook Elementary (B), Hope Sullivan Elementary (C) and Southaven Middle (D)
On Niche, DeSoto Central High School holds an A-minus, and the district as a whole is also rated A-minus.
These ratings come from the Mississippi Department of Education and Niche, not from me. The state has also adopted tougher accountability standards, so grades may shift when the next results are posted. Attendance zones get redrawn in a growing county, so confirm zoning for any specific address before you rely on a listing description. Send me the address and I will verify it with the district before you write an offer.
Property Taxes and Income Tax: Tennessee vs. Mississippi
Mississippi assesses owner-occupied homes at 10 percent of true value, and the state homestead exemption lowers the bill further on a primary residence. You file for it with the DeSoto County Tax Assessor after you close. Your bill combines county, school and city millage.
DeSoto County went through a state-required reappraisal last year that raised assessed values across the county. Southaven responded by cutting its city millage rate from 46.78 mills to 40.45 mills for the fiscal year that began October 1, 2025, a 13.5 percent reduction. Even so, city officials estimated at the time that a home valued at $360,000 would see an increase of about $379 a year because of the higher valuation. So don’t assume the seller’s last tax bill will be yours, and check the current year’s rate with the city.
The trade-off is state income tax. Tennessee has none on wages, while 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 please run your numbers with a CPA before you decide.
Use my mortgage calculator to compare a Southaven payment against a Shelby County payment side by side.
Commute Times from Southaven
Location is Southaven’s biggest advantage.
- To downtown Memphis: about 14 miles, typically 20 minutes via I-55
- To Memphis International Airport: about 15 minutes from most of the city, less from the north side near Stateline Road
- To East Memphis (Poplar corridor): about 25 to 30 minutes via I-55 and I-240
- To Olive Branch: 10 to 15 minutes east on Goodman Road or Church Road
- To Hernando: about 15 minutes south on I-55
Interstate 269 crosses the county south of the city and connects to Collierville. Inside the city, the Getwell Road widening project is wrapping up, and the city has budgeted for an extension of Nail Road between Getwell and Tchulahoma roads, both of which should ease east-west travel in 38672.
Southaven vs. Olive Branch and Hernando
Southaven has the shortest Memphis commute, the lowest entry prices and the most shopping and entertainment close to home. Olive Branch has more new construction and a shorter drive to Germantown and Collierville, with a median sale price roughly $75,000 higher. Hernando offers the historic courthouse square, larger lots and acreage, at the highest prices in the county.
If you are also weighing the Tennessee side, my Bartlett vs. Cordova comparison covers the Shelby County suburbs in a similar price range, and my first-time home buyer guide for Memphis walks through down payment programs available in Tennessee.
Selling a Home in Southaven in 2026
With more listings and buyers taking their time, the homes selling quickly right now are priced to current comps and presented well from day one. Start with a free home value estimate, and I will follow up with a full comparative market analysis from current MLS data.
Ready to Look at Homes in Southaven?
As a Memphis native licensed in both Tennessee and Mississippi, I can show you every home in Southaven 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 will set up a tour day that covers both sides of I-55 so you can see the difference for yourself.
Frequently Asked Questions About Southaven, MS Real Estate
How much does a house cost in Southaven, MS in 2026?
The median sale price in Southaven was about $280,000 in August 2026 according to Redfin, with a median list price near $306,000 in September. Prices vary by zip code: the median home value is about $234,000 in 38671 and about $342,000 in 38672.
Is Southaven, MS a buyer’s or seller’s market right now?
Southaven has shifted toward buyers in 2026. Redfin reported the median sale price down 8.5 percent year over year in August, homes selling in a median of 36 days, and closings averaging 98.8 percent of list price. In east Southaven, roughly 23 percent of listings had a price reduction.
How far is Southaven from Memphis?
Southaven is about 14 miles south of downtown Memphis, typically a 20 minute drive on I-55. Memphis International Airport is about 15 minutes away, and East Memphis is about 25 to 30 minutes.
What are the schools like in Southaven, MS?
Southaven is served by DeSoto County Schools, rated A by the Mississippi Department of Education in September 2025. DeSoto Central High earned an A and Southaven High a B, and ratings for elementary and middle schools range from A to D. Confirm zoning for any specific address.
What is the difference between 38671 and 38672?
38671 covers west and central Southaven, with homes mostly built from the 1960s through the 1990s and the lowest prices in the city. 38672 is east Southaven, with newer subdivisions, Snowden Grove, Silo Square, most of the new construction and the DeSoto Central school zone.
Are property taxes lower in Southaven 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 have on wages, 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 Redfin (August 2026), RealtyTrac (September 2026), Homes.com (October 2026), PropertyIQ (August 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 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: Snowden Grove bridge, Southaven, MS by Lrgjr72, CC BY-SA 4.0, via Wikimedia Commons.
