GERMANTOWN, TENNESSEE

EAST GERMANTOWN


East Germantown starts at Forest Hill-Irene Road and ends at the city's eastern boundary.

This is one of the most in-demand locations in the Memphis area.

The East side is the place to go if you're looking for newer, larger homes. Virtually everything here is post-1983 construction.

Home prices start in the low-$300's. The median price of those built between 1984-1994, the oldest that you'll find, is around $380,000.

Homes built during the 1995-2005 building boom command prices starting around $450K; the majority sell for $600K and higher.

All of these homes are located in the most highly desired school districts, Dogwood Elementary, Farmington Elementary, Houston Middle and Houston High.

The fact that there aren't many apartments here, and few small homes, contribute to the high property values.


NEW HOMES


New homes account for only about 10% of the housing market here. The smallest have around 3500 square feet, and tiny lots. Figure on spending somewhere between $150-$200 per square foot for a new zero-lot.

New home prices continue to rise dramatically, due to demand, and the rapidly shrinking supply of land.

For example, in 2006 the least expensive new home sold for $375,000; in 2007 it was $475,000. Here's some information on the new subdivisions:

Subdivision / Home Prices / Home Sizes (SF)

The Enclave / $550K-$750K / 3700-5000

Devonshire Gardens / $700K-$1 Million / 4800-6300

Bedford Plantation / $650K-$900K / 4500-6000

Provence Place / $1.1-$1.4 Million / 5700-6500

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, located in southeast Germantown at the intersection of Poplar Avenue and Johnson Road, has homes ranging in size from 3000-3600 sq. ft., and prices from $400K-$500K.

On the other end of the spectrum is The Highlands, just up the street, with lot sizes from 1-2 acres, and home prices from $500K to over $1 million.

(Photo of Poplar Grove entrance)

Johnson Road Park, and Dogwood Park are located here, and Cameron Brown Park, the largest in the city, is just around the corner. Dogwood Elementary, Houston Middle School and Houston High School are only a few minutes drive from any home on the East side.

As for shopping, The Avenue at Carriage Crossing mall is only 10 minutes drive southeast.

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