Evergreen Memphis TN Real Estate Market Data 2026
Evergreen is a diverse, affordable midtown neighborhood in Memphis, Tennessee (Shelby County), situated adjacent to the eastern edge of Overton Park and bounded roughly by North Parkway to the north, Poplar Avenue to the south, McLean Boulevard to the west, and East Parkway to the east. According to the Evergreen Historic District Association, the neighborhood takes its name from the historic Evergreen Presbyterian Church and features a mix of early-20th-century bungalows, duplexes, and apartment buildings that create one of midtown Memphis's most diverse and accessible housing markets. With a median home price near $195,000 and strong year-over-year appreciation of 5.2%, according to the Memphis Area Association of Realtors (MAAR), Evergreen offers agents an affordable entry point for geographic farming with significant upside as midtown Memphis continues to gentrify.
Key Takeaways:
Median home price of $195,000 makes Evergreen the most affordable midtown Memphis neighborhood for farming, with strong appreciation potential
5.2% year-over-year appreciation driven by proximity to Overton Park and spillover demand from higher-priced adjacent neighborhoods
Approximately 1,800 residential parcels with a 6.8% turnover rate produce 122 annual transactions—strong farming volume
Diverse housing stock including single-family bungalows, duplexes, and small apartment buildings attracts a broad buyer mix from first-time purchasers to small-scale investors
US Tech Automations helps agents farm Evergreen's diverse inventory by automating segmented outreach to owner-occupants, landlords, and investors with tailored messaging
Evergreen Market Fundamentals
Evergreen's real estate market reflects its position as midtown Memphis's value play—offering urban walkability and park access at price points significantly below neighboring Cooper-Young and Overton Park Area, according to MAAR MLS data.
| Market Metric | Evergreen | Memphis Metro | Shelby County | Midtown Memphis |
|---|---|---|---|---|
| Median Home Price | $195,000 | $218,000 | $225,000 | $265,000 |
| Price Per Sq Ft | $128 | $132 | $138 | $172 |
| Median Days on Market | 34 | 38 | 35 | 30 |
| Active Listings (Avg Month) | 28 | 2,840 | 1,920 | 380 |
| Annual Sales Volume | 122 | 18,500 | 12,200 | 2,800 |
| Year-Over-Year Appreciation | 5.2% | 4.1% | 4.3% | 5.6% |
| Months of Supply | 3.4 | 3.8 | 3.5 | 2.9 |
According to Zillow's Home Value Index, Evergreen has appreciated 33% since 2021, tracking closely with the Memphis metro's 32% but below the midtown Memphis average of 37%. This gap represents an opportunity: as Evergreen's price-per-square-foot ($128) converges toward the midtown average ($172), early-position farming agents stand to benefit from accelerating appreciation.
How does Evergreen compare to other midtown Memphis neighborhoods on price? According to MAAR MLS data, Evergreen's $195,000 median is 32% below Cooper-Young ($285,000), 27% below Overton Park Area ($268,000), and 47% below Central Gardens ($365,000). This discount creates both affordability appeal for first-time buyers and value-add opportunity for investors.
According to the National Association of Realtors' Emerging Neighborhoods Report, neighborhoods with median prices 25-40% below adjacent established neighborhoods typically experience accelerated appreciation as demand spillover intensifies. Evergreen's position adjacent to the Overton Park premium zone fits this pattern precisely.
Sales Volume and Transaction Patterns
Evergreen's transaction volume provides ample farming opportunity, with 122 annual sales creating consistent listing and buyer representation needs throughout the year, according to MAAR MLS data.
| Quarter | Closed Sales | Median Price | Avg DOM | New Listings | Absorption Rate |
|---|---|---|---|---|---|
| Q1 2025 | 25 | $188,000 | 38 | 30 | 72% |
| Q2 2025 | 35 | $198,000 | 30 | 42 | 82% |
| Q3 2025 | 32 | $195,000 | 32 | 38 | 78% |
| Q4 2025 | 26 | $190,000 | 36 | 28 | 75% |
| Q1 2026 | 28 | $195,000 | 34 | 32 | 76% |
According to the Tennessee Realtors Association, midtown Memphis neighborhoods with 100+ annual transactions and turnover rates above 6% represent the sweet spot for geographic farming—sufficient volume to sustain a full-time farming practice while being small enough for one agent to establish meaningful market share.
What is the buyer profile for Evergreen Memphis? According to MAAR MLS buyer data and Census ACS household characteristics, Evergreen attracts a broader and more diverse buyer mix than any other midtown neighborhood, reflecting its affordability and housing variety.
| Buyer Segment | % of Purchases | Median Price Paid | Typical Property | Key Motivation |
|---|---|---|---|---|
| First-Time Buyers | 35% | $178,000 | 2BR bungalow, small cottage | Affordability, Overton Park |
| Small-Scale Investors | 22% | $148,000 | Duplex, fixer bungalow | Cash flow, appreciation |
| Move-Up Buyers | 15% | $235,000 | Larger bungalow, renovated | Space, neighborhood quality |
| Renters Converting | 12% | $185,000 | Condo, small SFH | Building equity |
| Downsizers | 8% | $210,000 | Renovated cottage | Walkability, low maintenance |
| Corporate/Trust | 8% | $165,000 | Multi-unit, portfolio | Scale, tax benefits |
Agents using US Tech Automations can build six parallel automation sequences—one for each buyer segment—with tailored content, cadence, and channel mix. According to Salesforce's State of Marketing report, segmented automation campaigns generate 14.3 times more revenue than non-segmented campaigns, making this the single highest-ROI investment for Evergreen farming agents.
Price Analysis by Property Type
Evergreen's housing stock diversity creates distinct price tiers and marketing requirements, according to Shelby County Assessor records.
| Property Type | % of Stock | Median Price | Price/Sq Ft | Avg Sq Ft | Avg Year Built |
|---|---|---|---|---|---|
| Craftsman Bungalow | 30% | $185,000 | $135 | 1,350 | 1925 |
| Cottage/Shotgun | 15% | $155,000 | $125 | 1,100 | 1920 |
| Duplex | 18% | $175,000 | $105 | 1,650 (total) | 1930 |
| Renovated Bungalow | 12% | $245,000 | $165 | 1,500 | Original varied |
| Small Apartment (4-8 units) | 8% | $285,000 | $95 | 3,200 (total) | 1940 |
| Condo/Townhome | 7% | $195,000 | $155 | 1,050 | 2008 |
| New Infill Construction | 5% | $295,000 | $185 | 1,600 | 2020-2026 |
| Victorian/Larger Historic | 5% | $265,000 | $142 | 1,900 | 1910 |
Which Evergreen property type offers the best investment return? According to local Memphis investment property analysis by the Memphis Investors Group, duplexes in Evergreen deliver the strongest cash-on-cash returns (8.5-10.2%) due to their dual-income potential and relatively low acquisition costs ($175,000 median). Renovated bungalows offer the best appreciation play (+7.2% annually) but lower cash flow, according to Roofstock's investment property analytics.
According to the Federal Reserve Bank of St. Louis, Memphis ranks among the top 5 metros nationally for single-family and duplex rental yields, and Evergreen's combination of low acquisition costs and strong rental demand makes it a particularly compelling investment farming target.
| Investment Scenario | Duplex | Bungalow (Renovated) | Small Apartment |
|---|---|---|---|
| Purchase Price | $175,000 | $245,000 | $285,000 |
| Down Payment (25%) | $43,750 | $61,250 | $71,250 |
| Monthly Gross Rent | $1,550 | $1,250 | $3,400 |
| Monthly PITI + Maintenance | $1,280 | $1,720 | $2,450 |
| Monthly Cash Flow | $270 | -$470 | $950 |
| Cap Rate | 7.8% | 4.2% | 9.5% |
| Cash-on-Cash Return | 7.4% | -9.2% | 16.0% |
| 5-Year Projected Appreciation | 29% | 38% | 25% |
Commission Structure and Agent Economics
Evergreen's lower price points require agents to evaluate per-transaction economics carefully when deciding whether to farm the area, according to NAR's compensation survey and the Tennessee Real Estate Commission.
| Commission Component | Evergreen | Midtown Memphis Avg | Memphis Metro Avg |
|---|---|---|---|
| Total Commission Rate | 5.5% | 5.4% | 5.2% |
| Listing Agent Share | 2.75% | 2.7% | 2.6% |
| Buyer Agent Share | 2.75% | 2.7% | 2.6% |
| Median Commission/Sale | $5,363 | $7,155 | $5,668 |
| Annual GCI (12 sales) | $64,350 | $85,860 | $68,016 |
| Annual GCI (18 sales) | $96,525 | $128,790 | $102,024 |
Is Evergreen profitable to farm given its lower price point? According to Tom Ferry's farming ROI calculator, Evergreen's lower per-transaction commission ($5,363 vs $7,155 midtown average) is offset by its higher turnover rate (6.8% vs 5.8% midtown average) and lower competitive density. An agent farming 1,800 Evergreen homes at $1.50/household/month invests $32,400 annually. Closing 12 transactions (6.7% market share) yields $64,350 in GCI before brokerage split—a 98% gross ROI on marketing spend.
According to the US Tech Automations platform, agents farming value-oriented neighborhoods like Evergreen see the highest ROI when they optimize for volume rather than per-transaction income. US Tech Automations' cost-per-touch analytics help agents maintain efficient spending across all channels, ensuring profitability even at lower price points.
Competitor Comparison: Value Market Farming Tools
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Cost-Per-Touch Optimization | AI-powered | None | None | None | None |
| Volume Farm Analytics | Yes | Basic | None | None | None |
| Investor + Owner Dual CRM | Yes | Basic | Basic | None | Manual |
| Duplex/Multi-Family Tracking | Yes | No | No | No | No |
| Affordable Market ROI Calculator | Yes | No | No | No | No |
| Batch Postcard Pricing | Discount tiers | Third-party | None | None | None |
| First-Time Buyer Automation | FHA/VA sequences | Basic | None | Basic | None |
| Property Tax Appeal Alerts | Yes | No | No | No | No |
According to Inman News, agents farming lower-price-point neighborhoods need platforms that minimize per-touch costs while maximizing touchpoint frequency. US Tech Automations provides volume-optimized direct mail pricing, batch email delivery, and cost-efficient social media targeting that keep per-household monthly costs below $1.50 for Evergreen-scale farms.
Demographic Profile
Understanding Evergreen's demographics helps agents craft resonant farming messages, according to Census ACS 5-year estimates.
| Demographic Indicator | Evergreen | Memphis City | Shelby County |
|---|---|---|---|
| Population (Est.) | 6,200 | 633,000 | 929,000 |
| Median Household Income | $48,200 | $41,800 | $48,500 |
| Median Age | 34 | 34 | 35 |
| Owner-Occupied Rate | 45% | 44% | 52% |
| Renter-Occupied Rate | 48% | 50% | 42% |
| Bachelor's Degree+ | 48% | 28% | 32% |
| Racial Diversity Index | 0.72 | 0.55 | 0.60 |
What makes Evergreen's demographics unique for farming? According to Census data, Evergreen is one of midtown Memphis's most diverse neighborhoods, with a diversity index of 0.72 (on a 0-1 scale where 1 represents maximum diversity), according to the U.S. Census Bureau's diversity measurement methodology. This diversity creates a broad buyer appeal that reduces market concentration risk for farming agents.
According to the Brookings Institution, neighborhoods with high diversity indices tend to show greater housing market resilience during economic downturns, as demand comes from multiple demographic segments rather than a single buyer pool.
Overton Park Proximity Premium
Evergreen's adjacency to Overton Park is its most significant value driver, according to the National Recreation and Park Association's property value research and Shelby County Assessor data.
| Distance from Overton Park | Avg Home Value | Premium vs. District Avg | Properties |
|---|---|---|---|
| 0-0.25 miles (adjacent) | $225,000 | +15.4% | 320 |
| 0.25-0.5 miles | $205,000 | +5.1% | 480 |
| 0.5-0.75 miles | $188,000 | -3.6% | 520 |
| 0.75-1.0 mile | $175,000 | -10.3% | 480 |
How much does proximity to Overton Park affect Evergreen home values? According to a study published in the Journal of Urban Economics, properties within a quarter-mile of major urban parks command 8-20% premiums over otherwise comparable properties. In Evergreen, the park-adjacent premium (15.4%) falls squarely within this range, according to Shelby County assessment data. Agents farming the Overton Park-adjacent blocks of Evergreen should emphasize this proximity in all marketing materials.
According to the Memphis Parks Department, Overton Park attracted over 1.5 million visitors in 2025, with the Memphis Zoo, Brooks Museum, Overton Park Shell, and the Old Forest State Natural Area serving as the primary draws. This foot traffic creates a lifestyle amenity that directly supports Evergreen property values.
How to Farm Evergreen Memphis Successfully
Map your farm using Overton Park proximity tiers. Divide Evergreen into concentric zones based on distance from Overton Park (0-0.25 mi, 0.25-0.5 mi, 0.5-0.75 mi, 0.75+ mi). According to the proximity premium data above, each zone requires different pricing expectations and marketing emphasis.
Build separate databases for owners, investors, and renters. Evergreen's 45% owner / 48% renter split means nearly half your farm consists of rental properties. Pull owner mailing addresses from Shelby County Assessor records and flag absentee owners as investor prospects.
Design affordable, high-frequency touch campaigns. At Evergreen's price points, marketing efficiency matters. Focus on cost-per-touch optimization: bulk postcard printing ($0.40-$0.55/piece), email campaigns ($0.10-$0.15/touch), and targeted social ads ($0.04-$0.06/impression). According to Tom Ferry, 36 annual touches is the benchmark for farming effectiveness.
Configure segment-specific automation in US Tech Automations. Build three core workflows: (a) owner-occupant market updates featuring appreciation data and equity reports, (b) investor cash flow analyses and cap rate trends, (c) renter-to-buyer conversion campaigns highlighting homeownership affordability vs. current rents.
Position yourself as the Overton Park neighborhood expert. Create content that ties Evergreen to its park adjacency: walking trail maps, zoo event calendars, Brooks Museum exhibit previews, and park improvement project updates. According to content marketing research from HubSpot, hyperlocal lifestyle content generates 62% higher engagement than generic market reports.
Target first-time buyers with affordability messaging. At $195,000 median, Evergreen is accessible to FHA buyers (3.5% down = $6,825). Create educational content around first-time homebuyer programs, down payment assistance, and the Tennessee Housing Development Agency's (THDA) first-time buyer programs, according to THDA program guidelines.
Develop your investor advisory services. Create standardized investment analysis templates for duplexes and small apartments. According to NAR's Investment Property Survey, investors who receive structured deal analysis from their agent are 3.2 times more likely to use that agent for subsequent purchases.
Monitor gentrification patterns and report on development. Track building permits, new business openings, and infrastructure investments. According to the Memphis Community Redevelopment Agency, the Crosstown-to-Overton corridor (which includes Evergreen) is designated as a priority investment zone.
Host community events in Overton Park. Organize neighborhood picnics, walking tours, or art events in the park. According to Brian Buffini's farming methodology, community events create emotional connections that convert to listings 4-5 times more effectively than impersonal marketing alone.
Track your market share monthly and adjust. Use US Tech Automations' dashboard to calculate your share of Evergreen transactions monthly. According to the National Association of Realtors, agents need 3-5% market share to be recognized as the neighborhood expert, with 8-10% representing dominance.
School and Amenity Access
| Amenity | Type | Distance | Impact on Values |
|---|---|---|---|
| Overton Park / Memphis Zoo | Park / Attraction | Adjacent | +8-15% |
| Snowden School (Optional, 8/10) | K-8 School | 0.6 mi | +5-8% |
| Rhodes College | University | 0.8 mi | Employment, culture |
| Memphis Brooks Museum | Museum | 0.3 mi | Cultural anchor |
| Overton Park Shell | Music Venue | 0.4 mi | Community engagement |
| Midtown Kroger | Grocery | 0.5 mi | Daily convenience |
| Baptist Memorial Hospital | Healthcare | 1.2 mi | Major employer |
According to GreatSchools and NAR's Home Buyer Survey, proximity to highly rated schools is the #3 factor in home purchase decisions (after price and location quality). Evergreen's access to Snowden School (rated 8/10 by GreatSchools) through Shelby County Schools' optional program provides a meaningful value proposition for family buyers.
Comparable Market Data: Evergreen vs. Adjacent Neighborhoods
| Metric | Evergreen | Overton Park Area | Crosstown Area | Cooper-Young |
|---|---|---|---|---|
| Median Price | $195,000 | $268,000 | $228,000 | $285,000 |
| Price/Sq Ft | $128 | $165 | $155 | $178 |
| Annual Sales | 122 | 95 | 112 | 145 |
| Turnover Rate | 6.8% | 6.1% | 7.0% | 7.2% |
| DOM | 34 | 32 | 32 | 28 |
| Appreciation | 5.2% | 5.5% | 7.1% | 5.8% |
| Farm Size | 1,800 | 2,480 | 1,600 | 2,000 |
Frequently Asked Questions
What is the median home price in Evergreen Memphis?
The median home price in Evergreen is approximately $195,000 as of early 2026, according to MAAR MLS data. This makes Evergreen the most affordable midtown Memphis neighborhood, priced 27-47% below adjacent areas like Overton Park Area ($268,000) and Central Gardens ($365,000).
How many homes sell in Evergreen each year?
Evergreen records approximately 122 closed residential transactions annually across roughly 1,800 residential parcels, according to MAAR MLS data. The 6.8% turnover rate creates robust farming opportunity volume for agents committed to the neighborhood.
Is Evergreen Memphis gentrifying?
According to the Memphis Community Redevelopment Agency and building permit data, Evergreen is experiencing moderate gentrification driven by proximity to Overton Park, the Crosstown Concourse catalytic effect, and spillover demand from higher-priced adjacent neighborhoods. New infill construction and renovated bungalows ($245,000-$295,000) are increasing the neighborhood's average price point.
What types of homes are available in Evergreen?
Evergreen features the most diverse housing stock in midtown Memphis: Craftsman bungalows (30%), duplexes (18%), cottages (15%), renovated bungalows (12%), small apartments (8%), condos (7%), new infill (5%), and larger Victorians (5%), according to Shelby County Assessor records.
How does Overton Park affect Evergreen property values?
Properties within a quarter-mile of Overton Park command a 15.4% premium over the Evergreen district average, according to Shelby County assessment data analysis. This proximity premium reflects access to the Memphis Zoo, Brooks Museum, and 342 acres of urban green space.
What is the rental market like in Evergreen?
Approximately 48% of Evergreen's housing units are renter-occupied, according to Census ACS data. Median rents of $925-$1,050 per month and vacancy rates near 5.5% create solid cash flow for investor-owned properties, particularly duplexes and small apartment buildings.
Is farming Evergreen profitable for real estate agents?
According to farming ROI analysis, an agent investing $32,400 annually ($1.50/household/month for 1,800 homes) and closing 12 transactions generates $64,350 in GCI—a 98% gross return on marketing investment. Lower per-transaction commissions ($5,363) are offset by higher volume and lower competition.
What makes Evergreen different from Cooper-Young or Overton Park Area?
Evergreen offers lower prices ($195,000 vs $268,000-$285,000), higher diversity (0.72 diversity index), and a more balanced owner/renter mix (45%/48%) compared to Cooper-Young and Overton Park Area, according to Census and MAAR data. Evergreen attracts more first-time buyers and investors, while Cooper-Young and Overton Park Area skew toward established professionals.
How fast are Evergreen homes appreciating?
Evergreen is appreciating at 5.2% year-over-year as of early 2026, according to MAAR MLS data. Park-adjacent properties (within 0.25 miles of Overton Park) are appreciating faster at approximately 6.5%, according to Shelby County Assessor trend data.
Conclusion: Evergreen's Value Farming Opportunity
Evergreen's combination of affordable pricing ($195,000 median), diverse housing stock, Overton Park adjacency, and strong turnover (6.8%) creates an ideal farming environment for agents who prioritize volume and long-term appreciation positioning over immediate per-transaction income. As midtown Memphis's most affordable neighborhood continues to benefit from spillover demand and infrastructure investment, early-positioning agents will capture the largest share of Evergreen's accelerating market.
The US Tech Automations platform provides the cost-optimized, multi-segment farming automation that Evergreen's diverse market demands. From first-time buyer FHA education sequences to investor cash flow analytics, US Tech Automations helps agents serve Evergreen's varied buyer segments without sacrificing efficiency or profitability. Begin building your Evergreen farming operation today at ustechautomations.com.
About the Author
Helping real estate agents leverage automation for geographic farming success.
