Wondering how far your dollar stretches in Washington compared to Memphis? Below we break down housing costs, rent, taxes, income, and quality of life using 2026 data so you can make an informed relocation or remote-work decision. Every number is computed from Census, BLS, and Zillow data specific to these two metro areas.
| Washington | Metric | Memphis | Difference |
|---|---|---|---|
| 154 | Cost of Living Index | 84 | -45.5% |
| $575,000 | Median Home Price | $195,000 | -66.1% |
| $2,195 | Median Monthly Rent | $908 | -58.6% |
| $98,700 | Median Household Income | $50,200 | -49.1% |
| 0.6% | Property Tax Rate | 0.7% | +21.1% |
| 4.0% | Unemployment Rate | 5.4% | +35.0% |
| 34 min | Average Commute | 24 min | -29.4% |
| 34.7 | Median Age | 35.4 | +2.0% |
| 6,510,000 | Metro Population | 1,360,000 | -79.1% |
Data sourced from Census Bureau, BLS, Zillow, and ApartmentAdvisor (2024-2025). COL Index: 100 = national average.
Monthly mortgage assumes 6.5% interest, 30-year fixed, 20.0%down payment. PITI includes principal, interest, property tax, and homeowner's insurance.
Buying a home in Washington costs $3,348/month (PITI) compared to $1,155/month in Memphis — a difference of $2,193/month or $26,316/year. The price-to-income ratio is 5.8x in Washington versus 3.9x in Memphis, suggesting Memphis is relatively more affordable for homebuyers relative to local incomes. At a 15% savings rate, it takes 7.8 years to save a down payment in Washington compared to 5.2 years in Memphis.
Estimated on each city's median household income, single filer, standard deduction, 2025 rates.
| Tax Category | Washington | Memphis |
|---|---|---|
| Gross Income | $98,700 | $50,200 |
| State Income Tax | $5,515 | None |
| Federal Income Tax | $13,163 | $3,895 |
| FICA (SS + Medicare) | $7,550 | $3,840 |
| Property Tax (on median home) | $3,278/yr | $1,346/yr |
| State Sales Tax Rate | 6.0% | 7.0% |
| Total Tax Burden | $26,228 (26.6%) | $7,735 (15.4%) |
| Take-Home Pay | $72,473 | $42,465 |
Tennessee has no state income tax, giving Memphis residents a significant tax advantage. On median household income, total taxes (federal + state + FICA) come to $26,228 in Washington (26.6% effective) versus $7,735 in Memphis (15.4% effective). After taxes, take-home pay is $72,473 in Washington and $42,465 in Memphis. Property taxes add $3,278/year on the median Washington home versus $1,346/year in Memphis.
These figures adjust for cost of living using the formula: adjusted = salary × (COL_destination / COL_origin). If you earn $98,700 in Washington (COL 154) and relocate to Memphis (COL 84), you would need $53,836 to maintain the same purchasing power. This means you can take a pay cut of $44,864 and still maintain your lifestyle in Memphis.
Beyond costs, quality of life matters. The average commute in Washington is 34 minutes versus 24 minutes in Memphis, a difference of 10 minutes each way. Washington's lower unemployment rate of 4.0% versus 5.4% suggests a stronger job market. Memphis skews slightly older with a median age of 35.4 vs 34.7 in Washington.
Washington is 45.5% more expensive than Memphis overall. Washington has a cost of living index of 154 compared to 84 for Memphis (national average = 100). The biggest difference is housing: the median home costs $575,000 in Washington vs $195,000 in Memphis.
The median home price in Washington is $575,000, which is $380,000 more than Memphis's median of $195,000. Monthly rent follows a similar pattern: $2,195/month in Washington vs $908/month in Memphis, a difference of $1,287/month or $15,444/year.
To maintain the same standard of living, a $98,700 salary in Washington is equivalent to $53,836 in Memphis. This is based on the cost of living index ratio: Washington's COL index of 154 vs Memphis's 84. Conversely, $50,200 in Memphis equals $92,033 in Washington.
On a median household income, the combined federal, state, and FICA tax burden is $26,228 (26.6% effective rate) in Washington vs $7,735 (15.4% effective rate) in Memphis. Property taxes on the median home are $3,278/year in Washington (0.6% rate) vs $1,346/year in Memphis (0.7% rate). Sales tax rates are 6.0% in District of Columbia and 7.0% in Tennessee.
Washington median household income: $98,700/yr. Memphis median household income: $50,200/yr (Census ACS).
Median monthly rent: $2,195 in Washington vs $908 in Memphis. Annualized that is $26,340 vs $10,896.
Memphis offers a lower cost of living (index 84 vs 154), which lets remote-workers keeping a coastal salary stretch further. Washington typically wins on amenities and labor-market depth.
Washington and Memphis numbers are pulled from Zillow ZHVI/ZORI (home values, rent), the U.S. Census Bureau ACS (income, demographics), and BEA RPP (cost-of-living index). Each value is timestamped on the page.
Source feeds (Zillow, Freddie Mac PMMS, Census ACS, BEA RPP) are refreshed on their native cadence. Page caches revalidate every 24 hours via Next.js ISR.
No. The Washington vs Memphis cost-of-living page is educational reference using public data and standard formulas. It is not personalized tax, legal, or investment advice. Consult a licensed professional for material decisions.
Home prices use Zillow Home Value Index (ZHVI)[1]; rents use Zillow Observed Rent Index (ZORI)[1]. Median household income comes from the Census ACS 5-year estimates[2].
COL indices use the BEA Regional Price Parity methodology[3], normalized so 100 = national average.
Property tax rates are effective rates from the Tax Foundation[4], expressed as % of owner-occupied home value. Mortgage estimates assume 6.5% fixed rate[5], 30-year term, 20.0% down, $1,800/yr homeowners insurance.
Federal tax calculations[6] assume single filer, standard deduction. State tax uses the top marginal rate times taxable income after the state standard deduction. FICA = 6.2% Social Security (up to wage base) + 1.45% Medicare.
Salary equivalence uses adjusted = salary × (COL_destination / COL_origin). This captures cost-of-living shift but not state income tax differences.
Unemployment figures are the most recent monthly MSA-level readings from the BLS LAUS series[7].
Last reviewed is computed from the maximum retrievedAt across every source this page consumes.
City data from Census Bureau[2], BLS[7], and Zillow[1] (2024-2025). Tax calculations use 2025 IRS rates[6], single filer, standard deduction. Mortgage estimates assume 6.5% PMMS rate[5], 30-year term, 20.0% down. COL Index: 100 = national average[3]. Last reviewed .