Investment Opportunities

🏠 4 Homes For Sale Now

About Cordova

Established, built-out Memphis suburb (housing stock mostly 1980s–90s) with a mix of single-family homes, townhomes, and condos in landscaped subdivisions with mature trees and green space
Anchored by Wolfchase Galleria (2760 N. Germantown Pkwy), a 117-store regional mall (Macy's, Dillard's, JCPenney, Primark) plus a dense surrounding retail/restaurant corridor along Germantown Parkway and Houston Levee
Split school zoning is a key differentiator: most of Cordova falls in Memphis-Shelby County Schools (Cordova Elementary/Middle/High), while several subdivisions on the eastern edge (e.g., Woodland Hills) are zoned into the separately-chartered Germantown Municipal School District (Macon-Hall Elementary, Mt. Pisgah Middle, Germantown High) — one of the highest-rated municipal districts in Shelby County
Home to corporate/industrial neighbors including Agricenter International, International Paper, and Cargill Cotton, in addition to nearby FedEx and AutoZone operations
Renter base is substantial and stable — 41.2% of occupied housing units are renter-occupied

51,673 Population

Approximately 18 miles from Memphis from Downtown Memphis

Cordova

,

TN

📊 Key Market Criteria

1.Strong Economy

Cordova sits inside the Memphis logistics and distribution corridor, minutes from FedEx’s global SuperHub (30,000+ Memphis-area employees, currently mid-modernization on a multi-billion-dollar upgrade) and AutoZone’s global headquarters (96,000+ employees company-wide). International Paper, Cargill Cotton, and Agricenter International all have a footprint nearby, supporting a diversified local job base spanning logistics, corporate, agribusiness, and healthcare.

2.Stable Appreciation

Current Entry Point As of March 2026, Cordova’s median list price is $325,000 ($148/sqft), down roughly 5–9% year-over-year — a real, worth-flagging softening rather than the steady appreciation seen in some neighboring submarkets. The offsetting signal: days on market fell 40% YoY to a median of 36 days, meaning homes are absorbing faster even as pricing has cooled. Read together, this points to a market that’s re-basing to a more sustainable level and may represent a favorable entry point rather than a market in decline.

3.Supply and Demand

Cordova is largely built out, so new competing supply is limited — inventory is dominated by resale homes from the 1980s–90s rather than new construction. Faster absorption (36-day median DOM) alongside a large, stable renter pool (41.2% of households) suggests demand is holding up even as pricing adjusts.

4.Quality Properties

Most homes run 1,800–2,900 sqft with 4 bedrooms/3 baths, priced from the mid-$200s to high-$400s, with some luxury inventory over $1M on larger wooded lots. Traditional brick construction and established landscaping are typical of the era.

5.Quality Neighborhoods

Subdivision quality varies meaningfully by school zone — properties zoned to Germantown Municipal Schools (parts of eastern Cordova) command a real premium in tenant demand and resale versus those zoned to Memphis-Shelby County Schools. This is worth calling out property-by-property rather than treating Cordova as a single uniform zone.

6.High Rents (Relative to Price)

Median rents run about $1,830/month for 3-bedroom homes and $2,210/month for 4-bedroom homes (July 2025 data). Against a $325K median price, that’s a moderate but workable rent-to-price ratio, and the recent price softening actually improves the math for new acquisitions relative to a year ago.

7.Low Taxes and Rates

Tennessee has no state income tax on wages or rental income (the Hall Tax on investment income was fully repealed in 2021), and the state’s average effective property tax rate (~0.58%) is modest nationally. Locally, Shelby County’s FY2026 rate is $2.702382 per $100 of assessed value; parcels inside Memphis city limits (much of Cordova) also carry the city rate (~$2.58081 per $100 for 2025), while pockets of unincorporated/de-annexed South Cordova pay county-only rates. Recommend confirming the exact combined rate per parcel with the Shelby County Trustee before publishing specific numbers.

8.Favorable Weather

Humid subtropical climate with four real seasons (winter lows near 35°F, summer highs near 91°F) and no direct hurricane exposure given the inland location — though the Mid-South does see occasional severe thunderstorms and tornado risk, which is standard for the region and reflected in typical insurance pricing.

9.Efficient Legal Environment

Tennessee is a landlord-friendly state: no statewide rent control, flexible lease terms, and a streamlined eviction process (5-day grace period on unpaid rent, 14-day notice to cure/quit, then court filing).

Cordova Real Estate

Cordova is a mature, built-out Memphis suburb with a median list price of $325,000, down modestly year-over-year even as the pace of sales has picked up — homes are now moving in a median of 36 days, 40% faster than a year ago. With no state income tax, moderate property taxes, landlord-friendly law, and a renter base that makes up over 40% of occupied housing, Cordova offers investors an established, lower-volatility alternative to newer-construction submarkets, with the added nuance that specific subdivisions zoned into Germantown Municipal Schools carry a distinct demand premium worth underwriting separately.

10 Homesites

2 For Sale

2 Coming Soon

6 Pending

0 Sold

For Sale

Rosalie Woods Drive, Cordova, TN 38018

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🛏️ 4 Beds

🛁 2.5 Baths

🏡 2,405 SF

For Sale

Rosalie Woods Drive, Cordova, TN 38018

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🛏️ 4 Beds

🛁 2.5 Baths

🏡 2,285 SF

Coming Soon

Ryder Springs Drive, Cordova, TN 38018

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🛏️ 4 Beds

🛁 2.5 Baths

🏡 2,426 SF

Coming Soon

Ryder Springs Drive, Cordova, TN 38018

💵 View Price

📆 View Rent

📊 View Pro Forma

🛏️ 4 Beds

🛁 2.5 Baths

🏡 2,295 SF

Pending

Rosalie Woods Drive, Cordova, TN 38018

💵 View Price

📆 View Rent

📊 View Pro Forma

🛏️ 4 Beds

🛁 2.5 Baths

🏡 2,295 SF

Pending

Ryder Springs Drive, Cordova, TN 38018

💵 View Price

📆 View Rent

📊 View Pro Forma

🛏️ 4 Beds

🛁 2.5 Baths

🏡 2,285 SF

Employers Near Cordova

A strong job market is one of the most critical components to consider when purchasing an investment properties. These major employers have strong footholds in the Memphis area, are offering high-paying job opportunities and are investing billions of dollars in the Memphis market.

FedEx Express World Hub

💰 FedEx employs more than 30,000 people in the Memphis area, with modernization efforts expected to support thousands of additional operational, aviation, and logistics roles over the coming years.

👔 The company is investing several billion dollars into SuperHub modernization initiatives, making it one of the largest private infrastructure upgrades in Memphis history.

🏗️ The Memphis SuperHub spans approximately 880 acres and processes over 3 million packages daily, serving as FedEx’s largest and most advanced global air-cargo hub.

📢 FedEx is in the middle of a multi-year modernization of its Memphis SuperHub, adding new automation systems, upgraded aircraft facilities, and enhanced overnight processing capacity.

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We strive to provide accurate, up-to-date market data and regional insights to support your research. This information is for educational purposes only and should not be considered business, legal, financial, or investment advice. Market conditions can change quickly, and figures may be updated by outside sources without notice. If you spot something that needs clarification or correction, please reach out—we appreciate your help in keeping our market information current.

Real Estate Market Overview

Cordova,

Tennessee

Investment Opportunities