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http://www.kevinmillsrealestate.com/

Kevin Mills with Lawrence Johnson Realtors, RENE, MRP, SRS, 4222 Millbranch, Memphis, TN (2026)

06/22/2026

🌆 Memphis MSA vs Colorado Springs CO MSA — Cost of Living (2026)
Condensed • 2,000+ sq ft homes • Generational Snapshot

💸 Overall Cost of Living (2026)
Overall Cost Index:
Memphis: 86
Colorado Springs: 101
Colorado Springs is ~17.4% more expensive overall

One‑Person Monthly Cost:
Memphis: $1,851
Colorado Springs: $2,451
+32% higher in Colorado Springs

Family Monthly Cost:
Memphis: $4,406
Colorado Springs: $5,354

Salary After Tax (monthly):
Memphis: $3,391
Colorado Springs: $4,146

🍽️ Daily Living Costs
Dinner for Two: MEM $64.9 • COS $73.4
Groceries (monthly): MEM ~$564 • COS ~$631 (6.5% higher)
Transportation (monthly): MEM $88 • COS $108 (2.1% higher)

🏡 Housing — 2,000+ sq ft Homes
Memphis Suburbs: Germantown • Collierville • Lakeland • Bartlett • Arlington
$425K–$750K+
Suburban cost per m²: $1,396
Strong affordability + larger footprints

Colorado Springs Metro: Briargate • Northgate • Rockrimmon • Black Forest
$750K–$1.4M+
Suburban cost per m²: $2,382 (≈70% higher)
Bottom Line: Colorado Springs housing is 57.1% more expensive overall.

👥 Generational Lens
Baby Boomers: Memphis offers lower ownership + healthcare costs for long‑term budgeting.
Gen X: Memphis provides stronger value for 2,000+ sq ft homes in stable suburbs.
Millennials: Memphis offers a more attainable path into larger homes with room for future needs.

🏢 Major Memphis Employers (Public + Private)
FedEx World Headquarters
St. Jude Children’s Research Hospital
International Paper
City of Memphis / Shelby County Government

🎖️ Military Installations (Regional)
NSA Mid‑South (Millington)
Tennessee Air National Guard — 164th Airlift Wing

🎓 Higher Education (Memphis Area)
University of Memphis
Rhodes College
Christian Brothers University

🏥 Healthcare Systems (Memphis Area)
Methodist Le Bonheur Healthcare
Baptist Memorial Health Care
Regional One Health
St. Jude Children’s Research Hospital

06/19/2026

12 Weeks PCS Timeline: WEEK 3 —PCS Housing & Location Research
This is the week you lock in where you’re going to live — and why.

🏡 1. Compare On‑Base vs Off‑Base Options
Review availability, commute, and amenities
Understand waitlists + eligibility
Off‑base gives more flexibility and inventory
Explore: PCS housing options
📍 2. Map Commute Times to NSA Mid‑South
Memphis PCS‑friendly suburbs:
Germantown
Collierville
Bartlett
Lakeland
Arlington
Atoka
Compare peak vs non‑peak traffic
Explore: NSA Mid‑South overview

🏘️ 3. Identify Your Housing Needs
Square footage
Garage + storage
Yard size
School proximity (FHA‑compliant: focus on commute + amenities)
Access to shopping, healthcare, and daily services
Explore: PCS home selection

💰 4. Align Housing With Your PCS Budget
Compare rent vs mortgage
Understand utilities, deposits, and move‑in costs
Memphis advantage: lower cost of living vs national averages
Explore: PCS budgeting
🧭 5. Shortlist 3–5 Neighborhoods
Compare commute
Compare amenities
Compare housing availability
Compare long‑term fit
Explore: neighborhood comparison

📦 6. Start Pre‑Approval Conversations (If Buying)
VA loan eligibility
COE confirmation
Rate shopping
Timeline alignment with PCS dates
Explore: VA loan basics

WEEK 3: PCS Housing & Location Research
This week is all about clarity — commute, neighborhoods, housing needs, and budget.
Dial in your top suburbs, compare options, and get your housing plan locked in before the PCS rush hits.

06/18/2026

12 Weeks to Financial Readiness for Veterans: WEEK 3 — Strengthening Your Credit for VA Loan Approval
Your credit is your clearance level for civilian finance. Strengthen it early.

⭐ Why Credit Matters for Veterans
Even though the VA loan is flexible, lenders still evaluate:
Your credit score
Your payment history
Your debt‑to‑income ratio (DTI)
Your credit utilization
A stronger profile = better rates, smoother underwriting, and more buying power.
Explore: veteran credit basics

💳 1. Pull Your Full Credit Report (All 3 Bureaus)
Check Equifax, Experian, TransUnion
Look for errors, duplicates, outdated accounts
Dispute inaccuracies immediately
Explore: credit report steps

📉 2. Lower Your Credit Utilization
Aim for under 30%, ideal is under 10%
Pay down revolving balances first
Ask for credit line increases (without hard pulls)
Explore: credit utilization

🧾 3. Eliminate High‑Impact Negative Items
Late payments
Charge‑offs
Collections
High balances
Explore: fixing negative credit items

📈 4. Build Positive Credit Momentum
Set autopay for all recurring bills
Keep older accounts open
Add small recurring charges to a low‑balance card
Explore: positive credit habits

🧮 5. Know Your VA‑Friendly Credit Targets
While the VA doesn’t set a minimum score, most lenders look for:
580+ → Possible approval
620+ → Smoother underwriting
680+ → Stronger rates + more lender flexibility
Explore: VA credit requirements

🪖 6. Use Veteran‑Specific Credit Tools
Free credit monitoring through many banks
VA financial counseling
Military‑friendly credit unions with soft‑pull preapprovals
Explore: veteran credit tools

WEEK 3: Strengthening Your Credit for VA Loan Approval
Your credit is your financial clearance level.
Pull your reports. Fix errors. Lower utilization. Build positive momentum.
A stronger credit profile = smoother VA approval + better rates + more buying power.

06/17/2026

🏡 May 2026 Housing Snapshot — Memphis (38122)
Berclair • Grahamwood • High Point Terrace Adjacent

📊 Market Overview (May 2026)
Median Listing Price: $174,230 (‑0.44% YoY)
Median Sold Price: $134,950 (‑5.96% YoY)
Median Price per Sq Ft: $136/sq ft (+44.68% YoY)
Median Days on Market: 64 days (+36.17% YoY)
Median Rent: $1,195/mo (‑4.55% YoY)
Average Home Value (ZHVI): $128,590 (‑3.2% YoY)
Market Type: Balanced — supply and demand roughly equal

🏘️ Inventory & Activity
Active Listings: 185 (+69.44% YoY)
Homes for Rent: 82 (+14.71% YoY)
Median Days to Pending: 29 days (Zillow)
Sale‑to‑List Ratio: 97% (homes selling ~3% below list)

🔍 Neighborhood Dynamics (38122)
Mix of updated and original‑condition homes
Strong interest in renovated 1,200–2,000 sq ft properties
Longer days on market = more comparison room for buyers
Rental market remains affordable relative to citywide averages

📌 What This Means for Buyers
Increased inventory = more selection
Negotiation room with 97% sale‑to‑list ratio
Renovated homes stand out and move faster
Good entry‑point pricing vs nearby ZIPs (38117, 38112, 38120)

📌 What This Means for Sellers
Pricing strategy matters in a balanced market
Homes with updates (roof, HVAC, kitchen, bath) outperform
Longer DOM means staging + online presentation are critical

#38122

06/16/2026

🏡 Memphis MSA vs Atlanta GA MSA — Luxury Home Market (2026)
5,000+ sq ft homes • Suburbs • Cost per sq ft • Market Positioning

💵 Cost Per Sq Ft (Luxury 5,000+ sq ft)
Memphis MSA: $220–$350/sq ft
Atlanta MSA: $400–$700+/sq ft
Atlanta’s luxury pricing is driven by higher land values, construction costs, and demand from corporate + tech sectors.
Explore: cost per sq ft

🏘️ Typical Luxury Pricing (5,000+ sq ft)
Memphis Suburbs
Germantown • Collierville • Lakeland • Bartlett • Arlington
$1.4M–$3.8M+
Larger lots, strong affordability, stable ownership costs
High appeal for long‑term financial planning

Atlanta Metro Suburbs
Alpharetta • Roswell • Sandy Springs • Peachtree Corners
$3.0M–$6.5M+
Premiums for newer builds, gated communities, and proximity to major corporate hubs
Higher insurance + utility costs
Explore: Memphis suburbs

🌆 Luxury Market Positioning (FHA‑Compliant)
Memphis Advantage
Lower acquisition + ownership costs
Larger interior footprints for the price
Strong employer base (FedEx, St. Jude, International Paper)
Predictable tax environment

Atlanta Profile
Higher cost per sq ft
Strong demand from Fortune 500 + tech sectors
Premium pricing for master‑planned + gated communities
Higher energy + maintenance costs
Explore: luxury home trends

👥 Generational Lens (FHA‑Compliant)
Baby Boomers: Memphis offers lower long‑term ownership + strong healthcare access.
Gen X: Memphis provides more value for 5,000+ sq ft homes in established suburbs.
Millennials: Memphis offers a more attainable entry point into luxury‑scale homes.

06/15/2026

🌆 Memphis MSA vs Atlanta GA MSA — Cost of Living (2026)
Condensed • 2,000+ sq ft homes • Generational Snapshot

💸 Overall Monthly Cost of Living
One‑Person:
Memphis: $1,851
Atlanta: $2,617

Family:
Memphis: $4,406
Atlanta: $5,892

Salary After Tax (monthly):
Memphis: $3,391
Atlanta: $5,193
Atlanta is ~41% more expensive overall than Memphis.

🍽️ Daily Living Costs
Dinner for Two: MEM $64.9 • ATL $87.7
Groceries (monthly): MEM ~$564 • ATL ~$690
Transportation (monthly): MEM $88 • ATL $143

🏡 Housing — 2,000+ sq ft Homes
Memphis Suburbs: Germantown • Collierville • Lakeland • Bartlett • Arlington
$425K–$750K+ (supported by Memphis’ lower housing index and $1,396 suburban cost per m²)
Strong affordability + larger footprints

Atlanta Metro Suburbs: Alpharetta • Roswell • Marietta • Peachtree Corners
$850K–$1.6M+ (suburban cost per m²: $2,480 — 77% higher than Memphis)
Higher land, construction, and demand pressure
Bottom Line: Atlanta homes cost significantly more for similar square footage.

👥 Generational Lens
Baby Boomers: Memphis offers lower ownership + healthcare costs for long‑term budgeting.
Gen X: Memphis provides stronger value for 2,000+ sq ft homes in stable suburbs.
Millennials: Memphis offers a more attainable path into larger homes with room for future needs.

🏢 Major Memphis Employers (Public + Private)
FedEx World Headquarters
St. Jude Children’s Research Hospital
International Paper
City of Memphis / Shelby County Government

🎖️ Military Installations (Regional)
NSA Mid‑South (Millington)
Tennessee Air National Guard — 164th Airlift Wing
🎓 Higher Education (Memphis Area)
University of Memphis
Rhodes College
Christian Brothers University

🏥 Healthcare Systems (Memphis Area)
Methodist Le Bonheur Healthcare
Baptist Memorial Health Care
Regional One Health
St. Jude Children’s Research Hospital

06/12/2026

12 Weeks PCS Timeline: WEEK 2 —What to Do Next
You’ve confirmed your orders. Now it’s time to move from planning → action.

📦 1. Schedule Your Household Goods (HHG)
Book HHG pickup as early as possible
Photograph valuables + serial numbers
Label rooms clearly for movers
Separate “do not pack” items
Explore: HHG prep tips

🏡 2. Start Your Housing Research
Compare on‑base vs off‑base options
Memphis PCS favorites: Germantown, Bartlett, Lakeland, Arlington, Collierville
Review commute times to NSA Mid‑South
Explore: Memphis PCS housing options

💰 3. Review Your PCS Entitlements
DLA, per diem, mileage
TLE/TLA rules
What receipts to keep
Explore: PCS entitlements

🧾 4. Build Your PCS Document Packet
Orders, LES, COE
W‑2s, bank statements
Digital + hard copies
Explore: PCS document checklist

🚗 5. Map Out Your Travel Plan
POV shipment vs driving
Pet travel rules
Hotel allowances
Explore: PCS travel planning

🧭 6. Prep for Arrival at Your New Duty Station
Update address
Set up utilities
Register vehicles
Schedule HHG delivery
Explore: PCS arrival checklist

06/12/2026

12 Weeks to Financial Readiness for Veterans: WEEK 2— Building a Civilian Budget After Service
The transition budget most veterans never build — but absolutely should.

⭐ Why This Matters
Leaving active duty means losing the built‑in structure of BAH, BAS, COLA, and predictable allowances. A civilian budget helps you:
Stabilize cash flow
Prepare for homeownership
Avoid lifestyle inflation
Build long‑term financial readiness
Explore: civilian budgeting

💵 1. Know Your New Income Structure
Military pay is simple. Civilian pay is not.
Taxes vary by employer
Benefits packages differ
Pay cycles change (bi‑weekly vs monthly)
Overtime, bonuses, and commissions may fluctuate
Explore: post‑service income

🏠 2. Rebuild Your Housing Budget (No BAH Safety Net)
Compare rent/mortgage to net income, not gross
Include utilities, insurance, maintenance
Memphis advantage: lower housing costs vs national averages
Explore: housing budget basics

🧾 3. Recreate Your Military Allowances in Your Budget
When you leave service, you lose:
BAH
BAS
COLA
Uniform allowance
Subsidized healthcare
Replace them with civilian equivalents:
Housing costs
Food budget
Transportation
Healthcare premiums
Emergency fund
Explore: military allowances explained

📦 4. Build a PCS‑Proof Emergency Fund
Veterans often underestimate civilian emergencies.
Aim for:
3–6 months of expenses
Separate fund for home repairs
Buffer for job transitions
Explore: veteran emergency fund

📊 5. Track Your Spending for 30 Days
A simple reset that reveals:
Subscription creep
Dining‑out patterns
Gas + commute costs
Hidden spending habits
Explore: spending audit

🎯 6. Set Your First Civilian Financial Goals
Examples:
Save for a VA‑backed home purchase
Pay down high‑interest debt
Build a 12‑month homeowner fund
Start retirement contributions
Explore: veteran financial goals

06/10/2026

🏡 May 2026 Housing Snapshot — Memphis (38120)
East Memphis • River Oaks • White Station Corridor

📊 Market Overview (Latest Data Through April–May 2026)
Median Listing Price (Citywide Benchmark): $179,900 (‑16.33% YoY)
Median Sold Price (Citywide Benchmark): $225,000 (+13.64% YoY)
Median Price per Sq Ft: $126/sq ft (citywide)
Median Days on Market: 63 days (citywide)
Median Rent: $1,500/mo (citywide)
Market Type: Balanced — 4.07 months of supply, homes selling at 96.29% of list price (Memphis overall)

Interpretation for 38120:
38120 typically tracks above citywide averages due to East Memphis demand, proximity to major employers, and stable neighborhoods like River Oaks and White Station.

🏘️ What’s Moving in 38120
Updated traditional + contemporary homes
2,000–3,500 sq ft properties with modern kitchens, roofs, and HVAC
Homes near Poplar Corridor, White Station, and River Oaks show stronger engagement
Balanced buyer activity → more comparison room than 2021–2023 peak years

🔥 Buyer Trends (Spring 2026)
Citywide inventory up 19.27% YoY, giving buyers more options
Median days on market at 63 days, indicating moderate pace
Rent down 5.96% YoY, suggesting softening rental competition
Homes selling at 96.29% of list price → negotiation flexibility

🧭 Neighborhood Highlights (38120)
River Oaks: Higher‑end homes, strong upkeep, mature landscaping
White Station Corridor: Access to retail, dining, and major employers

Shady Grove Area: Mix of updated homes + established neighborhoods
Poplar Corridor: Strong connectivity to East Memphis business district

📌 What This Means for Buyers
Balanced pricing + more inventory = strong comparison opportunities
Updated homes stand out immediately
Slower days on market support negotiation flexibility

📌 What This Means for Sellers
Competitive pricing remains key
Well‑maintained homes outperform dated inventory
Strong online engagement supports visibility

#38120

06/08/2026

🌆 Memphis MSA vs Mesa AZ MSA — Cost of Living (2026)
Condensed • 2,000+ sq ft homes • Generational Snapshot

💸 Overall Monthly Cost of Living
One‑Person:
Memphis: ~$1,851
Mesa: ~$2,298
Family:
Memphis: ~$4,406
Mesa: ~$5,364
Salary After Tax (monthly):
Memphis: ~$3,391
Mesa: ~$3,995
Bottom Line: Memphis is ~19% less expensive overall than Mesa.

🍽️ Daily Living Costs
Dinner for Two: MEM ~$64.9 • Mesa ~$75.6
Groceries (monthly): MEM ~$564 • Mesa ~$677
Transportation (monthly): MEM ~$88 • Mesa ~$86 (similar)

🏡 Housing — 2,000+ sq ft Homes
Memphis Suburbs: Germantown • Collierville • Lakeland • Bartlett • Arlington
$425K–$750K+ (aligned with Memphis’ lower housing index of 70)
Strong affordability + larger footprints
Mesa / Phoenix East Valley: Gilbert • Queen Creek • Chandler • East Mesa
$850K–$1.6M+ (Mesa housing index 104; 48.6% higher housing costs)
Higher land + construction costs
Bottom Line: Mesa homes cost ~48.6% more than Memphis on average.

👥 Generational Lens
Baby Boomers: Memphis’ lower housing + healthcare costs support long‑term budgeting.
Gen X: Memphis offers strong value for 2,000+ sq ft homes in Bartlett, Lakeland, Arlington.
Millennials: Memphis provides a more attainable path into larger homes with room for future needs.

🏢 Major Memphis Employers (Public + Private)
FedEx World Headquarters
St. Jude Children’s Research Hospital
International Paper
City of Memphis / Shelby County Government

🎖️ Military Installations (Regional)
NSA Mid‑South (Millington)
Tennessee Air National Guard – 164th Airlift Wing

🎓 Higher Education (Memphis Area)
University of Memphis
Rhodes College
Christian Brothers University

🏥 Healthcare Systems (Memphis Area)
Methodist Le Bonheur Healthcare
Baptist Memorial Health Care
Regional One Health
St. Jude Children’s Research Hospital

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

06/22/2026

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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