Housing market/Tennessee/ZIP 38109
ZIP 38109 Memphis, Tennessee
Memphis, TN-MS-AR HUD Metro FMR Area · Tennessee. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.
ZIP brief
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HUD schedule, ACS stock, and the 90–110% band for ZIP 38109 · TN — sent to you.
ZIP 38109 · TN
ACS rent vs 2BR SAFMR
ZIP 38109 — Memphis, TN HUD Section 8 Payment Standards / SAFMR →ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.
Housing stock
ACS 2023 units-in-structure · ZCTA 38109
- 1-unit detached16,44787.1%
- 1-unit attached4092.2%
- 2–4 units6603.5%
- 5–49 units7203.8%
- 50+ units4322.3%
- Mobile2131.1%
2–4 unit share 3.5% · 5–49 unit share 3.8% · combined 2–49 7.3%.
Units by bedrooms
Rent burden
- ACS median gross rent $1,000 (all bedrooms, occupied rentals).
- Median contract rent $725.
- Renters paying ≥30% of income 60.6%; ≥50% 33.3%.
- FY2027 2BR SAFMR $1,080 (1.080× ACS median gross rent).
Population
43,764 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: -2.6%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: 17 projects, 1,440 units.
- HUD project-based assisted MF: 3 properties, 286 assisted units.
- HCV household counts (Picture of Subsidized Households) are not on this page yet.
New apartment permits
About 164 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.
Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.
What the data shows
ZIP 38109 45.6% of occupied households are renters; vacancy is 11.5%; ACS median gross rent is $1,000; population changed -2.6% between the 2018 and 2023 ACS vintages; the housing stock includes 660 units in 2–4-unit structures and 720 units in 5–49-unit structures; 17 LIHTC projects totaling 1,440 units; FY2027 2BR SAFMR is $1,080 versus ACS median gross rent of $1,000. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.
Tennessee research
ZIP 38109 is a Census / HUD profile for Memphis, TN-MS-AR, TN. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 38109 — Memphis, TN HUD Section 8 Payment Standards / SAFMR·Tennessee ZIP directory
Nearby ZIPs in this FMR area
Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is Tennessee research. Brokerage is Georgia.
FAQ
What is the housing market like in ZIP 38109?
ZIP 38109 (Memphis, TN-MS-AR HUD Metro FMR Area) has 43,764 residents, 16,706 households, a renter share of 45.6%, median household income of $36,934, and ACS 2023 median gross rent of $1,000. Vacancy is 11.5%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 38109?
ACS counts 75 units in 2-unit buildings, 585 in 3–4 unit buildings, 505 in 5–9, 142 in 10–19, and 73 in 20–49. Combined 2–49 unit stock is 1,380 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 38109?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,080. See the full schedule and 90–110% payment-standard band on the ZIP 38109 — Memphis, TN HUD Section 8 Payment Standards / SAFMR.
Does this Tennessee ZIP profile include Georgia listings?
No. ZIP 38109 is Census / HUD research for Memphis, TN-MS-AR HUD Metro FMR Area. Jeff Crowe CRE does not list Tennessee property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.