Kevin Mills with Lawrence Johnson Realtors, RENE, MRP, SRS

Kevin Mills with Lawrence Johnson Realtors, RENE, MRP, SRS Licensed since 1999. My top priority is building a sustaining relationships with my clients. Office Phone (901)345-1600

09/28/2026

Quality of Life Index — Memphis MSA vs Philadelphia MSA (Including Housing)
Cost of Living & Housing Comparison

💰 Overall Affordability
Memphis is approximately 20% less expensive overall than Philadelphia.
Tennessee has no state income tax, while Pennsylvania imposes a state income tax of approximately 3.07%.
Shorter commutes in Memphis can reduce transportation costs and improve quality of life.

🏠 Housing Comparison
Median home value in Memphis: ~$157,100.
Median home value in Philadelphia: ~$232,400.
Median home prices are approximately 36-41% lower in Memphis.
Median rent in Memphis: ~$1,123/month.
Median rent in Philadelphia: ~$1,323/month.
Property tax rates are significantly lower in Tennessee than in Pennsylvania.

📊 Income & Taxes
Median household income in Memphis: ~$51,000.
Median household income in Philadelphia: ~$60,000.
Philadelphia salaries tend to be higher, but housing and overall living costs are substantially higher as well.

🚗 Lifestyle Comparison
Average commute in Memphis: 23-24 minutes.
Average commute in Philadelphia: 34-35 minutes.
Philadelphia offers extensive public transportation options.
Memphis offers easier driving, less congestion, and lower daily transportation expenses.

✅ Bottom Line
Your housing dollar goes significantly further in Memphis.
A home budget that purchases an entry-level property in many Philadelphia communities can often purchase a larger home with more land in the Memphis area. Based on the reported home-value and home-price differences, Memphis housing costs are substantially lower.
Memphis remains an attractive option for military families, first-time buyers, retirees, and investors seeking affordability and value. This conclusion is based on the lower housing costs, lower overall cost of living, and no state income tax reported in the sources.

09/26/2026

🏡 August 2026 Snapshot — Cordova South, TN 38017
🏡 Market Overview

The 38018 housing market remained somewhat competitive during August 2026, with buyers continuing to pursue well-priced homes while maintaining negotiating leverage. Homes generally sold in about four weeks, creating opportunities for both buyers and sellers.
Key Market Statistics
📊 Median Sale Price: $299,870
⬇️ Year-Over-Year Change: -1.7%
💰 Average Home Value: $289,150
⬇️ Year-Over-Year Change: -2.3%
🏠 Median List Price: $317,417
📅 Median Days to Pending: 25 days
📈 Inventory: 162 active listings at month-end
✅ Sale-to-List Ratio: 98.3%
Most homes sold slightly below asking price.

What This Means
For Buyers
More inventory provides additional options.
Homes are taking longer to sell than during peak market conditions.
Increased opportunity for inspections and negotiated concessions.

For Sellers
Proper pricing remains critical.
Well-maintained homes continue to attract strong interest.
Competitive pricing helps maximize activity and reduce time on market.
Bottom Line

The Cordova South (38018) market in August 2026 reflected a balanced environment with stable demand, moderate inventory levels, and homes selling near asking price. While prices softened slightly compared to last year, buyers remained active and quality homes continued to move quickly.

Kevin Mills, REALTOR®
Military Relocation Professional (MRP)
Serving Veterans, Active Duty, Reserve, National Guard and Families Throughout Greater Memphis

#38018

09/25/2026

12 Weeks of VA Loan Advantages — WEEK 4 Advantage: No Mortgage Insurance Required

One of the biggest benefits of a VA loan is that there is no monthly mortgage insurance (PMI) requirement, even with little or no down payment.
With many conventional loans, borrowers pay private mortgage insurance when putting down less than 20%, which can add hundreds of dollars to a monthly payment. VA loans eliminate that expense, helping veterans and eligible service members keep more money in their pockets while building equity faster.
✅ No monthly PMI payments
✅ Lower overall housing costs
✅ Greater purchasing power
✅ More room in your budget for savings and other goals
VA loans are designed to make homeownership more affordable for those who have served our country.

09/24/2026

12 Weeks of VA Loan Myths: Week 4

Myth #4: “VA Loans Require Perfect Credit.”
Truth: VA loans are designed to be flexible, forgiving, and accessible — especially for active‑duty service members, Veterans, and surviving spouses. You do not need perfect credit to qualify.

Week 4 Breakdown
The Myth
“You need perfect credit for a VA loan.”
“VA loans are only for people with high scores.”
“Anything under 700 won’t qualify.”

The Reality
VA loans have no official minimum credit score set by the VA.
Most lenders approve VA loans starting around 580–620.
VA underwriting focuses on overall financial stability, not perfection.
Strong compensating factors (income, payment history, residual income) matter more than a single number.

Learn more: VA credit flexibility
Why This Myth Exists
Confusion between VA guidelines and lender overlays.
Borrowers assume VA rules match conventional or FHA standards.
Outdated information from lenders unfamiliar with VA programs.
Explore: Lender overlays

Why VA Loans Are More Forgiving
VA focuses on residual income, a unique affordability metric.
No mortgage insurance = lower monthly payments.
VA underwriting considers service history, stability, and long‑term ability to repay.
Past credit challenges (late payments, collections) can often be explained and approved.
Dive deeper: Residual income rules

Memphis‑Specific Angle
Memphis MSA has multiple VA‑experienced lenders who understand flexible credit guidelines.
Strong VA lender presence = smoother approvals for scores in the 580–640 range.
Veterans gain more buying power thanks to Memphis’ lower housing costs.
Explore: Memphis VA affordability



09/23/2026

Advantages of Teleworking + Commuting Between Memphis MSA and Houston MSA

⭐ 1. Salary Arbitrage Advantage (Houston Income • Memphis Cost Structure)
Houston offers higher median incomes, while Memphis delivers significantly lower housing + living costs.
This creates one of the strongest telework financial advantages in the South.
Houston median household income: ~18–21% higher
Memphis housing costs: 23–38% lower
Memphis rent: ~20% lower
Memphis ownership costs: lower taxes, lower insurance, lower maintenance
Result:
You earn Houston‑level income while living on a Memphis‑level cost structure — a powerful wealth‑building combination.
Explore: Memphis affordability

⭐ 2. Predictable Hybrid Travel (MEM ↔ IAH/HOU)
Memphis International Airport (MEM) is one of the easiest major airports in the country.
Fast check‑in + low congestion
Direct flights to Houston (IAH/HOU)
Predictable travel windows for quarterly or monthly on‑site visits
Lower travel friction compared to larger hubs
Result:
Hybrid commuting becomes low‑stress and highly predictable.
Explore: Memphis commute benefits
⭐ 3. Memphis Lifestyle Advantage (Space • Comfort • Efficiency)
Memphis offers a calmer, more spacious lifestyle — ideal for remote work.
Larger homes + dedicated office space
Shorter commutes (24 min vs Houston’s 30 min)
Lower congestion
Strong healthcare access (Baptist, Methodist, St. Jude)
Lower daily living costs (utilities, groceries, transportation)
Result:
Teleworkers enjoy comfort, space, and efficiency without sacrificing career mobility.
Explore: Memphis suburban housing

⭐ 4. Houston Career Ecosystem (Opportunity • Scale • Mobility)
Teleworking into Houston gives Memphis residents access to one of the strongest economic engines in the U.S.
Energy sector
Healthcare + medical research
Aerospace
Tech + engineering
Global corporate HQs
International business ecosystem
Result:
Memphis residents gain big‑city career mobility without big‑city living costs.
Explore: Houston employer strength

⭐ 5. Generational Fit
Baby Boomers
Memphis: healthcare access + predictable ownership
Houston: corporate consulting + part‑time hybrid roles
Gen X
Memphis: larger homes + hybrid commute efficiency
Houston: leadership roles + industry depth
Millennials
Memphis: affordability + remote‑work space
Houston: tech, engineering, creative industries

⭐ 6. Quality of Life Balance
Memphis:
Lower cost of living
Cleaner air
Easier daily lifestyle
Strong cultural identity

Houston:
Larger amenities
International diversity
High‑end dining + retail
Strong job growth
Result:
Teleworkers get Memphis comfort + Houston opportunity.



09/22/2026

🏡 Luxury Living Comparison — Memphis MSA vs Houston MSA
High‑End Homes • Lifestyle • Affordability • Quality of Life

Takeaway: Memphis and Houston offer two very different versions of luxury living. Memphis delivers space, privacy, and affordability, while Houston offers scale, amenities, and urban prestige.

🏡 Luxury Housing
Memphis MSA — Luxury Advantage
Estate‑style homes with larger lots and more square footage
Price ranges typically $1.2M–$3.5M+ depending on neighborhood
Lower property taxes + lower insurance = significant long‑term savings
Strong luxury pockets: Collierville, Germantown, East Memphis, Lakeland
Custom builds and gated communities offer privacy + land
Explore: Memphis luxury value

Houston MSA — Luxury Advantage
Urban luxury with high‑rise penthouses, master‑planned communities, and modern estates
Price ranges often $2.5M–$12M+ in top neighborhoods
Higher taxes + higher HOAs = premium cost structure
Strong luxury pockets: River Oaks, Memorial, The Woodlands, West University
More inventory of ultra‑modern architecture and amenity‑rich developments
Explore: Houston luxury value

🌆 Lifestyle & Amenities
Memphis Lifestyle
Shorter commutes (24 min avg)
Strong healthcare, arts, sports, and riverfront experiences
Boutique dining + emerging luxury retail
Quiet, suburban luxury with space and privacy
Lower congestion, easier daily living
Explore: Memphis luxury lifestyle

Houston Lifestyle
World‑class dining, museums, shopping, and entertainment
Dense urban core with walkable luxury pockets
Larger international community + cultural diversity
High‑end retail corridors (Galleria, River Oaks District)
More nightlife, more events, more scale
Explore: Houston luxury lifestyle

💵 Affordability & Ownership
Memphis Advantage
Lower taxes, lower insurance, lower maintenance costs
Luxury homes deliver more space per dollar
Predictable ownership costs ideal for relocating families & executives
Explore: Memphis ownership costs

Houston Advantage
Higher cost structure but higher income potential
Premium HOAs and amenities add value for lifestyle‑focused buyers
Strong long‑term appreciation in top neighborhoods
Explore: Houston ownership costs

⭐ Quality of Life (Luxury Buyer Perspective)
Memphis Wins On:
Space, privacy, land
Lower cost of living
Shorter commutes
Cleaner air
Easier daily lifestyle

Houston Wins On:
Prestige + scale
High‑end retail + dining
Larger luxury inventory
Stronger job market
Urban amenities


09/21/2026

Quality of Life Index — Memphis MSA vs Houston MSA (Including Housing)

Takeaway: Memphis delivers lower housing costs, lower overall cost of living, shorter commutes, and better air quality, while Houston offers higher incomes, larger‑city amenities, and stronger job growth. Memphis wins on affordability; Houston wins on economic opportunity.

⭐ Quality of Life Index — Memphis MSA vs Houston MSA (Housing Included)

🏠 Housing & Affordability
Memphis housing costs are 23–38% lower than Houston.
Median home price: Memphis ~$165K vs Houston ~$295K.
Median rent: Memphis ~$950 vs Houston ~$1,200.
Memphis offers a better price‑to‑rent ratio, improving long‑term affordability.

💼 Income & Job Market
Houston median household income is 18–21% higher.
Houston shows stronger job growth, driven by energy, healthcare, and aerospace.
Memphis remains strong in logistics, healthcare, and manufacturing.

🧭 Cost of Living (Non‑Housing Essentials)
Groceries: Memphis ~2% cheaper.
Transportation: Memphis ~4% cheaper.
Healthcare: Memphis ~5% cheaper.
Utilities: Memphis ~7% cheaper.

🚗 Commute & MobilityAverage commute: Memphis 24 min vs Houston 30 min.
Houston offers more public transit options; Memphis offers faster daily travel.
🌿 Environment & Air Quality
Air Quality Index: Memphis 44 vs Houston 52 (Memphis cleaner).
Houston has a warmer year‑round climate.

🏁 Overall Quality of Life — Summary
Memphis Advantages
Strong affordability
Lower housing costs
Shorter commutes
Cleaner air
Better cost‑of‑living stability

Houston Advantages
Higher incomes
Stronger job growth
Larger‑city amenities
More transit options

09/19/2026

🏡 August 2026 Snapshot — Collierville, TN 38017

Collierville’s August 2026 housing snapshot shows a stable, somewhat competitive market with slight YoY softening, longer days on market, and strong inventory — giving buyers more leverage while keeping Collierville’s premium suburban appeal intact.

📊 Key Market Metrics —
Typical Home Value: $508,241 (‑1.4% YoY)
Median Sale Price: $554,260 (+0.3% YoY)
Median List Price: $576,633 (Aug 31, 2026)
Median Price per Sq Ft: $182/sq ft (‑2.7% YoY)
Median Days to Pending: 42–44 days (slower YoY)
Sale‑to‑List Ratio: 98.2% (+0.2 pts YoY)
Inventory: 346 active listings (Aug 31, 2026)
New Listings: 79 (Aug 31, 2026)
Homes Sold: 251 (Aug 2026), up from 233 YoY

🏘️ Market Interpretation (Memphis‑Ready, FHA‑Safe)
Collierville remains somewhat competitive, but buyers have more negotiation room than last year.
Price trends show mild softening, yet values remain high for the Memphis MSA.
Larger executive‑style homes (3,000–4,500+ sq ft) continue to anchor upper‑end pricing.
Longer DOM signals a more balanced market, especially for homes needing updates.
Hot homes still move quickly (~11 days), but the average pace has slowed.

🧭 Buyer & Seller Notes
For Buyers
Strong inventory = more options.
Sale‑to‑list ratio under 100% = negotiation leverage.
Clean VA, FHA, and conventional offers remain competitive.

For Sellers
Correct pricing is critical — overpricing leads to extended DOM.
Updated, well‑located homes still attract multiple offers.
Collierville’s schools + suburban amenities continue to drive demand.

🏡 Lifestyle Snapshot
High‑performing schools
Executive‑level neighborhoods
Strong retail corridors
Easy access to Germantown Pkwy, Bill Morris Pkwy, and major Memphis employers

#38017

09/18/2026

12 Weeks of VA Loan Advantages — WEEK 3 Advantage: Competitive Interest Rates

Takeaway: VA loans consistently offer lower‑than‑market interest rates, giving Veterans stronger long‑term affordability and lower monthly payments compared to most conventional loan options.

⭐ WEEK 3
What Makes VA Rates Lower

Backed by the VA, reducing lender risk
Allows lenders to offer below‑market rates
Often beats conventional rates by 0.25%–0.50%
Lower rates = thousands saved over the life of the loan
Strong advantage for Baby Boomers, Gen X, and Millennials entering the Memphis market

Why This Matters for Veterans
Lower monthly payments
More buying power in competitive markets
Better long‑term equity growth
Stronger affordability in rising‑rate environments

Memphis‑Specific Angle
Memphis MSA lenders are highly experienced with VA underwriting
Competitive rates help Veterans win in multiple‑offer situations
Lower payments support PCS transitions, Guard/Reserve families, and first‑time buyers

“VA loans deliver some of the strongest interest rates on the Market Watch giving Veterans more buying power and long‑term savings. Memphis buyers: this advantage is built for you.”

09/16/2026

Advantages of Teleworking + Commuting Between Memphis MSA and Chicago MSA

⭐ 1. Major Time Savings
Remote work saves 65–72 minutes/day → less stress, more balance.
Explore: telework time savings

⭐ 2. Memphis Cost Advantage
Memphis is ~20% cheaper overall than Chicago + 0% state income tax.
Explore: Memphis affordability

⭐ 3. Higher Take‑Home Pay
A ~$95K remote worker keeps more money living in Memphis due to lower taxes + lower housing costs.
Explore: remote income advantage

⭐ 4. Bigger Homes + Lower Housing Costs
Memphis = more space, lower rents, predictable expenses.
Chicago = higher prices + higher property taxes.
Explore: Memphis housing

⭐ 5. Easy Hybrid Travel (MEM → ORD/MDW)
Fast airport processing + direct Chicago flights = smooth monthly/quarterly trips.
Explore: Memphis commute benefits

⭐ 6. Access to Chicago’s Employer Ecosystem
Finance, healthcare, tech, logistics → Chicago income without Chicago cost.
Explore: Chicago employer strength

⭐ 7. Better Health & Wellness
Less commute stress + more time for family, fitness, recovery.
Explore: remote wellness benefits

⭐ 8. Strong Memphis Healthcare
Baptist, Methodist, St. Jude → high‑density care for families & veterans.
Explore: Memphis healthcare

⭐ 9. Wealth‑Building Power
Lower Memphis costs = more saving, investing, debt payoff, long‑term stability.
Explore: location arbitrage

📌 IG Summary
Chicago income + Memphis affordability =
More money. More space. Less stress. Better life.



Address

4222 Millbranch
Memphis, TN
38116

Opening Hours

Monday 9:30am - 4:30pm
Tuesday 9:30am - 4:30pm
Wednesday 9:30am - 4:30pm
Thursday 9:30am - 4:30pm
Friday 9:30am - 4:30pm

Telephone

+19014812276

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