in Memphis, FL • 2026 Buying Guide
Best Month
February
$196K
Avoid
July
$236K
Potential Savings
$39K
16.7% difference
Market Type
Balanced
4.8 mo. supply
Even in a seller's market, condos require strategic timing. Focus on move-in ready presentation, as condo buyers often want turnkey living. Highlight low HOA fees, building amenities, and any recent assessments already paid.
Median Sale Price
$370K
+38.1% YoY
Days on Market
20
median days
Inventory
29
active listings
Sale-to-List Ratio
96.8%
room to negotiate
Jan
$226K
Feb
$196K
BestMar
$200K
Apr
$207K
May
$223K
Jun
$213K
Jul
$236K
PeakAug
$220K
Sep
$223K
Oct
$225K
Nov
$213K
Dec
$230K
Based on historical sales data in Memphis
Condos often have a counter-cyclical market. While families focus on single-family homes during spring and summer, condo inventory can peak in fall and winter. This means less competition and more negotiating power for condo buyers during traditionally "slow" seasons.
Pro Tip: With Memphis's median price at $370K, a 20% down payment would be approximately $74K. Get pre-approved early to know exactly what you can afford.
Based on our analysis of Memphis's housing market, February is typically the best time to buy a condo. During this month, prices average around $196K, which is 16.7% lower than peak prices in July. Condos often have a counter-cyclical market. While families focus on single-family homes during spring and summer, condo inventory can peak in fall and winter. This means less competition and more negotiating power for condo buyers during traditionally "slow" seasons.
The current median home price in Memphis is $370K. Condo prices vary based on location, size, and condition. Year-over-year, prices have changed +38.1%. Condos typically appreciate more slowly than single-family homes but offer lower entry costs and maintenance. Location within the building matters - higher floors and better views command premiums.
Memphis has a balanced market. This means you have reasonable options without extreme competition. Take time to find the right condo but be prepared to move when you find it.
Key considerations for buying a condo in Memphis include: Review at least 3 years of HOA meeting minutes for hidden issues; Check the reserve fund percentage (ideally 70%+ funded); Verify what insurance the HOA covers vs. what you need. Also watch for red flags like HOA with less than 50% reserves and Multiple units for sale in same building (could indicate problems).
Homes in Memphis currently spend an average of 20 days on market. This indicates a fast-moving market where you need to be prepared to act quickly.
Some condos may not be FHA or VA approved - check early Non-warrantable condos require conventional financing with higher down payments With Memphis's median price of $370K, you'll want to get pre-approved early to understand your budget.
Looking for the best time to buy a condo in Memphis? Our analysis shows that February typically offers the best prices, with homes averaging around $196K. Buying during this time could save you up to $39K compared to peak months like July.
With a median price of $370K and homes spending an average of 20 days on market, Memphis is currently a balanced market. There's currently 4.8 months of inventory available.
Condos typically appreciate more slowly than single-family homes but offer lower entry costs and maintenance. Location within the building matters - higher floors and better views command premiums.
Working with a local real estate agent who knows Memphis can help you understand neighborhood dynamics, identify the best opportunities, and negotiate effectively in this market.
Connect with local agents who specialize in condos.