Shelby County Multifamily Buyer
Sell Your Commercial Property In Shelby County, TN
Shelby County in the southwest corner of Tennessee holds Memphis and suburbs such as Bartlett, Germantown, and Collierville, with FedEx, logistics, and healthcare as major employers. Its rental stock is dominated by older garden communities with a wide range of quality.
- 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: Memphis · Germantown · Bartlett · Collierville — County seat: Memphis
Shelby County
Where We Buy In Shelby County
We evaluate apartment buildings of 5+ units across Shelby County — in each city below, plus smaller towns and unincorporated areas countywide.
Local Market Data
Shelby County Apartment Market
Figures gathered October 2026 from public market data.
If you plan to sell commercial property in Shelby County, TN, start with the renter base behind every apartment deal. Shelby County counts 166,362 renter households, 45.9% of its 362,741 occupied homes, per the Census Bureau's 2020-2024 American Community Survey. Memphis holds most of that demand, with renters making up 55.1% of its households, while Germantown, Bartlett and Collierville lean heavily toward owners.
Median gross rent across Shelby County reached $1,232, up 30.8% from the 2015-2019 survey, while population slipped 1.8% to 919,173 residents over the same span. Rental vacancy stands at 7.9%, and 21.2% of the county's housing sits in buildings of five or more units. Rents, vacancy and tax treatment all shift from one Shelby County city to the next.
A rising rent, shrinking population
Shelby County's median gross rent rose 30.8% to $1,232 between the 2015-2019 and 2020-2024 ACS surveys, even as population fell 1.8%.More renter households despite population loss
Renter households in Shelby County grew 5.4% to 166,362 from 157,847, adding 8,515 households between the 2015-2019 and 2020-2024 surveys.Memphis anchors the county's apartment stock
Memphis counts 73,975 units in buildings of five or more units, 25.5% of its housing stock, per the 2020-2024 ACS.Who rents in Shelby County
Renters head 166,362 of the 362,741 occupied households in Shelby County, a 45.9% share in the 2020-2024 ACS, against 196,379 owner households. Memphis drives most of that renter demand, with 139,512 renter households, 55.1% of its own occupied homes. Germantown, Bartlett and Collierville sit at the opposite end, with renter shares of 13.3%, 14.4% and 20.1%. Housing stock in Shelby County skews older than its growing suburbs, with a median year built of 1977 across the county, versus 1992 in Bartlett and 1998 in Collierville.
Shelby County's population fell 1.8% to 919,173 between the 2015-2019 and 2020-2024 surveys, even as renter households rose 5.4% to 166,362, up from 157,847. That split points to a shrinking Shelby County population leaning more toward renting, a pattern multifamily buyers in Shelby County track closely. Shelby County's 426,285 employed residents, down 2.1% from 435,649, still anchor demand for rental housing near logistics and healthcare jobs concentrated around Memphis.
Rents, growth and affordability
Median gross rent in Shelby County climbed 30.8%, from $942 to $1,232, between the 2015-2019 and 2020-2024 ACS surveys. Median household income in Shelby County rose 23.4% to $63,767 over the same comparison, while employment fell 2.1% to 426,285 jobs.
Rent burden is heavy. In the 2020-2024 ACS, 54.2% of Shelby County renters paid 30% or more of income on gross rent. HUD's FY2027 two-bedroom Fair Market Rent for the Memphis, TN-MS-AR HUD Metro FMR Area is $1,301, effective October 1, 2026, $69 above the county's median gross rent.
Supply grew more slowly than rent. Units in buildings of five or more units in Shelby County rose 2.2% to 85,732, while rental vacancy in Shelby County stands at 7.9%, a sign demand has kept pace with the county's limited new apartment stock. Buyers weighing Shelby County against nearby Tennessee counties should price that tighter supply growth into their underwriting of lease-up timelines.
City-by-city comparison
Memphis holds the largest apartment base in Shelby County, with 25.5% of its housing in buildings of five or more units. Germantown, Bartlett and Collierville carry far smaller shares, each under 13%, but post higher median rents than Memphis.
| City | Median gross rent | Renter share | Share of units in 5+ buildings | Rental vacancy |
|---|---|---|---|---|
| Memphis | $1,181 | 55.1% | 25.5% | 8.1% |
| Germantown | $1,816 | 13.3% | 10.2% | 13.3% |
| Bartlett | $1,638 | 14.4% | 5.8% | 5.8% |
| Collierville | $1,691 | 20.1% | 12.0% | 14.7% |
Property taxes and assessment in Shelby County
Tennessee assesses commercial property, including apartment buildings with two or more rental units, at 40% of appraised value, well above the 25% ratio applied to residential property, per the Tennessee Comptroller's property assessment glossary. Shelby County reappraises parcels on its own cycle and then applies a certified tax rate the state recalculates to stay revenue-neutral after each reappraisal, before the county commission can vote to raise it further.
Owners selling an apartment building in Shelby County should confirm the current assessment and certified rate with the Shelby County Assessor of Property and Trustee before setting a price. Statewide, Tennessee charges a $0.37 per $100 realty transfer tax, paid by the buyer, or grantee, to the county Register of Deeds at closing.
What this means if you sell in Shelby County
Anyone ready to sell commercial property in Shelby County, TN should weigh the gap between rent growth and population change. Rents rose 30.8% since 2015-2019 while Shelby County's population declined 1.8%, a combination that can support value when a building's rent roll already reflects current market rent, or create room to negotiate when it does not.
Tennessee's statewide ban on local rent control, under Tenn. Code Ann. 66-35-102, means a buyer evaluating Shelby County assets does not have to underwrite rent-control risk the way they might in other states. A seller gets the clearest number in Shelby County by pairing trailing rent and occupancy with the county's 40% commercial assessment ratio before going to market.
Local Knowledge
Selling Multifamily In Tennessee
What we factor into every Shelby County offer:
More about Tennessee →- Commercial property in Shelby County is assessed at 40% of value, not the 25% residential ratio.
- Tennessee bans local rent control statewide, so no city ordinance can cap rents on a Shelby County building.
- Shelby County rental vacancy runs 7.9%; compare that against a building's trailing occupancy before pricing.
- Tennessee security deposits have no statutory cap, but must sit in a dedicated bank account under state law.
Property Tax
Property Tax In Shelby County For Apartment Owners
Homeowners in Shelby County pay a median of $2,429 a year in property tax on a median home value of $249,100, an effective rate of about 0.98%, according to the Census Bureau’s 2020-2024 American Community Survey. That is above the Tennessee statewide average of 0.52%.
How property tax works in Tennessee: 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 Shelby County building, check how Tennessee reassesses property after a transfer and model the buyer’s new tax bill.
- Pull the actual tax bill from the Shelby County assessor or tax collector. City, school and special-district levies stack on top of the county rate.
Seller Guides
Your Situation, Handled — Shelby County
Learn More
Taxes & Rules For Shelby County Property
The Tennessee rules that shape any deal in Shelby 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 Shelby 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.
Shelby County Seller FAQ
What should I check on property taxes before I sell commercial property in Shelby County, TN?
Tennessee assesses commercial property, including apartment buildings with two or more rental units, at 40% of appraised value, compared with 25% for residential property, per the Tennessee Comptroller. Confirm Shelby County's current certified tax rate and reappraisal cycle with the county assessor before setting a sale price.
How much have rents risen in Shelby County?
Median gross rent in Shelby County rose from $942 in the 2015-2019 American Community Survey to $1,232 in the 2020-2024 survey, a 30.8% increase. That growth outpaced the county's population, which fell 1.8% to 919,173 residents over the same five-year comparison.
Does Tennessee allow rent control in Shelby County?
No. Tenn. Code Ann. 66-35-102 bars any Tennessee local government from enacting or enforcing an ordinance that controls rent on private residential or commercial property, including inclusionary mandates for below-market units. Shelby County and Memphis cannot adopt rent caps under this statewide preemption.
How does Memphis compare with Shelby County's suburbs on renter share?
Memphis renters make up 55.1% of its occupied households, well above Germantown's 13.3%, Bartlett's 14.4% and Collierville's 20.1%, per the 2020-2024 ACS. Memphis also holds the largest apartment stock, with 73,975 units in buildings of five or more units.
How do I sell commercial property in Shelby County, TN?
Send the address, unit count, and any financials. We review Shelby 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 Shelby County?
Yes. We evaluate multifamily properties across Shelby County, including Memphis, Germantown, Bartlett, and Collierville, as well as smaller towns and unincorporated areas. Every property is reviewed on its own fundamentals.
What size Shelby 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.
Who buys occupied rental property in Shelby County?
We do. Skyline Capital Investments is a commercial real estate buyer of 5+ unit multifamily, and we buy apartment buildings with tenants in place, including properties with below-market rents.
What do I need to sell my apartment building in Shelby County?
An address and unit count are enough to start. A current rent roll and trailing twelve-month statement let us move to a written offer faster.
How do property taxes factor into a Shelby County offer?
Property is assessed at the county level (the county seat is Memphis), within Tennessee rules. Tennessee assesses residential property at 25% of appraised value, with county reappraisals every four to six years. We check the timing of your county’s next reappraisal.
Submit A Deal
Have A Property In Shelby County?
Tell us about it. Owners, agents, brokers, and deal finders are all welcome — conversations are confidential.
