By Matt Mitchell, REALTOR®Third-generation Memphis-area real estate family
I'll answer this the way I do for my investor clients: yes, Memphis is still one of the best rental markets in the country in 2026. With national home-price growth basically flat (J.P. Morgan sees 0%, others 1-3%) and rates near 6.4%, cash flow matters more than appreciation - and that's exactly where Memphis shines. Here's the part that makes working with me different: I'm an agent who ALSO owns a property management company, so I help you buy the right rental and then manage it.
Why Memphis, why now
- Affordable entry prices - you can buy cash-flowing rentals for a fraction of coastal-market cost.
- Steady tenant demand from major employers like FedEx and St. Jude.
- Rent-to-price ratios that still produce real monthly cash flow, even at today’s rates.
Affordable entry prices - you can buy cash-flowing rentals for a fraction of coastal-market cost.
Steady tenant demand from major employers like FedEx and St. Jude.
Rent-to-price ratios that still produce real monthly cash flow, even at today’s rates.
The rate reality for investors
A quick reality check on rates: as I write this in early July 2026, the 30-year fixed is sitting right around 6.4% - a seven-week low, and down from about 6.67% a year ago (Freddie Mac). Fannie Mae expects rates to hover near 6.4% through the rest of the year, though the Fed has signaled it could still move. Rates change daily, so the smartest thing you can do is let me connect you with a local lender for a real quote before you shop.
At ~6.4%, I underwrite deals conservatively so the numbers work at today's rates, not a hoped-for future rate. If rates fall later, that's upside - not the plan.
My edge: buy AND manage in one place
My property management team handles tenant placement, rent collection, and maintenance - so you earn passive income without the headaches. Buying and managing under one roof means better property selection and a partner aligned with your long-term returns, not just the sale. Learn more at homefrontpropertymanagementllc.com.
FAQ
FAQ
Can you manage the rental after I buy it?
Yes - that’s my specialty. My property management team handles tenants, rent, and maintenance so you own the asset without the day-to-day work.
Do the numbers still work with rates near 6.4%?
They can, especially in Memphis where prices are affordable and rents are strong. I’ll run real numbers on specific properties before you commit.
Market and rate figures as of early July 2026; rates change constantly — contact me for current numbers.
Work With Me Directly
Matt Mitchell, REALTOR®
I'm a REALTOR® and part of a third-generation Memphis-area real estate family — and an expert in investment acquisitions and property management as well, helping buyers, sellers, and investors under one roof. I'm the one who answers the phone.
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