GERMANTOWN, TENNESSEE

EAST GERMANTOWN


East Germantown starts at Forest Hill-Irene Road and extends eastward to the Collierville city limits.

This has been one of the most in-demand locations in the Memphis area for years.

The reason?

All of these homes were located in the most highly desired school districts, Dogwood Elementary, Farmington Elementary, Houston Middle and Houston High, and remained so following the formation of the municipal school district in the fall of 2014.

The East side is the place to go if you're looking for newer, larger homes.

Virtually everything here is post-1983 construction, and the few that aren't are usually older homes either on South Johnson Road, or right off of it, with an acre or larger lot that haven't yet succumbed to a developer's bulldozer.

Home prices start at around $300K, but fewer than 1 in 10 sell for that. The median price of those built between 1984-1994, the oldest that you'll find here, is around $380,000.

Homes built during the 1995-2008 building boom command prices starting around $350K; the average sale price in this area is over $550K. Typical lot sizes range from one-fifth to one-half acre.

Although you can find the occasional fixer-upper that can be bought in the $90 per square foot range, most of the homes built during this time period sell for between $110-$140 per square foot.




NEW HOMES


If you're looking for a new home in this area, good luck.

Since the real estate market downturn of 2008 fewer than two dozen new homes have gone up here. In late fall 2014 there were only 4 new homes for sale, with prices ranging from $500K-$850K.

The East side has homes catering to those that want a large lot, as well as those that don't want any.

Poplar Grove was one of the first age-55 restricted, zero-lot subdivisions in the Memphis area.

The brick-walled neighborhood of approximately sixty homes, located in southeast Germantown at the intersection of Poplar Avenue and Johnson Road, has homes ranging in size from 2500-3500 sq. ft., and prices from $300K-$400K.

On the other end of the lot-size spectrum is The Highlands, just up the street. Lots here vary from 1.0-2.5 acres, and home prices from $500K to well over $1 million.

On the east side of the subdivision there's a jogging/cycling path that runs extends all the way from Wolf River Boulevard to Johnson Road Park on the subdivision's southern boundary.

Additionally, Dogwood Park and Cameron Brown Park are close by, as are Dogwood Elementary, Houston Middle School and Houston High School.

As for shopping, The Avenue at Carriage Crossing mall is only a 10-minute drive. There are also several smaller shopping centers even closer along Poplar Avenue.

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