Photo: Thomas R Machnitzki · CC BY 3.0632 homes sold in Germantown in the last year, at a typical $499K
Almost every sale is a house. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Germantown homes are listed.
Every place Germantown homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Germantown.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
8% of Germantown’s sales are condos, at $285K less than a house
553 houses and 52 condos sold in the year to May 2026. Houses sell faster and draw more bidding wars.
typical sale · 553 sold in the year to May 2026
- Per square foot
- $173TN $209
- Days to sell
- 35
- Sold over asking
- 13%
- Listings with a price cut
- 35%
typical sale · 52 sold in the year to May 2026
- Per square foot
- $166TN $262
- Days to sell
- 57
- Sold over asking
- 6%
- Listings with a price cut
- 26%
Townhouses: 7 sold, typical $340K
Too few sales in 12 months for reliable figures.
About as many homes sell as usual, at 1.7 times the 2016 price
632 sales in the last year, against 799 in 2020 and a low of 576 in 2023. The typical sale went from $285K in 2016 to $499K.
Source: Redfin Data Center, MLS sales; from June 2026 each month is a 3-month rolling window, its counts divided by 3. Typical price and $/sq ft are the monthly medians, weighted by sales. Redfin stopped publishing towns’ figures by property type after May 2026, so houses and condos are shown for the year to then.
What $500K buys in Germantown
Check a listing against what Germantown homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Germantown are rarer than before the pandemic, with about as many homes for sale
We read every month of Germantown’s home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to September 2026, 632 sales.
If you’re buying in Germantown
- Shop in July. It brings about 85 new listings a month, close to the busiest month, with fewer bidding wars (21% over asking).
- Offer under asking. Buyers paid 97.6% of the list price on average; 14% paid over.
- You’ll usually have time. Only 37% of homes go under contract within two weeks; the typical one takes 36 days.
Spring brings both the most homes and the most bidding wars
April has the most new listings (about 86 a month), but May is the most competitive: 32% of May sales close over asking. June and July offer nearly as much choice with fewer homes bid up (26%). January has the least competition (11%) but only about 48 new listings.
Averages for each calendar month, 2015 on.
Calmer than the 2021 frenzy, and about like Tennessee as a whole
| Germantown now | 2017–19 | 2021 peak | TN now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 14% | 20% | 46% | 13% |
| Gone within two weeksShare of homes under contract within 14 days | 37% | 45% | 66% | 26% |
| Price paid vs. askingAverage sale price ÷ list price | 97.6% | 98% | 101% | 97.3% |
| Days to sellMedian days from listing to contract | 36 | 47 | 30 | 72 |
171 homes for sale on a typical day
That’s 2.3 times the 2021 low (74), about the 2017–19 level and well under 2015’s 242.
Since 2019, houses are up 41%, condos 48%
A house typically sold for $519K in the year to May 2026 (553 sales), a condo for $233K (52).
Median sale price, weighted by sales each month. Years with fewer than 4 sales of a type are left out.
Germantown ranks 65th of 126 busy Tennessee markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. Germantown is in the middle of the pack.
Source: Redfin Data Center, city figures, January 2012 to September 2026 (MLS sales, not seasonally adjusted; from June 2026 each month is a 3-month rolling window, its counts divided by 3). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Germantown home costs about $3,026 a month
Price: Germantown’s typical sale, last 12 months. Property tax at Germantown’s 1% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Germantown is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in April
The month with the most choice. December has the fewest, about 32.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $499K home, about $5,070 a year.
Taxes vs. neighborsSchools
The schools grade for Germantown, from test results, graduation and how much students grow.
Schools in GermantownTypical commute
The average one-way trip to work for people who live in Germantown.
Work & commuteCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
Olive Branch, Memphis, Bartlett and Lakeland sell for less a square foot
The busier markets within 25 miles of Germantown, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| Memphis | 5,340 | $195K | $123 | 12% | 45 |
| Collierville | 724 | $514K | $175 | 10% | 54 |
| Bartlett | 688 | $321K | $155 | 14% | 32 |
| Germantown | 632 | $499K | $172 | 14% | 36 |
| Olive Branch | 631 | $327K | $157 | 13% | 42 |
| Lakeland | 205 | $521K | $167 | 14% | 44 |
| Piperton | 94 | $682K | $215 | 10% | 129 |
Redfin Data Center, October 2025 to September 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Germantown, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Germantown. People who follow the town see it, and so do people comparing Germantown with their own town. No commission, no listing fee.
Questions about buying a home in Germantown
What do homes sell for in Germantown, TN?
632 homes sold in the year to September 2026 at a typical $499K, $172 a square foot. Houses sold for about $519K, condos for about $233K in the year to May 2026.
Is Germantown a buyer’s or seller’s market?
A seller’s market: 172 homes were for sale in September 2026 and 65 sold, about 2.6 months of supply. Buyers paid 97.6% of asking on average.
When is the best time to buy in Germantown?
April brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Germantown?
About 1% of a home’s value a year. On a $499K home that’s near $5,070.
Where can I see homes for sale in Germantown?
Zillow, Redfin, Realtor.com and Homes.com all carry Germantown’s MLS listings; the search links above open each one filtered to Germantown.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted; from June 2026 each month is a 3-month rolling window, its counts divided by 3). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).