Whitehaven, Memphis, TN—38116
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Whitehaven, Memphis, TN
As of Oct '25, the median home price in Whitehaven, Memphis, TN is $156,000, with a year-over-year change of 0.1%. This indicates that home prices in Whitehaven, Memphis, TN are flat. According to Zillow, the 1-year price projection is 0.8%, suggesting a relatively flat housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $156,000 | 0.1% |
| Single Family | $158,000 | 0.6% |
| Condos | $77,000 | -9.4% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $98,000 | 3.2% |
3 Bed | $148,000 | 0.0% |
4 Bed | $188,000 | 0.5% |
| 5 Bed | $232,000 | 1.3% |
% of Housing Stock
Rental Trends — Whitehaven, Memphis, TN
As of July '25, Rentcast reports the average rent in Whitehaven, Memphis, TN is $1,310, with a year-over-year rent change of 9.2%. Per bedroom, the median rent as of July '25 in Whitehaven, Memphis, TN is studios: $577, 1-bedrooms: $704, 2-bedrooms: $941, 3-bedrooms: $1,360, 4-bedrooms: $1,870. The most common rental property sizes in Whitehaven, Memphis, TN are 2-bedroom and 3-bedroom, accounting for 47.9% and 24.0% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $1,340 | $1,310 |
| Studio Rent | $577 | $577 |
| 1 Bed Rent | $690 | $704 |
| 2 Bed Rent | $900 | $941 |
| 3 Bed Rent | $1,350 | $1,360 |
| 4 Bed Rent | $1,600 | $1,870 |
% of Rental Stock
Property Listings — Whitehaven, Memphis, TN
As of Oct '25, Realtor.com reports that the median days on market for a home in Whitehaven, Memphis, TN is 65. This is a increase of 1.0% from last year, suggesting that homes are sitting on the market about the same amount of time than last year. The percentage of listed homes with a reduced price is 27.0%, representing a large inventory and a lot of supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $172,000 | 0.0% |
Listing Count | 83 | 16.0% |
| Listings as % of Homes | 0.3% | 16.0% |
Days on Market | 65 | 1.0% |
Demographics — Whitehaven, Memphis, TN
As of the latest ACS Survey released in 2023, Whitehaven, Memphis, TN has a population of 41,400, which has increased by 4.1% over the past 5 years. Whitehaven, Memphis, TN is a popular place for families, as children make up 28.8% of the population. The area has a poorly educated workforce, with 21.1% of adult residents holding a bachelor’s degree or higher. There are few residents working remotely, with 7.2% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 41,400 | 4.1% |
% Under 18 | 28.8% | 11.2% |
% Seniors | 16.0% | 35.6% |
% WFH | 7.2% | 554.5% |
% w/ College Degree | 21.1% | 22.0% |
As of the latest ACS Survey released in 2023, Whitehaven, Memphis, TN is a predominantly black area, with 91.1% of the population identifying as black. The black population has shrunk by 2.5% in the last 5 years. The second most common race or ethnicity in Whitehaven, Memphis, TN is white, making up 4.0% of the population. Foreign-born residents account for 4.0% of the population in Whitehaven, Memphis, TN, and this percentage has remained stable as of the ACS Survey 5 years prior, suggesting immigration has remained steady.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 4.0% | 37.9% |
% Black | 91.1% | -2.5% |
% Hispanic | 3.8% | 65.2% |
% Asian | 0.0% | -100.0% |
% Foreign Born | 4.0% | 0.0% |
Mortgage and Risk — Whitehaven, Memphis, TN
According to HUD data as of 2023, there were 51 mortgage originations in Whitehaven, Memphis, TN, of which 76.0% of loans were conventional mortgages. The average loan-to-value was 55.0%, with 18.0% above 90% LTV (elevated). This implies medium mortgage risk in Whitehaven, Memphis, TN. Investor activity is low, as 14.0% of loans were by investors. 25.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 51 |
% Conventional Loans | 76.0% |
% Government Loans | 24.0% |
% Investor Loans | 14.0% |
% Second Loans | 4.0% |
% Cash Out Refinance | 25.0% |
Loan Activity
Rentals and Section 8 — Whitehaven, Memphis, TN
As of 2024, the percent of homes in Whitehaven, Memphis, TN under the Section 8 program is 15.0%. This is considered high, suggesting that the neighborhood is heavily composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. In Whitehaven, Memphis, TN, all tracked home sizes have HUD payment amounts above market rent, suggesting strong Section 8 opportunity across the board.
Section 8 Market Size
Total Units under HUD | 942 |
Total Units Section 8 | 912 |
% Rentals under Section 8 | 15.0% |
% Occupied Section 8 | 93.7% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $450 | $690 | $1,140 |
| 2 Bedroom | $380 | $900 | $1,280 |
| 3 Bedroom | $330 | $1,350 | $1,680 |
| 4 Bedroom | $370 | $1,600 | $1,970 |
Affordability — Whitehaven, Memphis, TN
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 3.7 |
| Median Home Price | $156,000 |
| Median Household Income | $44,700 |