Anyone know or live in either of the two places? Wife and I are planning on moving to the area sometime late next year or early 2022 but don’t know much about the area. Checked out Southaven but really like older, more mature neighborhoods of that makes sense, plus would rather avoid paying income tax. Can you share some info about either location?
Germantown vs Collierville?
- Thread starter forestdepth
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If you want older, more mature neighborhoods and want to avoid income taxes, also consider east Memphis. It’s more centrally located and generally has better restaurants and stores. Nothing wrong with Germantown or Collierville, but they’re a lot more like the Southaven area.
Yeah, kids complicates things and makes Germantown and Collierville more attractive. I’m in east Memphis with kids and think it’s a great area, but kids does make Germantown and collierville a better option. For kids (or the possibility of kids) in east Memphis, I’d suggest looking in Richland, Campus, or Grahamwood districts. That’s roughly going to be between Central and Summer (north and south) and Highland and 240 (east and west).
Vast difference between Southaven and the Germantown, Collierville area! Lived in Desoto County all my life. I am watching the crime out of Memphis move more and more into the S'haven, Horn Lake areas. So, be careful in selecting your areas. Son has been in G'town for years and my 'grands' have had excellent schools to attend.
PM me if you'd like
Lived in east Mem for half a decade. Been in Germantown for a minute now. Know plenty that live in Collierville. Have some decent perspective depending on your work/kid situation.
Lived in east Mem for half a decade. Been in Germantown for a minute now. Know plenty that live in Collierville. Have some decent perspective depending on your work/kid situation.
We moved to Collierville in 1995 because of the school system and are are very glad we did. I have friends and family that have left north Miss and moved to both Collierville and Germantown. They tell me the cost of living after you figure state income tax and vehicle tags is actually better in Tn. I'll be retiring in 2022, if you're looking then, I'll sell you my place.
Germantown was one of the first suburbs of Memphis. Growing in the late 70s and 80s. Collierville is a small town that urban development swallowed.
Really I consider Germantown and Collierville to be one in the same. They have grown to one another and there isn't much difference in either as far as housing, shopping and etc. Only piece of advice I give you, if you are going to have kids, buy a house in the Houston high or Collierville high district. Germantown high is fading.
Look around Johnson park area in Collierville. Or around Dogwood elementary if you prefer Germantown.
Really I consider Germantown and Collierville to be one in the same. They have grown to one another and there isn't much difference in either as far as housing, shopping and etc. Only piece of advice I give you, if you are going to have kids, buy a house in the Houston high or Collierville high district. Germantown high is fading.
Look around Johnson park area in Collierville. Or around Dogwood elementary if you prefer Germantown.
No kids, I'd live in East Memphis; High Pointe seems to be the place Puts you close to all of the fun stuff. But when you do have kids, I'd move to Germantown or Collierville when they get to school age unless you have the cash flow for private school. They each have their own vibe. Depends on what you prefer.
East Memphis is fine, but we left to live out to Germantown 10 years ago a d have loved. Or you are going to have kids and live in East Memphis go ahead and start saving for school now. The private schools in the city of faulty expensive and if you live in the city of Memphis you do not have much of a choice there.
As far as Collierville bs. Germantown? Germantown all day IMO. But that is just my opinion. You really can’t go wrong with either. I just like that Germantown is kind of tucked away and not readily available right off of any interstates
As far as Collierville bs. Germantown? Germantown all day IMO. But that is just my opinion. You really can’t go wrong with either. I just like that Germantown is kind of tucked away and not readily available right off of any interstates
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This is correct. If you do move to Germantown make sure you are in the Houston High district. Germantown High is part of the Shelby county school district. Houston is part of GMSD.
Lived in Nashville 10 yrs early in my career and spent a ridiculous amount of time in Memphis and suburbs on business. Been in Northern VA/DC suburbs last 14 years, youngest will finish high school in May and ready to start looking at moving back South. Baldwin County/Fairhope, AL is a top choice, but I'd be interested in considering East Memphis, hard to ignore no state income taxes. PM me if you know a great realtor in the area. Loved Nashville but it is becoming more like Atlanta every day.
East Memphis has great neighborhoods but you’ll pay more in taxes and probably attend private schools. I prefer Germantown, great place to raise kids, great schools, relatively quiet but close enough to the city. Collierville is nice, just too far out for my taste thought in recent decades, it’s grown on its west side almost as an extension of Germantown. Those three areas are all nice, personal preference or situation will probably make the difference.
In what part of town will you be working?
Collierville, Germantown, and East Memphis all have good reasons to live there. I’d go with the one that gives you shortest commute. You will get less house and yard for your money East Memphis.
Collierville, Germantown, and East Memphis all have good reasons to live there. I’d go with the one that gives you shortest commute. You will get less house and yard for your money East Memphis.
I live in Collierville and love it. Germantown is nice but a lot of the homes are older. My wife is a realtor who focuses on both Collierville and Germantown. PM me if you would like to have her show you some houses. She grew up in Germantown so she would be able to really tell you the difference between the too.
^^ This. The fact that people cannot understand this blows my mind. There's a lot more to Desoto County than just Southaven and Horn Lake, which are very old and adjacent to the worst parts of Memphis.
And that same 'crime' that a certain poster alluded to is hanging out in the Tennessee suburbs too. I know this for a fact.
Where the job is should be the primary driver behind where to live in Memphis. G'town and C'ville are fine, but there's nothing wrong with Desoto County. It's going to be more expensive in TN, though.
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There's no cookie cutter answer. What can you afford, children, life style...all of these vary in the Memphis area. East Memphis is nice but has Memphis property tax rate (high). Germantown is the older community with no industrial tax base to lower your tax rate. Germantown is built out so not many new subdivisions being built, and an older community. Also Germantown is split with school districts (Houston district is the best...Shelby County district is south of Poplar).
Collierville has its own schools and they are excellent. Because of this, the real estate market is hot and a seller's market. Plus Collierville works hard to maintain a small town feel...It's the Town of Collierville, vs the City of Germantown...subtle but real. I think Collierville has the lowest property tax rate.
I was involved in hiring new pilots at FedEx and so many wanted to try living down by the river, but it didn't take long for them to move east to Germantown or Collierville.
Plus I-269 goes through Collierville now, so getting to Mississippi or Nashville is quicker now. Another plus is that Collierville's Town Administrator is a Bulldog.
Collierville has its own schools and they are excellent. Because of this, the real estate market is hot and a seller's market. Plus Collierville works hard to maintain a small town feel...It's the Town of Collierville, vs the City of Germantown...subtle but real. I think Collierville has the lowest property tax rate.
I was involved in hiring new pilots at FedEx and so many wanted to try living down by the river, but it didn't take long for them to move east to Germantown or Collierville.
Plus I-269 goes through Collierville now, so getting to Mississippi or Nashville is quicker now. Another plus is that Collierville's Town Administrator is a Bulldog.
I’ll add these two: Midtown and Bartlett
If you don’t have kids, Midtown is awesome. Not necessarily bad with kids, but it’s more fun for kid less adults.
Bartlett is a great place to live, but not a lot of “fun” restaurants and shopping. Low crime and you get a lot of house for the money, definitely small town feel.
If you don’t have kids, Midtown is awesome. Not necessarily bad with kids, but it’s more fun for kid less adults.
Bartlett is a great place to live, but not a lot of “fun” restaurants and shopping. Low crime and you get a lot of house for the money, definitely small town feel.
Fair points, but the original poster specifically mentioned avoiding income tax, which is why I thought it was relevant to what he wanted to consider. From what I understand (having not directly compared it), property and sales taxes are higher in Shelby County, but you have the benefit of no state income taxes. My guess is the tax differences end up being fairly negligible for most people, but it obviously depends on income and the property purchased. There are enough other differences between the areas, that that probably isn’t what ends up being a deciding factor, but is something to consider.
I will say the housing markets in Germantown and Collierville are insane right now. Due to the schools houses are sold damn near as soon as they are put on the market
Everybody still stuck in the rat race of 'school'. Both parents working, paying more for housing, all to be in a good public 'school'. Screw it, man, just go private or homeschool and live in a more affordable area. Be different, independent.
Of course, you have to be careful, and you have resale value to think about. That's why you have to live in the school reality to a certain extent. But you can gravitate towards areas that truly hold their value outside of 'school', like East Memphis, Midtown, Fondren/Belhaven in Jackson, etc.
Well in this area yiu pay for the house in Germantown stone and get good public schools or you pay high dollar for a house in east Memphis and pay 15-20k per year per child for private school
We used to live in Collierville. Loved it. But you're right, some houses are sold even BEFORE there is a sign in the yard. Some realtors connect buyers and sellers immediately. Before they built that massive new HS in Collierville, people were moving in by the truckloads to attend that HS. Collierville park in downtown has summer concerts (pre-covid) and is really pretty at Christmas time.
A lot of people say Arlington has the housing, schools, and less population density while also having quick access to dining and shopping. Personally, I’m more of a Fayette county guy.
According to this site the property taxes aren’t astronomical. At least not compared to Starkville MS.
$500k home assessed at 25% would cost you $2437.50 in property tax.
I’m in a house in Starkville that isn’t appraised at $500k or even close. My taxes without homestead are abt $2100/year.
So let’s say you make $100k and save $5000 in income taxes and spend $1500 more in property. That’s a yearly savings of $3500.
More income is more savings.
https://www.germantown-tn.gov/services/finance/property-taxes
$500k home assessed at 25% would cost you $2437.50 in property tax.
I’m in a house in Starkville that isn’t appraised at $500k or even close. My taxes without homestead are abt $2100/year.
So let’s say you make $100k and save $5000 in income taxes and spend $1500 more in property. That’s a yearly savings of $3500.
More income is more savings.
https://www.germantown-tn.gov/services/finance/property-taxes
If I had to live in Tennessee I would be looking in the Lakeland/Oakland/Arlington area.
Lived all over Memphis for 17 years as a single guy. Loved Highpoint. Did well when I sold both houses. Lived in Cooper Young and had a great time. Same for Midtown. Got married had a couple kids and moved to Germantown. Great place. Neighborhood full of other kids. Houston school district was great, but we made the switch to private this year. Considered COLLIERVILLE as we had lots of friends there. Both COLLIERVILLE & Germantown are fine places. I won’t ever live inside the I240 loop again, but will continue to visit the restaurants.
Germantown Municipal School District covers all of Germantown, including south of Poplar. Shelby County School District owns the three G’s (High, Middle, and Elementary). If you move into Germantown’s city limits, you’re zoned for GMSD schools. The 3G’s take transfers, but most people in Germantown are sending their kids to GMSD schools.
If you are interested in real estate in Belhaven/Fondren, i have a couple of buddies who will make you are great deal. They have been trying to get out for several years.
East Memphis here. Right in the middle of everything. I can get to Overton Square in ten minutes or downtown in 15. It's a little bit further to go out to Germantown or Collierville, but not a big deal. Highpoint or Midtown would be good for a young couple with no kids. Have fun for a few years then move out east. We have one kid and he goes to Campus School right now, but he went to White Station before that. Not all the public schools are bad, but you need to do your homework.
It all depends on how expensive of a house you want and if you can find a house in unincorporated Desoto. Idk when the annexation will complete and what parts are going to be included in the final boundaries. Either way if you end up in a city in Desoto it is pretty even with any of the cities in Shelby. We are in the county for now and it is much cheaper than any of the cities TN or MS.
I have family/friends in all the counties/cities in Memphis. It just boils down to drive vs lifestyle vs budget vs schools. I don’t want an hour commute, prefer public schools and don’t want to be house poor, so we live in Desoto. Other people have to decide for themselves what makes sense to them.