Where are the Best Places to Live Near Memphis, TN in 2026? (The Builder’s Truth)

What you need to know now about the Best Places to Live Near Memphis

• The direct answer: Germantown and Collierville remain the gold standard for luxury and schools, but the smart money is moving to DeSoto County (Southaven, Olive Branch, and Hernando) because you get significantly more square footage, newer infrastructure, and lower entry prices for the same “A-rated” lifestyle.
• The Tax Tug-of-War: While Tennessee’s lack of state income tax is a massive headline draw, I see savvy buyers choosing the Mississippi side because the lower property taxes and home prices often provide a better “total cost of living” than the more expensive Shelby County suburbs.
• Growth Hotspots: Areas like Lakeland and Arlington are currently in a “residential gold rush” due to their proximity to the new BlueOval City Ford plant, making them the best long-term bets for property appreciation in the entire metro area.
• The Inventory Reality: Existing homes in the best school districts are scarce and often come with hidden costs like aging roofs or foundation issues, which is why new construction in communities like Southbranch or Mallard Park has become the preferred path for 2026 buyers.

Read on to see the raw breakdown of each suburb so you can stop guessing and start building your future on the right side of the state line.

What Makes the Memphis Metro Different From Other Southern Cities?

The Memphis metro sits across two states, and that changes nearly every decision a homebuyer makes. Tennessee has no state income tax. Mississippi does. But Mississippi home prices typically run 10–20% lower than comparable Tennessee suburbs, which means serious buyers end up running the numbers on both sides before committing.

The metro spans Shelby County TN, parts of Fayette County TN, and DeSoto County MS.

DeSoto County is one of the fastest-growing counties in Mississippi. Its population grew by over 12% between 2010 and 2020, per U.S. Census Bureau data, driven almost entirely by Memphis-area buyers choosing newer homes at lower price points.

You are not just picking a neighborhood here. You are picking a tax structure, a school district system, and a commute corridor.

Thinking about making a move to the Memphis area? Our full relocation guide walks through neighborhoods, costs, and what locals actually think. Read: Moving to Memphis: The Complete Guide →

Is Germantown, TN Still the Best Suburb Near Memphis?

Germantown is consistently ranked the top suburb in the Memphis metro for school quality and safety. It holds an overall A grade on Niche’s 2026 suburb rankings, with an A+ specifically for public schools. Median household income sits around $112,000, and the violent crime rate runs roughly 80% lower than Memphis proper.

The trade-off is price and availability.

Median home values in Germantown sit above $425,000. New construction is limited here because the city is largely built out.

Buyers who want Germantown-level schools without Germantown prices typically end up in Collierville, which runs a near-identical school quality profile at a slightly lower entry point.

Germantown borders Memphis on its western edge. Some buyers worry about that proximity. Most locals who’ve lived there for years say the concern is overblown. The Germantown Police Department operates one of the more active patrol programs in Shelby County, and the crime spillover that worries newcomers has not materialized in the neighborhoods east of Poplar.

What Are Germantown Schools Like?

Germantown Municipal School District has operated independently from Shelby County Schools since 2014. That split was intentional and has produced strong results.

The district runs five schools and posts some of the highest ACT composite scores in Tennessee. Families relocating specifically for school quality rank Germantown alongside Collierville as the top two options in the entire metro.

Is Collierville, TN Worth the Commute?

Collierville sits about 25 miles east of downtown Memphis. During peak hours that drive runs 35–45 minutes, and most buyers who work in the East Memphis business corridor find it workable. For buyers commuting toward Wolfchase or Bartlett, the drive is actually shorter than it looks on a map.

Collierville’s housing stock is newer than Germantown’s, and new construction is more available here than anywhere else on the Tennessee side of the metro.

Collierville TN new construction median prices run $450,000–$600,000 for production builds, with semi-custom options pushing higher.

The school district posts graduation rates above 95% and ranks consistently among the top five districts in Tennessee. A lot of families who do the research land here specifically because of that combination of newer homes and strong schools.

The historic town square is a genuine draw. It has been a working downtown for decades, with locally owned restaurants, a farmers market, and community events that fill the streets on weekends. That is not manufactured small-town charm for marketing purposes. It is the actual character of the place.

Collierville vs. Germantown: Which Is Better?

The honest answer most long-time locals give: Collierville has newer homes, a slightly younger demographic, and more breathing room from Memphis. Germantown has a more established feel and a shorter drive to the city’s core.

If you have children and want top schools, both deliver. If you want new construction, Collierville is the clear answer.

Is Bartlett, TN a Good Place to Live?

Bartlett is the most affordable major suburb on the Tennessee side, and it is where a significant share of working families end up. Median home values run $270,000–$310,000, well below Germantown and Collierville.

The schools are part of the Bartlett Municipal School District, which separated from Shelby County Schools in 2014.

Crime rates are low relative to Memphis but sit a step above Germantown and Collierville. That trade-off is real, and most buyers who choose Bartlett make it knowingly. The price difference is significant enough that the math works for them.

If you are moving to Memphis TN on a first-time buyer budget and want a Tennessee address with solid schools, Bartlett is typically the starting point for that conversation.

First-time buyer in the Memphis area? Buying new construction is a different process than buying resale. Here’s what you need to know before signing anything. Read: How to Buy a House as a First-Time Buyer →

What About Arlington and Lakeland, TN?

Arlington and Lakeland are the two smallest incorporated suburbs in Shelby County, and they have a distinctly different character from the rest of the list. Both feel more rural. Both have less retail and restaurant density than Bartlett, Germantown, or Collierville.

For the buyers who choose them, that is specifically the point.

Lakeland built its own school district in 2014 and runs a single K-12 campus model. Families either love the close-knit feel of a smaller district or find it limiting. Arlington Municipal School District has a strong academic record and draws families who want that quieter atmosphere.

Both cities sit 30+ miles from downtown Memphis. Home prices in Arlington and Lakeland run $310,000–$420,000, with larger lot sizes than comparable price points in Germantown.

If space is a priority and you can handle a longer commute or work remotely, the outer east Shelby County suburbs deliver something the closer-in towns can’t.

Why Are So Many Memphis-Area Buyers Moving to DeSoto County, MS?

DeSoto County is now the fastest-growing county in Mississippi and among the fastest-growing suburban counties in the Mid-South. The population has nearly doubled since 2000, and the growth has not slowed.

The driver is honest: price.

Buyers who run the numbers on Collierville or Germantown and come up short consistently find 15–25% more house in DeSoto County for the same monthly payment.

New homes in DeSoto County MS are actively selling in the low-$300,000s to upper-$400,000s. That range is essentially unavailable for new construction on the Tennessee side of the metro.

The income tax question comes up every time someone considers Mississippi. Mississippi has a flat 5% income tax. Tennessee has none. Whether that math tips in your favor depends on your household income, your property tax rates by county, and exactly how much more house the difference buys you. Many buyers run the calculation and still choose Mississippi.

What Is Southaven, MS Like to Live In?

Southaven is the commercial hub of DeSoto County. The Snowden Grove area, Tanger Outlets, and Southaven Towne Center put major retail within a short drive of almost any neighborhood in the city.

The commute to Memphis runs 20–30 minutes depending on destination.

DeSoto County Schools has a strong regional reputation, particularly at the high school level.

For buyers who want the feel of a Memphis suburb without paying Tennessee prices, Southaven is where most begin. Meridian Premier Homes’ Southbranch community sits within this DeSoto County corridor, offering new construction homes from the mid-$300,000s.

Is Olive Branch, MS a Good Place to Live?

Olive Branch has been one of the fastest-growing cities in Mississippi for more than a decade. Its population has more than doubled since 2000. The city has added major retail anchors, a hospital system, and enough local employment that a lot of residents no longer commute to Memphis at all.

Olive Branch MS new homes are available across a wide price range, with DeSoto County Schools serving the area.

The school district consistently outperforms most Mississippi districts on state assessments, and several Olive Branch high schools post graduation rates and college placement numbers that rival Tennessee suburban counterparts.

The city sits 20–25 miles from downtown Memphis. Most buyers find the commute workable for a daily drive.

Meridian’s The Preserve at Cedar Bluff community sits in the Olive Branch area, offering townhomes and new construction in one of DeSoto County’s most active growth pockets.

How Does Hernando, MS Compare to Southaven and Olive Branch?

Hernando is the county seat of DeSoto County and has held onto its small-town character while Southaven and Olive Branch have urbanized around it. The historic downtown square has restaurants, locally owned businesses, and a pace that is noticeably slower than the rest of DeSoto County.

Crime rates are very low. The community feel is tight.

Hernando sits about 30 miles from Memphis, which puts it at the outer edge of a practical daily commute. Buyers who can work remotely, work locally in DeSoto County, or are willing to accept 40+ minutes on the highway often find Hernando delivers a quality of life that is hard to match at its price point.

DeSoto County Schools serves Hernando, so the same district quality as Southaven and Olive Branch applies.

What Most Relocation Guides Miss About the Memphis Metro

Most guides miss four things that actually change a buyer’s decision.

The 2014 school split changed everything

When Shelby County absorbed Memphis City Schools in 2014, six suburban cities formed their own independent municipal school districts almost immediately: Germantown, Collierville, Bartlett, Arlington, Lakeland, and Millington. Those districts are now fully independent, better funded per student than the unified district, and in several cases stronger than they were before the consolidation. Any article that doesn’t explain this is missing the reason families pick Tennessee suburbs in the first place.

DeSoto County’s growth is structural, not temporary

Most summaries describe North Mississippi as a lower-cost alternative with slower growth. The reality is that DeSoto County has added population faster than most Tennessee suburban counties every year since 2015, and the new construction pipeline there is among the most active in the Mid-South right now.

The cross-state tax math is not simple

A family earning $120,000 pays roughly $6,000 per year in Mississippi state income tax and zero in Tennessee. Whether the home price difference covers that gap is buyer-specific. Most buyers who choose Mississippi have done this math. Most who haven’t, should.

New construction availability is not equal across suburbs

Germantown is largely built out. Bartlett has limited large-scale new communities. Collierville, Olive Branch, Southaven, and the outer DeSoto County corridors have the most active new home inventory right now. That matters to buyers who want to choose finishes, floor plans, and lot location rather than inherit whatever the previous owner chose.

Tennessee vs. Mississippi: Full Comparison for Memphis-Area Buyers

Which Memphis Suburb Is Right for Your Family?

There is no single right answer, and anyone who tells you otherwise is selling you something.

The best suburb near Memphis depends on where you work, what you can spend, how much school quality vs. commute length matters, and honestly whether the Tennessee side or the Mississippi side fits your life.

Buyers who want top Tennessee schools and can stretch to $450,000+ land in Collierville or Germantown.

Buyers who want new construction at a lower price point with strong DeSoto County schools move toward Southaven, Olive Branch, or the outer DeSoto County corridors.

First-time buyers who need a Tennessee address on a tighter budget look hard at Bartlett.

Buyers who want acreage and quiet and can handle a longer commute consider Arlington or Lakeland.

What all of them have in common: they are making a long-term decision, and the home matters as much as the suburb.

See Meridian communities in 3D before you visit in person. Walk floor plans, check lot locations, and get a real feel from your phone or laptop. Take a 3D Tour →

Frequently Asked Questions about Best Places to Live Near Memphis TN

Ready to Stop Searching and Start Building?

Meridian Premier Homes builds across the Memphis metro and DeSoto County because this is where families are actually moving. If you are making a move to this region and want to talk through which community fits your life, the team is ready to help.

Ready to find your community? Tell us what you’re looking for and where you’re thinking of building. Contact Meridian Premier Homes →