DeSoto County Multifamily Buyer
Sell Your Commercial Property In DeSoto County, MS
DeSoto County forms the Mississippi suburbs of Memphis, including Southaven, Olive Branch, Horn Lake, and Hernando. Its economy leans on warehousing and logistics tied to the Memphis freight hub, and its apartments are mostly suburban garden communities built for commuters and distribution workers.
- Clear feedback on your deal, typically within 48 hours
- 5 to 100+ units, stabilized or distressed, listed or off-market
- Owners, agents, and brokers welcome — every conversation is confidential
We buy:Tired landlordsEstate & trust sales1031 exchangesDeferred maintenanceHigh vacancyPartnership splits
Cities We Cover: Southaven · Olive Branch · Horn Lake — County seat: Hernando
DeSoto County
Where We Buy In DeSoto County
We evaluate apartment buildings of 5+ units across DeSoto County — in each city below, plus smaller towns and unincorporated areas countywide.
Local Market Data
DeSoto County Apartment Market
Figures gathered October 2026 from public market data.
If you plan to sell commercial property in DeSoto County, MS, start with the renter base behind the market. DeSoto County counts 15,708 renter households, a 22.1% share of its 70,986 occupied homes, per the Census Bureau's 2020-2024 American Community Survey. Median gross rent reached $1,451, up 37.3% from $1,057 in the 2015-2019 survey. Population grew 6.9% to 191,301 residents over the same comparison period, and DeSoto County added 7,801 workers, an 8.8% employment gain.
Rental vacancy sits at 12.8%, and only 8.4% of DeSoto County's housing stock sits in buildings with five or more units, so apartment supply trails renter demand. Southaven, Olive Branch and Horn Lake each post different rent and vacancy numbers, which matters for anyone pricing a DeSoto County apartment building today.
A fast-growing Memphis suburb
DeSoto County added 16,326 residents between the 2015-2019 and 2020-2024 ACS surveys, a 6.9% population gain.Income outpacing many Mississippi counties
Median household income in DeSoto County rose 27.2% to $85,297, per the 2020-2024 American Community Survey.Employment up nearly 9%
DeSoto County's employed population grew 8.8%, from 88,982 to 96,783, between the two ACS comparison periods.Who rents in DeSoto County
Renters head 15,708 of DeSoto County's 70,986 occupied households, a 22.1% share, per the 2020-2024 ACS. Owners hold the other 55,278 households. DeSoto County sits just south of Memphis, Tennessee, and its renter pool is spread across Southaven, Olive Branch, Horn Lake and smaller communities rather than concentrated in one city.
Just 8.4% of DeSoto County's 75,437 housing units sit in buildings of five or more units, a smaller apartment share than many metro-adjacent counties. Median household income reached $85,297 in DeSoto County, up 27.2% from $67,038 in the 2015-2019 survey, a gain that has outpaced local rent growth in percentage terms even as rent dollars climbed fast.
DeSoto County sits in the Memphis, TN-MS-AR metro area, which shapes both its renter demand and its apartment supply. DeSoto County's median year-built housing stock dates to 1999, newer on average than many core-city neighborhoods across the state line in Tennessee, a factor buyers weigh against capex.
Rents, growth and affordability
DeSoto County's median gross rent rose 37.3%, from $1,057 to $1,451, between the 2015-2019 and 2020-2024 ACS surveys. Renter households fell 4.0% over the same span, from 16,359 to 15,708, even as rent climbed. Population in DeSoto County grew 6.9%, adding 16,326 residents.
Apartment supply grew slower than rent. Units in 5+ unit buildings rose 7.3%, adding 432 units across DeSoto County. Rental vacancy stands at 12.8%, and 51.9% of DeSoto County renters paid 30% or more of income on gross rent in the 2020-2024 ACS.
HUD's FY2027 two-bedroom Fair Market Rent for the Memphis, TN-MS-AR metro area is $1,301, effective October 1, 2026. That benchmark runs $150 below DeSoto County's own median gross rent, a sign that market rents in DeSoto County have moved past the federal voucher standard.
City-by-city comparison
Rent and renter share vary widely across DeSoto County's three largest cities. Olive Branch posts the highest median gross rent and the lowest renter share, while Horn Lake carries the highest renter share and the tightest vacancy rate relative to its apartment stock.
| City | Median gross rent | Renter share | Share of units in 5+ buildings | Rental vacancy |
|---|---|---|---|---|
| Southaven | $1,445 | 27.5% | 11.8% | 17.9% |
| Olive Branch | $1,829 | 17.7% | 6.5% | 5.2% |
| Horn Lake | $1,435 | 41.9% | 14.4% | 11.1% |
Southaven is DeSoto County's largest city and posts a 17.9% rental vacancy rate, well above the county's 12.8% figure. Olive Branch runs the opposite pattern, with $1,829 median gross rent and just 5.2% vacancy. Horn Lake's 41.9% renter share is nearly double Southaven's, on a smaller apartment base.
Property taxes and assessment in DeSoto County
Mississippi assesses most commercial and multifamily property, Class II under state law, at 15% of true value, versus 10% for owner-occupied Class I homes, per the Mississippi Department of Revenue. DeSoto County's assessor appraises property at true value and must revalue it at least every four years.
Property taxes in DeSoto County are calculated as true value multiplied by the assessment ratio, then by the local millage rate, and are due February 1. Appeals normally run through the first Monday of August. No DeSoto County-specific millage figure was independently verified for this profile, so confirm the current rate with the county tax assessor before you underwrite a deal.
What this means if you sell in DeSoto County
When you sell commercial property in DeSoto County, MS, you are selling into a county where rent outran both population and new apartment supply. Median gross rent is up 37.3% since the 2015-2019 survey, while units in 5+ buildings grew only 7.3%. That gap favors sellers with stabilized, well-leased buildings.
Vacancy still varies block to block. Olive Branch's 5.2% vacancy signals a tighter lease-up market than Southaven's 17.9%, so buyers will price a DeSoto County asset against its own city's numbers, not the county average. Mississippi has no statewide rent control, per the state's landlord-tenant statutes, so DeSoto County owners set rent by lease terms and local demand.
As a multifamily buyer active in DeSoto County, we look at 5+ unit buildings in Southaven, Olive Branch, Horn Lake and nearby communities as they stand today. Send a current rent roll and the latest tax statement, and we will price the building on those numbers.
Local Knowledge
Selling Multifamily In Mississippi
What we factor into every DeSoto County offer:
More about Mississippi →- Confirm DeSoto County's current millage rate with the county tax assessor before pricing a deal.
- Commercial and multifamily property is Class II, assessed at 15% of true value under Mississippi law.
- Rental vacancy varies by city: 5.2% in Olive Branch versus 17.9% in Southaven.
- Mississippi sets no statewide rent control; DeSoto County owners set rent by lease and market terms.
Property Tax
Property Tax In DeSoto County For Apartment Owners
Homeowners in DeSoto County pay a median of $1,613 a year in property tax on a median home value of $269,600, an effective rate of about 0.6%, according to the Census Bureau’s 2020-2024 American Community Survey. That is about the same as the Mississippi statewide average of 0.58%.
How property tax works in Mississippi: classes, assessment and appeals →Estimate a building’s tax bill with the property tax calculator →
- Those figures describe owner-occupied homes. An apartment building can be assessed on a different basis or in a different class, so its bill as a share of value may differ.
- A sale can reset the assessed value. Before you price a DeSoto County building, check how Mississippi reassesses property after a transfer and model the buyer’s new tax bill.
- Pull the actual tax bill from the DeSoto County assessor or tax collector. City, school and special-district levies stack on top of the county rate.
Seller Guides
DeSoto County Seller Situations
Learn More
Taxes & Rules For DeSoto County Property
The Mississippi rules that shape any deal in DeSoto County: what a sale costs in tax, how buildings are taxed, what landlords must follow, and how to defer gains.
Our Buy Box
What We Buy In DeSoto County
Asset Type
Multifamily, 5+ Units
Apartment buildings and income-producing residential.
Size
5 – 100+ Units
Sweet spot: 15–25 units.
Condition
Stabilized To Distressed
Value-add, mismanaged, and high-vacancy properties welcome.
Deal Types
Listed Or Off-Market
Direct-to-owner, pocket listings, portfolios.
How Selling To Us Works
- 01
Submit The Deal
Send the address, unit count, asking price, and a rent roll or T-12 if you have them.
- 02
Initial Review
We review it against our buy box and give clear feedback — typically within 48 hours.
- 03
Underwriting & LOI
If it fits, we underwrite in detail and submit a written letter of intent.
- 04
Diligence & Close
Inspections and financing on the agreed timeline, then a professional, predictable closing.
DeSoto County Seller FAQ
How much have rents risen in DeSoto County?
Median gross rent in DeSoto County rose from $1,057 in the 2015-2019 ACS to $1,451 in 2020-2024, a 37.3% gain. Population grew 6.9% over the same span. HUD's FY2027 two-bedroom Fair Market Rent for the Memphis metro area is $1,301.
How is commercial property taxed in DeSoto County?
Mississippi classifies most commercial and multifamily buildings as Class II property, assessed at 15% of true value, versus 10% for owner-occupied homes. The county assessor appraises value and must revalue property at least every four years, per the Mississippi Department of Revenue.
What is rental vacancy like in DeSoto County?
DeSoto County's rental vacancy rate was 12.8% in the 2020-2024 ACS. It varies by city: Olive Branch sat at 5.2% while Southaven reached 17.9%. Buyers typically weigh a building's own occupancy history against those local rates.
Is there rent control in DeSoto County, MS?
No. Mississippi's landlord-tenant statutes set deposit and notice rules but do not authorize rent control for any city or county. DeSoto County owners in Southaven, Olive Branch and Horn Lake set rents by lease terms and local market demand.
How do I sell commercial property in DeSoto County, MS?
Send the address, unit count, and any financials. We review DeSoto County apartment buildings of 5+ units, give feedback typically within 48 hours, and follow with a written letter of intent if it fits.
Do you buy apartment buildings throughout DeSoto County?
Yes. We evaluate multifamily properties across DeSoto County, including Southaven, Olive Branch, and Horn Lake, as well as smaller towns and unincorporated areas. Every property is reviewed on its own fundamentals.
What size DeSoto County properties do you buy?
Apartment buildings and income-producing residential properties with 5 or more units. Our sweet spot is 15–25 units, and we review larger communities with capital partners.
Will you buy a property that needs work or has high vacancy?
Yes. We underwrite value-add, mismanaged, and distressed properties as they are today — no repairs or lease-up required before selling.
Is it possible to sell rental property in DeSoto County without evicting tenants?
It is. We buy apartment buildings occupied, and tenants stay on their current leases. Skyline Capital Investments is a commercial real estate buyer of 5+ unit buildings, so occupied properties are the norm for us.
Do I need a broker to sell my apartment building in DeSoto County?
No. You can work with us directly, or your broker can bring the deal to us. Either way, conversations stay confidential.
How do property taxes factor into a DeSoto County offer?
Property is assessed at the county level (the county seat is Hernando), within Mississippi rules. Mississippi assesses non-homestead property, including rentals, at a higher ratio than owner-occupied homes. We confirm assessments and millage with the county before making an offer.
Submit A Deal
Have A Property In DeSoto County?
Tell us about it. Owners, agents, brokers, and deal finders are all welcome — conversations are confidential.
